Real Estate Investing Forums

Real Estate Investing => Bird Dogs, Wholesaling => Topic started by: Randoskie on November 14, 2017, 01:58:27 pm

Title: He Luvs Direct Mail
Post by: Randoskie on November 14, 2017, 01:58:27 pm
 I got 2 calls this morning from my direct mailings, & these properties are exactly what I like, inherited and out of state absentee owned and older properties needing tons of repairs. Also not being advertised.

Sometimes these people dont call right away and I thought my mail campaign money was wasted, at first, but then,
I already got that 1 deal in escrow now that's paying out 15K. So far I mailed out 600 post cards, but got 200 more going out today.

First caller has a 3/2 in Selma Ca, built in 73, nice area, with a pool,  everything needs a complete updating, parents are in a care home. seller says floors are really bad, prob from their animals? House vacant. One of the sibling owners is in Arizona and coming down Saturday to sell this puppy. House needs re-stucco, pool needs replaster, & on and on. I'm drooling.

Second caller has a 4 unit in Kingsburg Ca, built in 41, converted residential, belonged to his father, a local doctor, that has been condemned by city cuz of the roof leaks, The main house has a frikin flat roof, with seperate units in the back. Seller lives in Texas and the units are vacant & free and clear,  Oh baby.

I'm going to check out these properties, write up some low offers and I just might have a few more deals cooking this year.
So, sitting around on a cold Nov day and getting calls, Fun stuff.

Here is the Secret Sauce,
Target older properties, and Out of State owners.
I'm not getting many calls but the ones that come in are the Good Ones

So, I paid $380 for my list, and so far spent 3 or 4 hundred buks on stamps and postcards and ink.

Title: Re: He Luvs Direct Mail
Post by: Dmccright on November 15, 2017, 12:24:10 pm
 I got 2 calls this morning from my direct mailings, & these properties are exactly what I like, inherited and out of state absentee owned and older properties needing tons of repairs. Also not being advertised.

Sometimes these people dont call right away and I thought my mail campaign money was wasted, at first, but then,
I already got that 1 deal in escrow now that's paying out 15K. So far I mailed out 600 post cards, but got 200 more going out today.

First caller has a 3/2 in Selma Ca, built in 73, nice area, with a pool,  everything needs a complete updating, parents are in a care home. seller says floors are really bad, prob from their animals? House vacant. One of the sibling owners is in Arizona and coming down Saturday to sell this puppy. House needs re-stucco, pool needs replaster, & on and on. I'm drooling.

Second caller has a 4 unit in Kingsburg Ca, built in 41, converted residential, belonged to his father, a local doctor, that has been condemned by city cuz of the roof leaks, The main house has a frikin flat roof, with seperate units in the back. Seller lives in Texas and the units are vacant & free and clear,  Oh baby.

I'm going to check out these properties, write up some low offers and I just might have a few more deals cooking this year.
So, sitting around on a cold Nov day and getting calls, Fun stuff.

Here is the Secret Sauce,
Target older properties, and Out of State owners.
I'm not getting many calls but the ones that come in are the Good Ones

So, I paid $380 for my list, and so far spent 3 or 4 hundred buks on stamps and postcards and ink.



