Rosemary Brooks -Mother & Daughter (866)-750-8282

This Sunday is my Smooth Sunday. This is the beginning of a good week and a time set aside for giving thanks for life. For some reason I am really feeling it this year.... smooth and its Sunday (makes smooth Sunday). Kids are out of school next week, Turkey is waiting to be dressed all up, cakes and greens, macaroni salad, green beans, sweet pototoe pies are waiting to be baked and I am feeling especially "smooth" today.

While I have had my share of "no so good days", months, years and yes decades -- I still have much more to be thankful for. I am soooo Thankful for being able to work with my daughter in Real Estate and we get along too!! We are the Mother and Daughter Realty Team....How precious that is.

If I could change things I would have my husband, mother, brother, unlces, aunties right here with us to listen to me say how thankful I am, to come over and enjoy Thanksgiving Dinner and day with us. But... my smooth thoughts tell me they are right here with me daily and that they all stay busy getting God to keep his hands on me and the family.

So yeah, today is a "Smooth Sunday" for me and I am so very thankful for all that God has provide me including what I felt was my "bad days" because all the experiences have made me the woman I am -- it all made me, be me.

Thank you Jesus and I am so excited about Thanksgiving and the trimmings -- and then there's Black Friday right after.

So MUCH to be THANKFUL for!

Is your buyer willing to pay the difference between the appraised value and what their offer is for?When it comes to cash and conventional financing, the sellers are finding another loop hole. 

>>forcing higher bids, countering the appraisal contingency out, THUS: no price reduction = Banks gets more for the property, Buyer feel like they are getting screwed!  Win-win for the banks - once again!

Is this a good method or is it adding to the False Market Value issues

  You can look at this a couple of ways:

1. Did they list low on purpose?
2. Does the seller no have any trust in the appraisals they are getting?
3. Is this just a way to get more money, more money for the property?
4. Do they like getting multiple offers so they have buyers compete, then not have to reduce the price when the appraisal comes in at FMV
5. Is this an insult to the Fair Market Value process?
   

Just a while back this was a question that not many would ask. But nowadays… it is starting to become a habit. In the last couple of weeks I have had several listing agents ask me this. I am not sure if they even submitted the offer to the seller before they ask this question.

Here I am out there trying to education my buyer that the listing agents are listing properties low in order to get attention to the listing and to pull in more offers to submit multiple offers to the seller. This does a couple of things:

• Makes the listing agent look good to the seller
• And it gives more money for the property to the seller
• Plus one more thing…. It is messing with the market – making it look like the market is going up when it is really being forced up with this and other tactics.

When you present this question to a buyer, they turn around and look back at you and ask..

• why would I want to do that?What is the purpose?
  
• Doesn’t that mean that I am purchasing a house that I will be in the hole for right off the bat?
• How much over the appraised value am I expected to pay?

This type of buying is leaving the buyers scratching their heads wondering is it right, what should they do, what next and although these questions are being asked ---> there are no real answers that make sense for this approach. Is there?

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CHECK OUR WEBSITE: http://www.motheranddaughterrealtyteam.com EMAIL: info@motheranddaughterrealtyteam.net

Well I’ll just be Dog – gone!

Agents what do you do if one of your new assignments is a property that is of lesser value than the time you have to put into it, it is

• occupied by “un-friendly” tenants,
• the front yard is not a welcoming site with
• 2 bigger than life sized dogs tied up one of each side of the house and both have long reach to cover the protection of the front door!

You inform the asset manager about the dog, the “un-friendly” tenants and the conditions, but you make it known that this is all viewed from a distance due to the dogs (or better known as the welcoming crew – NOT!) I really can’t say the Asset Manager don’t care about my safety but they just keep sending me tasks

• to go check occupancy,
• post Tenants Rights on the property,
• ask them if they want to rent back,
• check on an expired building permit….
• asking about the neighborhood and its condition and you have already told them that the property is not standing out in this neighborhood -- they all match!

You name it this property has some part of it.

By the way… there is no sign to warn you that there are dogs tied up in the front yard. No signs at all.

Here I am thinking this building does not need a permit, it needs to demo….!

This tenants is not letting me post anything on the grounds andhe is back up by the D O G S… woo woo!

