Hemet, CA

I have mentioned before that buying and selling real estate in Hemet, CA is a team sport that requires skill, coordination and spirit - just like any professional or amateur sports team. A team cannot function if it cannot coordinate its efforts, if it does not have the skill to play in their league or team spirit with a drive to be #1.

I have a friend, Joey Aszterbaum, one of my preferred lenders with Patrion Mortgage - a division of Altura Credit Union who uses the phrase, "His Success Team" to describe all of the people he surrounds himself with to conduct business

Real estate in Hemet is no different. Not only does it take a realtor to buy or sell real estate, there are many other players, each of which plays an integral role in the process - a process that must be coordinated so the right player is on the filed at the right time.

For sake of this series of articles, I will consider the purchase team, since it is more complex - the sellers team has many of the same players doing many of the same tasks - but for this article, we will focus on buying real estate.

It should be pointed out that team members may work together, but each is either an independent business or an employee of an independent business. If any tam member were to have a financial interest in another company that they refer you to do business with, they would have to fully disclose that under the Real Estate Settlement ProceduresAct, also known as RESPA

1. The REALTOR® is perhaps the most important player to the buyer, because the REALTOR® is the individual that will have the most contact with the buyer - from the very beginning to the very end of the transaction.

I have used the analogy that the REALTOR® is to the real estate transaction what the conductor is to the symphony orchestra. It is the REALTOR® who is constantly in the spotlight and is totally responsible for the outcome of each section of the orchestra as well as each individual player.

2. The Loan Officer will be the second most important person in the formula to success. It is the Loan Officer who will be called on to bring the money to the table, in a timely fashion. The Loan Officer does not set the rules; he just follows them (or he goes to jail for mortgage fraud) and gathers the information required by the lender. A good loan officer will have many resources available to obtain loans and will place a loan in a program that is best for the client - not the one that earns him the biggest commission check.

In addition to using Joey Aszterbaum, I have a back up mortgage broker, John Severino of Symphony Mortgage that is a very integral part of my Success Team. The reason for two players is not to keep each of them honest, but rather because they each serve and specialize in different segments of the market. As the Conductor of the Hemet Real Estate Symphony Orchestra, it is my job to go in the right direction and lead the Hemet homebuyer to the lender that will be the most responsive to the particular situation at hand.

3. The Appraiser is rarely someone that you get to choose. The typical scenario is that each lender has their list of approved appraisers. Many times the loan officer is tasked with coordinating with the Appraiser and you may be able to influence the decision as to whom they will use. As an investor, it is always good to have an appraiser available that you know will get the right job done. As a consumer, it is more important that your loan officer is confident in the appraiser and that it will be honest, fair and come in where you need it to be. A good REALTOR® will always have a referral to the best appraisers for the area the REALTOR® works.

4. Escrow Company plays a critical role in each and every transaction. Your REALTOR® should negotiate firmly with the other REALTOR® for selection of this vendor in every transaction. A good Escrow Officer can make all of the difference in a smooth transaction closing on time and a total disaster.

Escrow in California may be a bit different than most other states in the country. Here, escrow is responsible for making sure that all the terms of the purchase agreement are adhered to and that the funds are dispersed according to the contract. The Escrow officer has a unique position in that they represent each party individually - the buyer and the seller.

Escrow is in place to minimize the potential for fraud, loss, theft, errors and even a conflict of interest.

When selecting an escrow company/escrow officer you should be looking for experience and not price. In boom times, escrow offices sprout up all over the place. Many realty offices will have their own in-house escrow companies. I do my best to avoid these as a potential for a conflict-of-interest or preferential treatment to one party over the other.

Although most escrow companies charge similar rates - typically a small flat fee and then so much per every thousand dollars of a transaction. Some do charge a flat fee. My advice is to never select an escrow company based on price - in case you may have forgotten, you get what you pay for and escrow is no different!

For real estate transactions in Hemet CA, I always prefer to work exclusively with Michelle Hewitt of Fidelity Title & Escrow; she can be reached at (951) 652-5522.

5. Title Company is another integral team member. You should find one through your REALTOR®, as your REALTOR® will do consistent business with the Title companies and should know which one do what they are suppose to do and which ones don't perform at the speed you need. Many an escrow has been held up due to a slow Title Company.

The Title Company will guarantee a clean title to the property when you take possession - meaning there are no liens or other encumbrances on the property that may come back and haunt you.

