Deb's Lake Livingston Real Estate & Stuff!

Contingencies and the DominoTheory.

You probably get initially excited thinking, "oh, finally I've got this one sold," but then you wake up to the light of day. We have all gotten offers from a customer or client that makes you feel like you had a mountain to climb. A contingency is one of the mountains...with lots of foot hills.

It may not be that big a deal to your Sellers, like maybe they're moving slowly (literally) and have no problem with taking their time. Remember, that's only in the beginning. Slow may be acceptable in the very beginning.

But, as the motion of the move progresses...so does the liability.

And, let's examine the potential liabilities. A Buyer's Rep brings a buyer for one of your listings and they offer a strong price. The only difference is that they have to sell the house they're in before they can totally commit to the sale. At least for that moment they have a good intent.

What happens when the buyers of the house they plan to sell lose their financing or their job or they get a divorce or there is a death in the family or the children convince them they just don't want to move?

Your Sellers aren't in a huge hurry so they say sure...with financing approval. Well, we all know that's easy enough to get.

YOU ARE APPROVED with these stipulations...

1. You must forfeit your first born.

2. You must allow yourself to be cloned.

3. You must go on a 1200 calorie daily diet...okay that's it. We're out of here. We may have thought we wanted to buy the place but that was a long time ago. We've changed our minds now...or whatever your customer's reason may be...they just walk away.

Contingencies hurt. They hurt the Seller, the agents, the lenders involved, the appraisers, the inspectors, the surveyor's, the life plan of the living.

          Period.

My recommendation is to limit the amount of time you allow a contingency. Really limit it. Require check in points and a guarantee from a lender with verified funds. If you don't you are asking for trouble.

Continue to show and take back-up offers. Remember you can take another offer and require the original contingency buyer to put up or shut up. Do it. Do it for the benefit of your seller.

No one has all the time in the world. Guard these folks as you would yourself.

 Later in the rain~Deb

 

 

and Proud of it!

 

Sorry, I don't type. That's my story and I'm sticking to it.

I can remember being so humiliated in typing class as a Freshman in high school. My classmates didn't seem to be having the same trouble as me. I sat in front of that clunky looking apparatus and I thought it was ugly and distasteful. Why on earth would I ever want to learn to type? My nails were long and my fingers were longer than most. I would go to hit the key and my nail would break or my fingers would get tangled up between the keys and it hurt. Really, I just didn't get it.

Look at this thing...

Can you even imagine? My teacher was a wonderful person and she worked with me to finally take a C in the class. Luckily my grade point average was still very high or that C would have kept me out of cheer- leading. Cheer-leading at that time was the center of my life. My mouth was made for it!

Thank goodness I was born a salesperson. I was h-e*-* bent to never have to type.

I would preface each and every job interview with...Sorry, I don't type.

One company did hire me for the front desk even though I proclaimed my "Sorry, I don't type" by telling me there was only occasional light typing involved.

After the owner of the company submitted a couple of very short letters to be typed up and was still waiting for it three hours later. He came to me and said, "just give me what you have." I did. He looked at me, shook his head, and walked away. I know there must have been 5-10 blatant mistakes...we didn't even have white out yet.

Low and behold, he offered me a sales position with his company...no more typing. This has been how I have lived my life. Sorry, I don't type. I always had an assistant or department that would handle that for me. My assistant and favorite daughter announced to me yesterday that she took a free typing test on Google and was typing 73 words a minute with like no mistakes...wow.

Now you ask, "how can a blogger not type?" Well, thanks to the desire to be a part of this community we call Active Rain...I took the typing test!

Now, don't you tell anybody...but, I CAN TYPE! I went to the free typing test I found on Google and I'm not soooo bad! Check this out! I have Active Rain to thank for this! Thank you Active Rain!

Check this out!!!    You can take your own FREE TYPING TEST by clicking on the link.

Active Rain, did you ever dream you could have such a diverse positive reaction in this world???

You do. "I can type Later in the rain~Deb" in just over a second with only two mistakes.

 

 

and Proud of it!

 

 

Debra A Brooks, Mentor

 

 

 

Mellisa Grant, Apprentice

Happy Memorial Day to all my Active Rain friends and family. Melissa and I have laughed so hard together this last week we simply want to share with you a few of our funnies. We were bantering around together for the theme of our MakeOver2TakeOver competition and we couldn't help but have fun with it.

It was just fun...Girls just wanna have fun! (and create a database to kick bootie)

So, please welcome the "THEMES THAT JUST DIDN'T MAKE IT".

 

1.                                "CRASH TEST" DUMMIES...

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2.       THE UNTOUCHABLES  (Deb and Melissa in drag)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3.       DANGEROUS DIVAS  (we may look sweet but watch out)

 

 

 

 

 

 

 

 

 

 

4.       NACHO MAMAS'

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

5.       THE WRECKING CREW...leave it to your imaginaton.

 

 

 

 

 

 

6.       Blinging in the Rain...

 

 

 

 

 

 

7.     VIRTUAL VIXENS

 

 

 

 

 

 

 

 

OKAY, THERE WERE MANY MORE...BUT....I NEED TO SAVE FACE SO I'LL STOP NOW.