Where do you get your post cards from? I haven't seen any really affordable choices in that department.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 15, 2017, 04:59:32 pm
I don't always buy my post cards, but when I do I drink, I mean I get card stock at Amazon, heavy 90 lbs for the paltry sum of 10 or 12 clams. I got Amazon prime, I get free 2 day shipping on everything, I've saved so much on, what was I saying? Oh yea,  get the card stock online and then take them to Office Max and they run them thru a fancy high dollar cutting machine, cut them into 4ths, so out of 250 card stock pieces you get 1,000 blank post cards, in any color you want.
I purchased this post card system 2 yrs ago, that has custom handwriting looking fonts and different post card templates.
Shows how to import all the names and addresses onto you post cards from your excel sheets. It also prints the target house and the absentee owners mailing address. Then we hand write the owners first name onto the card in same color ink, it almost looks handwritten.
But, I got my sister printing them out and she is slower than a cement tird. I want to try out the yellow letters business, just email them ur excel sheet and your message and they print them up and mail them for a nominal fee.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on December 02, 2017, 01:01:24 am
I got a few more calls this week, one lady tried to hide her desperation, she tells me she didn't want to sell b4 but now she's ready, she says someone is in there, the house, that's not suppose to be but will be out by Jan.
She says she had upgraded b4 but not now because of the people there. Not sure what that means but I'm thinking house is trashed. with vandals and homeless.
She did claim to have a bunch of these letters and post cards asking to buy her house.
This house was sent to me by a bird dog I believe, I'll go thru the folder to find him if this house pans out.
It's a 3/2. 1200 SF in a bad part of town, under or next to the freeway. ARV is 120K and this house is perfect.
I mailed off an offer today for 60K, a little high cuz its a 3/2, I'm adjusting my offers cuz it seems prices are slowly rising and these fixers sell.
Title: Re: He Luvs Direct Mail
Post by: earlwhite on December 07, 2017, 08:57:05 pm
Grats on the good responses. Chase those deals!
Title: Re: He Luvs Direct Mail
Post by: Showers0331 on December 15, 2017, 08:19:49 am
How many times are you hitting your list with direct mail?
Title: Re: He Luvs Direct Mail
Post by: House Buyer COS on December 25, 2017, 03:58:57 pm
Love the info! I get a really good response from mailing thr same type of list!
Title: Re: He Luvs Direct Mail
Post by: SPBuyersLLC on January 17, 2018, 06:19:52 pm
Congrats on your success! Keep grinding and closing deals.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on January 19, 2018, 02:32:37 pm
I got a new ad campaign going on Craig's List for Bird dogs, of course I try to spice it up some by calling it an entry level Investor training.

Goes like this,

Real Estate Investor Trainee $Huge $Profits$
My name is Rando, I'm an Investor here in Clovis and I flip houses. My buddies and I specialize in distressed fixers and we have done a lot of deals here in the Fresno Kings & Tulare Counties. We need help finding them and pay a flat fee of $2,000 Cash finders fee on each and every property we buy or assign. No license required, all we need are addresses of distressed looking properties. I have a list of property finders with photos that I have paid out some serious cash to.
My favorite finder is Bob Hopkins in Visalia, We have completed a dozen deals in the last few years, but now he gets paid 50% and our most recent deal we split a 28K fee on a fixer in Hanford just a few months ago.
If you think this sounds too good to be true, I don't blame you. But here is the catch. It takes work and we have to look at many deals to sift thru the crap.
If your interested in making some serious cash, not afraid of work, have the right mindset, & are focused and committed,
Your ready for the big time.
Most of our deals go down in under 30 days. I can give you some step by step instructions on finding these properties. Email me for my Info Pack or Call me direct for some one on one. 555555
I'm also looking for a hungry realtor that wants to prosper.
Let's make some Money...
Rando

I also include photos of a dozen bird dogs I've paid holding the cash. I got a dozen calls and emails so far and I got one guy already sending me 30 addresses. I get the occasional deal from the bird dogs, but most my deals come from direct mail to absentee owners. I also have a list of high equity owners and my first mailing of a few hundred I didn't get results, but he who gives up, loses.
So I'm also getting the direct mail back in gear, I have about 1200 post cards to send out.
It's difficult spending the money cuz damn, the buks going out I cud spend on other things, like that new Ruger LC9 I want and that Mavic Pro Drone. But hell, gotta do the marketing or, no calls, no deals.
It's gonna be a great year, I can feel it.
Rando
Title: Re: He Luvs Direct Mail
Post by: DLee on January 30, 2018, 09:25:11 am
 I got 2 calls this morning from my direct mailings, & these properties are exactly what I like, inherited and out of state absentee owned and older properties needing tons of repairs. Also not being advertised.

Sometimes these people dont call right away and I thought my mail campaign money was wasted, at first, but then,
I already got that 1 deal in escrow now that's paying out 15K. So far I mailed out 600 post cards, but got 200 more going out today.

First caller has a 3/2 in Selma Ca, built in 73, nice area, with a pool,  everything needs a complete updating, parents are in a care home. seller says floors are really bad, prob from their animals? House vacant. One of the sibling owners is in Arizona and coming down Saturday to sell this puppy. House needs re-stucco, pool needs replaster, & on and on. I'm drooling.

Second caller has a 4 unit in Kingsburg Ca, built in 41, converted residential, belonged to his father, a local doctor, that has been condemned by city cuz of the roof leaks, The main house has a frikin flat roof, with seperate units in the back. Seller lives in Texas and the units are vacant & free and clear,  Oh baby.

I'm going to check out these properties, write up some low offers and I just might have a few more deals cooking this year.
So, sitting around on a cold Nov day and getting calls, Fun stuff.