Although, every now and then, something can go wrong. I had my own personal experience. My home is on an acre and a half - consisting of two different parcel numbers. When we refinanced and set up a impound account for our taxes and insurance, it turned out they were only collecting the taxes on the larger parcel and not the smaller.

Advance the calendar five years and Riverside County is now ready to auction my smaller lot - leaving me land locked. Well, the Title Company stepped up and paid 5 years of delinquent property taxes and penalties to avoid the auction.

My choice for Title in the Hemet market area is Fidelity Title and Escrow with Mr. Mike McKinlay taking care of the needs of my clients. Mike can be reached at (951) 852-2262.

6. Real Estate Attorney is an important team member for the real estate investor and less important for the family looking to buy a home to live in. I say this because there is typically little to resolve in the purchase of a home that the REALTORS® can't work out with the help of their clients

A good real estate attorney can be instrumental in obtaining legal advice and creating strategy.

Remember, in California; only an attorney can give legal advise. As your REALTOR® I can offer an opinion based on how I feel something may happen - but only an attorney can give you sound legal advise on the consequences and what to expect in the case of a dispute. Nothing can replace a true understanding of the law and how it applies to your own unique situation.

A real estate attorney can also provide the investor or For Sale by Owner seller with the necessary legal documents to facilitate a transaction. As a licensed California real estate agent and member of the California Association of REALTORS® (CAR) I have direct access to an entire library of legal contracts and forms that comply with all of the necessary laws - both state and federal. An investor working without a member of CAR (not all licensed real estate agents are REALTORS® or members of CAR) may not legally use CAR forms.

Because no one wants to use a lawyer because they are involved in litigation, it is best advised to seek one out early in the process of building a real estate business. I can hear my Grandmother now, "An ounce of prevention is worth a pound of cure".

7. Home Inspector is a team member that you need to rely on. If you are only involved in one or two transactions a year - either as a consumer or as an investor, then it is best to rely on your REALTOR® to select the home inspector he typically uses. However, if you are involved in multiple purchases on a regular basis - find someone you know and can trust to deliver the unbiased analysis of the condition of the subject property.

A good home inspector will spend anywhere from an hour to two (longer for larger homes) and literally inspect every system in the home. Any questionable items will be identified as well as those in outright need of repair. The Home Inspector will also point out any code violations, based on today's building and safety code.

When the inspection is completed, you should receive a printed out report with a detailed explanation of the issues that were raised, including color photographs. In today's era of technology, most home inspectors will also generate a version that can be emailed to you or accessed from a secure website. (Make sure you save a copy to your own computer, as it may not be available a year down the road.)

I suggest you make certain that you are at the property when the inspector is working and stay close to them. This way you can see the thoroughness of the work they are doing and get a good feel for the home. Certainly, at the end of the inspection, the Home Inspector should walk you through the entire home, pointing out every issue that they raised and the seriousness of each issue.

Most inspectors I have dealt with separate themselves from any conflict of interest by not making themselves available to do the work. Then there are those investors who have a "go-to" guy that will thoroughly check the home out and then be paid a fee to correct the deficiencies.

Know what works for you.

8. Insurance Agent is probably the most overlooked team player. I can't begin to tell you how many escrows are delayed (never one of mine) because the new homeowner neglected to acquire the right insurance before the close of escrow.

You probably already have an agent for your existing home (if you are a homeowner) or even your automobile insurance. Most companies offer multi-policy discounts, so make sure you ask and consolidate if possible.

When buying a home, you should let your insurance agent know with as much advance warning as possible. No one likes to jump through hoops and obtaining the right policy for you will typically take a few days.

Insurance is similar to an attorney - no one want to ever use it, but it is nice to know they are available when the need does present itself.

A good Insurance Agent will also be your "go-to guy" if you need to file a claim. Recently in our area, we had some 130 mph Santa Ana winds rip through portions of our valley. A local agent who has space in my office, Chris Skeeters, was on the phone checking out his policyholders, initiating action on behalf of the company - great service is a great thing to find and should not be overlooked. Like every other service you contract for, price should never be the deciding factor.

As an investor, you should consider an umbrella policy. This is a policy that kicks in when the limits of your regular policy are exhausted. An umbrella policy will not only cover you for losses on your rental properties but your primary residence, your vehicles and even business claims. Umbrella policies are generally issued in $1 million increments and will typically run about $20 per month, per million - a small investment for the piece of mind they bring.