 

 

and Proud of it!

 

Child has been found. Authorities still have not arrested Olteanu. Full story here: Olteanu and son

 

 

This Amber Alert just came in on my sidebar. Everyone needs to view this. For more information you

may go to codeamber.org. Or you may click on my Amber Alert ticker in my sidebar. Please email this to

everyone in your address book. These children have less and less of a chance of survival the longer they

have been missing. Please consider loading the "free" ticker on your sidebar also. This alert should be

circulated immediately and what better way than by Active Rain Members. Thank you for your help.

Later in the rain~Deb

Really, you will...

 

 

Debra A Brooks, Mentor

Melissa Grant, Apprentice

I want every one reading this to relax. Are you relaxing? Uncross your legs. Breathe deep, deeper, with

shoulders back. Breathe, close your eyes with your head back and repeat after me...........

Now, open your eyes..."I said OPEN!...he,he, (sorry) and thank you very much."

One more time...

Now, scroll down and let your eyes settle on the middle of the lovely picture. While you are enjoying the

picture you may repeat your new mantra.....

Now relax and repeat...dream it, weave it, believe it. Very, very good. You are soooo with us!

and Proud of it!

 

 

 

Debra A Brooks, Mentor

Melissa Grant, Apprentice

 

My favorite Apprentice in the world, Melissa Grant and I want to welcome each and every one of you to our knock your socks off, rock your boats, toe tappin', mud slingin', sayin' our prayers, competition.

WE NEED YOU AND YOUR SUPPORT. WE NEED YOUR ADVICE, COMMENTS AND KUDOS! WE NEED YOU TO WELCOME EACH AND EVERY ONE OF OUR TEAMS IN THE MAKEOVER2TAKEOVER CONTEST.

THE ACTIVE RAIN gODS HAVE ANNOUNCED THEIR COMMANDMENTS AND WE ARE OFF AND RUNNING. GEE, IF WE JUST HAD A BOOK FOR THIS.

Melissa and Deb would like to give a special song to all of our competitors. We send this with our best

wishes and kudos.........

 

 

 

 

and proud of it!

You Gotta Know When To Fold Um...cuz you may have to hold um.

Investors can find every one of their anticipated dimes eaten up in holding costs in today's market.

The investment of Real Estate is still today one of the safest and strongest investments one can make. But, the overall "Buy it", "fix it", "flip it" strategy is changing quickly. Not only are the lenders requiring more money down but they are shying away from the interest only loans.

Old strategy would be to purchase the property on an interest only loan with the anticipation of flipping that very property before the loan matured.

Many investors were sucessful doing this. The amount of profit in return was expected to be exceptional. Sometimes as high as 40%. If the property was purchased correctly and the "fix up" was basic, this profit was not that difficult to attain.

Not anymore.

In todays market, the strategy is more of "quantity" not "quality".

Where flippers were realizing larger profits on less properties, today they are realizing less profit per flip. Therefore, if you want to stay in the business...you must resell low. You need to leave some money on the table for the next guy. You need to build a win-win deal or your property could sit there till the cows come home.

Where properties are remaining on the market for an average of 300 days, the profit would be eaten up by holding costs. What's the point? Some investors are finding themselves upside down!

Flippers use to be able to buy low and sell HIGH.

Today's strategy is to buy low and sell FAST.

 

 and Proud of it!

 

 

 

 

 

 

 

I will share my chocolate with you,

to say thank you to my friends here on Active Rain.

I am enjoying the abundance of sharing, caring and the true friendship I'm finding here in the rain!

Now, who would've thunk that it would take soaring into Cyberspace to find so many joys among us? I cannot even begin to say thank you to the many wonderful souls that have entered my world and are altering my life by the inspiration, compassion and caring that is being so freely offered! Just because of our

Active Rain!

I am touching on people each and every day here that become a positive force in more than just my business, but that affect my entire life. We are only allowed to say thank you to three of our favorites here today and it's a very good thing.

If I had the ultimate number of "important" and "pivotal" personalities here, you would all be mentioned. My list would go on for days, weeks, months.

I would lose my business, sleep and initiative to sell houses!

I would sit here scrolling through all the incredible writers here on the rain and I would eat bon-bons. Lots and lots of bon-bons. Chocolate ones. You know. The ones with that extra thick gooey milk chocolate covering that hides all different kinds of middles?

You know. You begin smashing each and every piece to get a hint of what's in the middle? But then, you realize no one else would want it so you eat it? But, that was NOT the chocolate you were looking for so you have to try again. You're not sure what that one is so you carefully squish it to see what comes out...it was pink. You wanted the chocolate one so you eat the pink one and go hunting again.

Yes, this could become a very obsessive, compulsive course of action. I now see why there are limits placed on this particular posting and I could only choose three people.