Here is the Secret Sauce,
Target older properties, and Out of State owners.
I'm not getting many calls but the ones that come in are the Good Ones

So, I paid $380 for my list, and so far spent 3 or 4 hundred buks on stamps and postcards and ink.



Getting calls is not a challenge or a main goal. Getting contracts are. Direct mail marketing or any intrusive marketing is not ideal. Will you make deals? Sure, with luck, and if you send a ton of mailers out, absolutely. I ade my first deal 3 months after I started from my first direct mail marketing campaign. I made 14K on my first deal. SO I am not knocking it. I am saying however that as you become more experienced, you will most likely come to see that DMM is definitely something on the back burner. I would focus on getting a website and start ranking for it.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 01, 2018, 02:42:53 pm
I sent out hundreds of post cards last month and got 300 mailed this morning, all to my absentee owners and now I'm starting the High equity owners with older Pre- 1970 properties. I've only got a half dozen calls, that's depressing, but sometimes I get the calls a month or 2 later.
But hold the phone, one of my callers has a nice property w 4 1/2 acres, her Mom wants full value and it needs 40-60K in updating, however she says her friend has a 4/2 in a choice nice neighborhood that he wud sell for the 240K I offered her Mom.
I looked at the house and the comps are at 300-340K I told her I wud take it, I'm meeting seller to get pics and the contract signed.
What's really insane, I sent it to my fav buyer for 260K and he wants it. Come to Daddy.
I've been on this insane trek to become money conscious and attract wealth, man, I know it sounds like total BS, and my buddy Larry snickered wen he seen my books.
I told Larry to repeat the words, Health, wealth and happiness right b4 falling asleep, he snicked again and said he wud try it, but will he?

Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 01, 2018, 10:58:34 pm
Imagine this scenario, seller purchases this nice high end house just 2 years ago, he's always at his girl friends house in Madera, he's making these outrageous monthly payments of mortgage and taxes and on and on, he's ready to get out and agreed to sell for $1,000 more than he paid for it. I come riding in with an irresistible offer of cash and freedom from debt, the buyer gets a great deal for 40-60K in equity, the bottom feeding wholesaler  makes a good chunk of change, & everybody rides off happy.

Oh man, the excitement, the stress, what cud go wrong, haha, actually everything.
I got an appointment tomorrow with seller to get it signed and take some photos. But, seller agreed to the price, buyer wants it Bad, and already signed the holy document, a big fat $20,000 Assignment fee. It's been my goal to break my record of 18K on one deal that I did in 2016,
Now I got to raise my goals.

My buyer is a successful broker/realtor, a 30 something weeler dealer, drives a pimped out white an chrome Cadilac Escalade with outrageous chrome rims and tires. I asked him how much he makes a year and said a mil. He does apartments and he luvs my junky houses too.

But why has the Rando only flipped junkers? He wants more higher end houses, what wud Javipa do with this deal?


Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 02, 2018, 11:23:26 pm
I showed up at the house at 1 PM, I got out and snapped a photo of the front, then as I walked closer I notice the front window is half broken out and a mattress is propped up from the inside. I notice an old broken down truck parked on the front yard, the driveway had more vehicles and many items from garage wer out ther. I look in the garage and another broken down car with a broke windshield. I hear loud voices inside the house. A pickup pulls up with 2 scary looking dudes, the big one says, U the guy here to see the house? I said yea, are u Michael, oh he's coming. 10 minutes later the seller shows up, a tall thin white guy in his 40's, we shake and head thru the garage and into the bowels of Tweaker Hell. Oh, and there wer dogs or what they left behind. I can imagine the tweaker fights, seller tells me his wife threw a plate into the window cuz she was pissed about a cig butt in her plate. Well I thought she was done eatin.
Michael tells me he owns a pool service and the guys in the truck came walkin in, and a few in the house cleaning up. Let me describe these guys, tattoos, leather, skinny, scary looking and all tweaked up.
My buyer warned me that 260K is the max he will pay if its not to trashed. I was surprised, besides the broken window, a kicked in kitchen cabinet door, a missing dishwasher and house full of trash and the stench. I think my buyer will luv it, & my back up buyer has offered 250K
So I have sent my buyer the photos and contracts, invited him to go view and gave him sellers name and number.
Oh, the waiting.
I pay my sister 10% of these deals cuz she does all my post cards, she uses the printer but does this mail merge off of excel sheet and I don't want to do it. Anyways, I paid her $1,500 on this last deal a few weeks ago, she knows we got a good chance of scoring on this deal, now she's motivated, I mailed out 300 a few days ago and today she brings me 200
I'd like to get a momentum going here, a continuous conveyor belt of mailings going out and deals coming in. Oh baby.
Direct mail works.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 04, 2018, 02:57:57 pm
My sister get's 10% of profits on my deals because she does all the post cards. So just 2 weeks ago I gave her $1,500 in 100 dollar bills. And now she knows we got this 20K deal going down. She's getting more motivated.