You may want to check with any Associations you may belong to for special packages. I personally have a great policy through AARP.

9. Chattel Appraiser is definitely the most overlooked member of the real estate investor's team. Most people don't even know that Chattel is - because it is not a term used very often. It simply means personal property - both the moveable and unmovable type.


As in investor of rental property, you should have the home appraised as soon as the rehab is complete - before your first tenant moves in. The fee the Chattel Appraiser will charge will be nothing on comparison to the tax benefits you will legitimately be able to claim with his report. If you are ever audited, then you know you will not have any issues with your properties and the tax deductions you have taken.

So other than your spouse or partner, you should have a solid team of seasoned professionals that you can call into action for the acquisition or disposal of your real estate investments. As time allows, I plan on re-visiting each of these team members and expanding on the use of each and the criteria to select the best player for your real estate investing team.

Until Next Time, Have a Blessed Day,

John Occhi, Hemet CA REALTOR®
Mission Grove Realty

Author of "What You Need to Know...About Foreclosure and How You Can Stop It!" - If you are a Hemet or San Jacinto Homeowner please call (951-443-6259) for your free copy.

This blog and the contents written here is the intellectual property of John Occhi, Hemet California REALTOR®. The views and opinions expressed are just that - views and opinions of John Occhi and those who comment. Please note that I am not an attorney or a tax professional and any time I discuss either topic, I suggest you consult with the proper professional for relevant assistance.

This blog is part of the ActiveRain Real Estate Network, which is a social network highlighting the best of Web 2.0. Information is provided with the intent of educating and assisting home owners, home sellers, home buyers and real estate investors with information the can be used to make better real estate decisions.

I am proud to be a full time REALTOR® with Mission Grove Realty who is proud to be a contributing member of the ActiveRain community.

Critical Mistakes for the Investor to Avoid: The Loan
by John Occhi REALTOR
Realtor Consultant to Foreclosure Investors

Many real estate investment mistakes can be avoided all together if the investor simply compares apples to apples when considering different loans.

I know, it sounds obvious, but sometimes I think loan packages are as confusing as buying a mattress. You know, you have seen the news expose on the mattress industry where a manufacturer will produce the exact same mattress and sell it under a different model name to each of its retail distributors so the retail guys can advertise the lowest price on that model...because it only exists in that one store.

And that's the way loans can be spun. The same item can be called so many different things and the pricing can either be in basis points, a percentage or even a flat dollar amount - almost impossible for all but the sharpest of experienced investors to sit down and truly compare loan opportunities.

Now, I am a REALTOR®, I don't pretend to be an expert on mortgages - those guys make enough money putting together loans that they don't need my input any more than I want your lender driving around with us throughout Riverside County or any where else in California, looking at investment real estate. They do their thing and I do mine. Together we form your team - so it is important that you work with a lender that can give it to you straight and if there are variances in any of the products he suggests to you, make him break it down so you are comparing apples to apples and leave the oranges in the trees.

Hoping to make your California Real Estate Investment...
A Pleasant and Profitable Experience,

John Occhi, Hemet CA REALTOR

California Foreclosures and Deficiencies Balances
by John Occhi, Hemet CA REALTOR  
Mission Grove REALTY


I just received an email from a member of the public, Reid Pi*zz*   who found Brad Andersohn's  post The California Foreclosure Process & Timeline.

                                                                                               

Reid is in a jam and on top of that his wife is stressed.  Anyone who has read much of my work knows how I feel about keeping the wife happy, I cover my personal story in great detail in the blog article I wrote called, Why Do I work the PreForeclosure Market and Want to Help?

Reid is upside down in his mortgage.  He owes $305K on a home that is worth $250K and the mortgage has triggered to a new higher payment that he and his family just cannot afford.  The debt is not for purchase money, but for equity that he has taken out of the home and spent - allegedly on credit card debt, yet he is still buried by credit card debt today.  (I don't want to sound judgmental Reid, but this was foolish and in hindsight I am sure you would agree.) The big concern that Reid has is about a deficiency balance and whether the lender can or will come after him for the difference.