Chocolate, cheese, and wine are my top three favorite goodies in this world.

But I digress,

I would like to introduce my favorite 420 friends and writers here on Active Rain.

Now, we don't always get what we want so here goes three (3):

 

MY LISSA.

Here is a real charmer. She doesn't really mean to be. It just comes naturally. The beauty she shows externally is enhanced only by the lovliness she holds inside. Melissa Grant of Tennessee is a gift beyond anything we could have requested. Melissa has a heart as big as Texas. She is a loving mother, true professional Realtor and professional blogger. She has lived through adversity and has won. She has so much to offer this world and we are all lucky to get to meet her, know her and enjoy the positive energy she brings to our tables.

Lissa, I will share my chocolate with you!

 

My Ricki.

Ricki Eichler of Texas is like walking and talking sunshine. Ricki Eichler is energetic, happy and enthusiastic. She smiles and the world will smile with her and because of her. Her smile and congeniality is genuine and contagious. This is verified by all that meet her. If you need any advice on Real Estate then she is the one to call. She is generous with her knowledge, her time and her attention. She caters to her clients and keeps them secure till the property is sold. Ricki and her husband, Don are a team to behold. They are energetic and great to be around. I have had the honor to meet Ricki and I'm looking forward to more time with her.

Ricki, I will share my chocolate with you!

 

My Liz.

Liz Carter of Texas is quite the corker! When I first began to read Liz Carter, I kept wishing she would show her real picture! Instead she was showing the model under water holding one of her signs for her business. I thought it looked great but kept wanting to see the real Liz. Well, low and behold, that's Liz. It's really her in the photo. Yes, she's that model! It's really her! That pretty much sums it up for Liz. She's a go getter, winner and fighter! She'll fight for what she believes in, win the battle and go get the prize! We are all better for knowing Liz!

Liz, I will share my chocolate with you!

and Proud of it!

One of the most difficult things I've found about actively working my Real Estate profession is that I need to keep my opinion to myself!  This is one of the greatest things about Active Rain!

We CAN express our opinions! Now, that doesn't mean that our opinions will be popular but who cares? We still are all on equal ground when it comes to our opinions.

How does this relate to selling houses? It does. Strongly.

When you're searching for that "perfect" homestead for one of your clients do you ever let your opinion get in the way? Maybe you just didn't care much for that particular kitchen or the garage is for only one car and you have three so how could that make anyone happy?

My analogy:

When I was a tender age of 6, I had my favorite dog named ToTo. Yes, directly named after Dorothy's ToTo in the Wizzard of Oz. She was a Scotch Karen and looked identical to the little dog that was stolen and taken away in the old ladie's basket and later to be stolen by the Wicked Witch of the West!

ToTo was my first pet. I loved her. Somehow my parents managed to allow her to have a litter of puppies. There were homes to go around for everyone back then. My mother set up a "showing" of the litter to begin to find the right puppy for a friend down the street. Barbara entered the house and sat on the sofa, at that time called a Davenport, and waited for mom to deliver the pups.

Mom carried them out and set them in front of Barbara two by two. There were five total. Mother delivered four and the oohing and aweing and cuddling began.

We all noticed ToTo fretting. She was pacing back and forth and whining and just seemingly unsettled. Mother and Barbara ignored her assuming it was normal.

Out marches ToTo with pup number 5 in her mouth. She deliberately delivered the scrawny pup to Barbara's feet. Mom, turning all red, began to explain that she had decided against bringing out the runt that almost didn't live because she wanted Barbara to have the "pick" of the litter.

It didn't take Barbara two seconds to decide. She picked up the runt and said, "this one is mine". ToTo looked prouder and smarter than any dog should. Mom looked confused but okay with what just happened. Barbara took her new baby home.

Point of the analogy?

Don't assume anything when you are searching for the right home for your clients. It takes patience, questioning, learning, assimilating information and a bit of intuition not to overlook the right property. 

Don't put blinders on for your clients. They need choices and our opinions are just that. Opinions.

  

 

 

and Proud of it! Deb

 

I just wanted to quickly tell all of my Rainer Friends to have a Happy Mother's Day! I was blessed with a mother that loved me unconditionally. She was my best friend for as far back as I can remember. I lost her in 2004 and for that I will always be saddened deeply.

But today, Mother's Day is a day of celebration! I will remember all the good times, hugs and friendship we shared. I will always remember her smile, sense of humor and sensitivity to humankind. I am grateful the Lord made me her daughter and I would have chosen her over all others.

If you are lucky enough to still have your parents in your life then revel in the moment. Moments are all we have and each and every one is precious. Thank them for giving you life and loving you through the years. Know we are all human and no home life or family unit is perfect. We must know they did the best they could.

This is a special day and I hope you will all have a wonderful one! Love your mom. Be grateful. Tell her you love her and know that your own children will appreciate you too!

Today is a day to enjoy! Happy Mother's Day mom! You are still in my heart and being forever! I love you.

 

 

Later in the rain~Deb