And yes last month when you asked me if it needed trash out the answer was yes and it’s the same every time I go out there (in fact, each time I see a little more of a trash pile that I just know this tenant is not going to remove when and if they leave!Oh and as I told the asset manager, it will need repairs, lawn service or restore, and oh did I mention you will need a large truck to haul all the oldies but goodies away?

And why am I advising this tenant about his rights --- when he is taking care of his rights by not allowing anyone to serve him eviction notices, not letting anyone post anything on his door, and by putting his guard dogs out front! So what other rights does he have or want? Rent back? Heck no! He’s not paying any rent…

So until the dogs are gone – right along with the tenant…. There is not much for this agent to do with this (under $50k property).

Dogs be gone! This is a prime example of taking all listings sent your way --- even if you know right off that it will be pain… literally! You hope for bigger and better. Seriously, I love this job -- I really do!

I can't wait for this one to list. In case there is a buyer that is reading this post.... Let me just say, this property has great possibilities! It really does.

Call us at 866-543-0461

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CHECK OUR WEBSITE: http://www.motheranddaughterrealtyteam.com EMAIL: info@motheranddaughterrealtyteam.net

Just a little something to make you THINK and smile...... and it has nothing at all to do with:

• Foreclosures,
  
• Short Sales,
  
• REOs,
  
• Bank Owned Properties,
  
• Market Conditions,
  
• Cash for Keys,
  
• Evictions,
  
• Trash outs
• Lawn service
• Code Enforcers
• Tenants,
  
• Rentals,
•  Listings,
  
• Low ball offers,
  
• Offers of any kind,
  
• Bank Acceptances,
  
• FHA,
  
• 203k Streamline Renovation Loans,
  
• HomePath.com
• Mortgage,
  
• Loss Mitigation,
  
• Real Estate
  
• or does it?

....................................................................>>>

Quote of the day:

'Whatever you give a woman, she will make greater. If you give her sperm, she'll give you a baby. If you give her a house, she'll give you a home. If you give her groceries, she'll give you a meal... If you give her a smile, she'll give you her heart. She multiplies and enlarges what is given to her. So, if you give her any crap, be ready to receive a ton of __________!'

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Now that I am focusing on buyers more, I am finding out some interesting and yet confusing stuff about buyers out there.

When you first meet the buyer they tell you what they are looking for and they sound and seem to have a good idea and have it all listed out for you.  

• You put together a "information sheet" on your buyers and begin your search for the specs that they provided. 
• You set your MLS to send daily report of the new listings to your buyer and you get a copy too.

You work on that report on a daily basis to see what showed up on the report and how it can match what your buyer is looking for.

• You have already covered your buyers on the differences between a REO and a short sale. 
• You have already covered the market condition with your buyers. ** may have to do this a few more times as you goout viewing house to house
  
• You already know if they are going to occupy the property or if they are investors
• You have either determined that your buyer is a good candidate for trying to get a short sale or that they should steer away from then and try for the REOs or traditional sales due to time restraints or they have already told you they don't have the patience for waiting on a short sale approval.

Once that second or third day comes around, your buyers are calling you to see when can they go out and see the properties that they have driven around the neighborhoods to find!! They may end up saying nothing about the available listings that was included in the report.

• NO!... they want you to look up what they found - vacant homes through the neighborhood!
• So you go on and look up the properties and give the buyer a full report on each.  Then you get set to go out and view the available properties.

After going to three or four properties and realize that this is going to be much longer than you thought, you put on your smile and check your list to see what else might fit your buyers.... and this goes on for weeks.

Most of your buyers want to put offers in on almost every house they see... and with the market as it is these days -this is not necessarily a bad idea.  You feel it is your obligation at this point to let the buyers know that usually the way it goes is you spend hours looking and putting offers and more .......you are almost ready to resolve that you are just not going to find a home that you can get the bank to accept your offer on... and then WHAM!

Then one day you finally get a call from the listing agent to say the seller is interested in your offer on a property.  You literally jump for joy.  Then you start you uphill climb all over again when you call your buyer and they just don't seem interested in that property at all.  All you hear is disappointment, no concern or interest in the property after all!  They actually turn down the seller's acceptance.

You scratch your head and get ready to start all over again.  And you wonder how many times will it happen like this.

Yet you love being a Buyer's Agent..... you really do!

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