Reid has been very diligent.  He has spoken with a number of bankruptcy attorneys and has conflicting answers.  It is interesting that he divides the two answers into attorney that he has dubbed the "old-timers" and the "newer and younger".  Brad reports:

Some said that in a foreclosure in California there is really no need to worry about the deficiency...they said it would be too much trouble for them to do (the old timer bankruptcy lawyers said this) The old timers said "Foreclose, walk away and don't worry about it". And some said that they WILL in fact go after us for the remaining money.... (the newer (younger)  lawyers said this).

Bear in mind that the bankruptcy laws recently changed and much has changed with them.

Reid did additional research at this official looking website and found:

One of the major differences between the two foreclosure methods is your right to obtain a deficiency judgment, which is available when the loan is a "non-purchase money" mortgage or deed of trust. If the Property is other than one to four residential units, or if it is one to four residential units and the borrower did not intend to occupy, your loan (as distinct from a seller "carry-back") would be "non-purchase money." When your loan is used to finance or refinance the equity of the Property (no sale transaction is involved), the loan is also "non-purchase money."

If your loan is "non-purchase money" and you determine the protective equity is insufficient to repay the entire amount owed by the borrower, including all of the fees, costs, and expenses of the foreclosure, you may want to consider a judicial foreclosure. Deficiency judgments are not available when the non-judicial foreclosure method is utilized. However, collateral actions (a separate judicial action) for fraud, waste, or malicious destruction of the Property may still be possible.

Reid had a very interesting observation based on his extensive research and concluded: 

**I seems as if CA has strict anti-deficiency laws in place that came from the great depression where owners had to foreclose and then were further burdened by the lender suing for the deficiency! Which in turn made borrowers even "broker" after losing their home. 

Reid has read much of what I have written on the topic, so he has asked me to chime in and offer what information I could.  Please understand Reid, that I am not an attorney and cannot give you legal advise.  I have summarized what I believe to be your situation - I may have some of it wrong and there may be elements that have been left out - so what I have to say is just that, what I have to say and that and $5 and you can get a cup of coffee at Starbucks.

Will There Be a Deficiency Balance Owed?

I do not know of any lender that has perused a deficiency judgment against anyone.  This does not make it so.  My guess, if they are going to start, they will start with the homeowners who live with a bitter taste in their mouth and act destructively towards the home as they leave.

I also know that in order to obtain a deficiency balance they have to take judicial action against you this means to sue you in court.  To do so is time consuming and expensive.  Certainly to foreclose is much more advantageous because they get their home back so much quicker and they then can go ahead and sell that much quicker and recover at least some funds.  In case you missed it, you might want to read Why would a Lender Consider a "Short Sale"?.  The principals between a judicial and non-judicial foreclosure are pretty much the same as discussed here.

I suppose the big unknown is what will happen when the 2^nd gets wiped out in foreclosure or a short sale.  The first will be barred from pursuing you for a deficiency (if there is one on the first) - but what about the second who might receive nothing in a foreclosure or only $1,000 in a short sale?  No one really knows.

TIMES CHANGE

However Reid, there are no guarantees, as you well know.  My fear is that we will see a class of scum sucking bottom feeder attorneys who emerge buying these types of debts (non-purchase money second mortgages) and pursuing them - happy to make ten cents on the dollar.  For them it will be a windfall - for those they target it can mean nothing but additional hardship and pain on top of an already ugly situation.

                                                            

Based on what I know of your situation Reid, you need to consider listing your home with a REALTOR® right away and pursue a short sale.  It can be a complicated process, time confusing and stressful for everyone involved.  Not everyone is cut out for them and not every REALTOR® should be handling them.  I have written over 25 articles on the topic of short sales here in ActiveRain that you should consider reading.  They describe the process from several points of view - which will give you a good overall understanding of the process.  In addition to the other articles I have directed you to, I would suggest you start with What Is A Short Sale?

Reid, give me a call and lets chat.  You can reach me direct at 951-443-6259

Now Have a Blessed Day,

John Occhi, Hemet CA REALTOR®
Hemet California Real Estate

Ten Tips: How to Fix up a Home
By John Occhi, Hemet CA REALTOR

If you own residential property that you either want to rent or sell, you should be prepared to fix the place up a bit in order to attract the best renters or buyers for your Hemet CA Real Estate.

Yes, we know that fresh paint and new carpet are almost always required to rehab any property and these two expenses often cost thousands of dollars. In order to maximize the return on this investment there are a number of other projects that should be considered - and the good news is that all of these are very inexpensive.

So, if you own Real Estate in Hemet CA, or anywhere else in Riverside County the Inland Empire - or heck, anywhere - these tips should help you receive the highest return on your investment (ROI).

One last note before I serve the meat and potatoes - these tips are not just for homeowners looking to sell their Hemet home. No -if you own rental property in Hemet CA and you want to attract a quality renter for your home for rent apply these simpe techniques to separate yourself from your competition. Lastly, if you are an investor looking to capitalize on today's hot investor market consider what a difference these tips might make in adding valuable equity to the property once you have bought your investment property.

1. New Electrical Switch Plates
   It amazes me as a Hemet Realtor, how often I'll preview a home that has just been freshly painted just before being put on the market only to observe the old nasty switch plates! Believe it or not, but many times I'll even see where they cracked them re-installing them after the paint. These are so inexpensive - you can pick up the basics for about $.50 each - or less on eBay. Go ahead and spend $4 or $5 each on nice ones in the visible living spaces of the front entry, living room, dining room, family room and kitchen.
   
   
2. New Interior Doors
   There are some funky doors hanging in some of the homes in Hemet. Can you believe that people patch a door and paint over it. Tacky. Then there are the old brown doors. Yes, you can paint over the dark colors (about 3 coats of paint) - but why when you can get a brand new white door starting around $15. Then you can be a big spender and really move into the 21^st century with raised panel doors for less than $30 each at Lowes. If nothing else, consider changing the downstairs doors.
   
   
3. New Door Handles
   So, if you spend a few dollars on the doors you might as well replace the handles. Inexpensive brass handles can be found at Lowes for about $8.50 each. This is especially helpful if the old ones are painted around the edges. You can even step up and install the Euro-Style S-Lever for about $12.50 each. Again, this is such a minor expense that can have a great impact on separating your Hemet CA Real Estate from every other home for sale in Hemet CA.
   
   
4. Paint, Replace of Add Trim
   Perhaps the entire home does not need to be repainted but the molding looks off. The standard in new home construction today is an off-white wall with a bright white trim. If you are going to go ahead and re-paint your existing trim, use a semi-gloss bright white on all of the trim. Whatever you do - DO NOT STOP the trim partially in ANY ROOM. If the trim is worn on the floor - consider replacing it. I found a great website that you can order foam crown molding very inexpensively - as low as around $50 for a 16' X 16' room and they have some easy to follow tutorials on installing it right the first time.
   
   
5. First Impression - A New Front Door
   Yes, the first impression is from the curb and takes in many aspects, including the exterior condition of the home, the landscape and the front door. However, the front door is the threshold from the exterior to the interior and will be just as visible from the inside as the outside - so if you have a shabby door - replace it. If you have a nice heavy old wood door - then consider painting it a bold contrasting color. There are many great door resources - perhaps on of the best made doors today is through Pella - you can find more out about them here.
   
   
6. The Front Entry
   Once passing the threshold of the front door, more often than not you find yourself in the entry. Many older homes in Hemet CA open right into the living room. More often than not, the entry is an extension of the living room carpet. Perhaps there may be a small area of linoleum. By 21^st century real estate standards in Riverside County and the rest of southern California this is a must go item. The standard today is to replace or define the entry with a nice tile. A typical 8' X 8' area should not cost more that $100 to $125 in materials. I would recommend using a minimum of a 12" tile - depending on how large the overall room is, you should consider moving up to a 16" or even 18" tile.
   
   
7. The Bathrooms
   It really is amazing how many bathrooms just are not up to standards. Especially in the older Hemet homes for sale, old tubs and sinks are often pitted and just look funky - a real turn off to many women. It is not a difficult process and the supplies can all be bought online inexpensively - or just do a Google search (just add your city) to find a company near you to restore the tub and such. One Last note on the Bathroom - put in a new clean shower curtain and rod. It may be the best $40 you can spend. Remember most real estate purchasing decisions are made be women - so do yourself the favor and appeal to them.
   
   
8. The Kitchen
   Like the bathroom - it is one of the most important highlights (or lowlights) of the Hemet CA real estate. As a Hemet Realtor I am always pleased to see that attention has been given to this critical center of the home. New granite countertops, tile floor and new cabinets are very expensive and very time consuming, as far as do-it-yourself projects are concerned. Perhaps the least expensive modification you can make on old kitchen cabinets is a fresh coat of paint and even go ahead and add some new updated drawer and cabinet pulls.
   
   The other inexpensive change you can make to a kitchen that can make all the difference in the world is to replace the faucet. I would recommend one that has a flexible spray. Overstock.Com is a great resource for this type of item and you can often find faucets with a retail price of $200 or more for less than $100.
   
   
9. Dress Up the Exterior
   Many homes for sale in Hemet CA have ugly aluminum windows. One of the best ways to cover this eyesore is with some inexpensive exterior window shutters. As I mentioned earlier when I was talking about the front door - the exterior of your Hemet Home for sale is critical if you art going to command top dollar - in any market. Make sure you use a contrasting color on the trim - if your home is a light color, use a dark green or brown. If the exterior is a dark color then offset it with a bright white or other contrasting color. Often the exterior of the home does not need fresh paint, however give careful consideration to the fascia and the rest of the trim.
   
   The exterior includes your landscape. Do whatever you can to ensure your grass is as green as the neighbors. Nothing goes further than a couple of flats of seasonal flowering plants strategically placed in a planter next to the home, along walkways and around larger trees.
   
   
10. Mailbox and Other Exterior Accessories
    Try separating your Hemet home for sale from every other piece of real estate on the block. Do away with the plain ugly black mailbox everyone else has and add a nice new updated mailbox. Perhaps put it on a post. The same goes with the address numbers - step up and do something special and unique. Why not really go all out and add a weathervane. A couple of hundred dollars spent on exterior designer details will be noticed and can make all the difference in the world.
    
    

I hope that you have found this article helpful. It is roughly the same advise I offer a client who is looking to sell their Hemet Real Estate. Not everyone has the time or skills necessary to do this work themselves. In this case, I often recommend a contractor to come in and do a professional job in a defined time period.

The links that I have provided are just random links that I researched on Google as I wrote this article. Other than Lowes, Home Depot and Overstock - I have never used any of their services or bought their products. Neither do I profit in any way from these resources nor do I endorse them - again, they are provided as a convenience to you as a result of my online research.

I also give the same basic advice to those who want to buy Hemet CA real estate. When I take a prospective home buyer through a home, I will often point out many of these quick and inexpensive fixes that they can easily do to enhance the value of the house and make it into their home. It just amazes me though, how a home seller can avoid so many little obvious areas and yet think their home is worth more than any other in Hemet CA.

Likewise, when I am looking at a home as an investment for either myself, my partners or my clients I will pencil out the number for these projects as they apply to the particular project in an attempt to see how much sense the investment actually makes.

Now have a Blessed Day,

John Occhi, Hemet REALTOR
Mission Grove Realty
TheHouseSeller@GMail.Com
951-443-6259

A "Localism Tip" and How to Leverage the Search Engines
by John Occhi, Hemet CA Realtor
Hemet CA Real Estate

The weather in Southern California has been very cold the last few days and we have had some very light rains in Hemet. Obviously though, other areas received much more, than what we have in Hemet CA. You see, there is snow in the mountains that surround us and it looks beautiful. The air is clean and brisk and the mountains are just gorgeous with the fresh fallen snow - at very low elevations.

I set out with my digital camera to capture some of my favorite shots around town and capture the beauty that can only be captured after a fresh rain. Now I'm no more a professional photographer than I am a professional SEO guru, but I think I did pretty well.

So, I come home to my computer and start uploading to Localism -as a way to help dominate my community long before it goes active. I have already seen amazing results with the search engines just with my blog, so I know once Localism goes live - I will be in a very powerful position.

As I uploading the pictures, first to the state page and then the county and then the city and finally the different community pages I am thinking about the way I have searched for pictures on line. I realize that Google has a whole search engine dedicated to looking for pictures, based on the keywords used to describe them on websites - typically a caption.

I realize that every picture on Localism has a link back to my blog and I know that every search return Google Image generates, not only does it generate a thumbnail of the desired images but they provide a link back to the source page, where the original image was found.

Therefore, the more images I load on Localism, the more links will be coming to my blog and the more likely I will climb in the search results.

So now my brilliant deduction is to make sure that all the images I load have the right keywords so they and I can both be found. Now, I wont be as tacky as putting my web link in the description, but I will make sure that my city name as a minimum is included and any other appropriate keyword I can use.

I don't want to take credit for this observation - it's just that I figured it out all on my own and makes perfect sense to me. One more very powerful reason why Localism is just going to rock the search engines as soon as it is released on the public.