So anyways, when she was here yesterday dropping off more post cards, she says "I want to do what your doing". I tell her, you can. She says "no it's too hard". I say it is easy and simple, so simple a child cud do it. She says stop, your making me mad, I say, no not a child, a monkey cud do it, she tells me I'm really getting mad now. I say no wait, not just a monkey, a retarded monkey cud do it. We started laughing hysterically.

But, how can I convince her she cud do it? Meanwhile I want the post cards to keep coming.
I suggest you don't give up and jump back it.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 04, 2018, 09:20:44 pm
Dude, Hold me down, I'm getting this deal on contract tomorrow. 2 Houses on 4 1/2 acres, for 342K, nice condition, has barns and big trees,
It's near downtown Madera, a boomin little town, this is prime land, now if I can do some creative advertising and sell this to a developer for apartments or shopping center etc. I don't know if I can sell it or for how much, but shave the cats ass, damn its gonna be fun.
Rando used to only flip junky fixers, but things are changing.
I'll have photos and signed contract tomorrow.
This is from a 37 cent post card & the same caller that I'm flipping her BF's house, 2 deals from one frikin post card.
To bad her granma don't have a house.
I've also sent out some offers, getting a few calls, life is good.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 05, 2018, 12:20:40 pm
He is certifiably insane. I'm getting this property for 342K  I sent it to a few of my buyers at 440K
They sad they wud check it out and get back to me, they didn't laugh, that's a good sign.
Who in their right mind wud think they can make a 100 Grand on a wholesale deal?
Title: Re: He Luvs Direct Mail
Post by: Dmccright on February 05, 2018, 07:13:47 pm
Man this gets me motivated!
Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 07, 2018, 08:57:59 pm
Back to the other house. My buyer calls yesterday and says he's parked down the street from the property. He says there are junk vehicles and a bunch of tweakers around the house. He then says, driving into this nicer neighborhood and coming into this  property is like I dunno. He actually had me laughing. I was saying yea I know. Then he says, Well I don't know if I want to buy this if these tweakers are going to be a problem leaving. So then while trying to keep a straight reply, I say well let me call this seller and see what's going on. He says, OK get back to me asap and hangs up. Oh man he is all business. So then I txt the sellers GF,
Were ready to jump on this Clovis property, my partner is asking if we can have the house vacant by the first and we want to close b4 that.
She txts back that she will check. Soon she txts back that yes they will be out by the first.
Then I txt my buyer Matt with the pimped out Escalade... seller says he and his stuff and his buddies b gone on the first. He replies OK. Shortly later he is sending me info on title company, and they have already done a pre lim and want sellers info.
This deal cud actually be happening,   
Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 09, 2018, 12:33:50 pm
My buyer Matt txts me yesterday that he had somehow deleted the photos of the house he's buying and to send again.
That gives me the idea he is fast flipping this property. I don't ask.
I'm still in disbelief, my biggest deal ever, 20 friking grand and sold to a hard core investor that's also a realtor/broker that makes his living knowing values & getting the price down. And yet he never tried to get my assignment fee slashed.
I'm celebrating, I got sheet rock guys over here at my house patching some remodeling work and doing some texture match.
Then some painting and carpet.
Gotta keep some money for post cards, and keep them going out, and I will pull out some of my old lists and go thru them again.

Title: Re: He Luvs Direct Mail
Post by: Dmccright on February 09, 2018, 12:52:09 pm
My buyer Matt txts me yesterday that he had somehow deleted the photos of the house he's buying and to send again.
That gives me the idea he is fast flipping this property. I don't ask.
I'm still in disbelief, my biggest deal ever, 20 friking grand and sold to a hard core investor that's also a realtor/broker that makes his living knowing values & getting the price down. And yet he never tried to get my assignment fee slashed.
I'm celebrating, I got sheet rock guys over here at my house patching some remodeling work and doing some texture match.
Then some painting and carpet.
Gotta keep some money for post cards, and keep them going out, and I will pull out some of my old lists and go thru them again.

That's awesome!

Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 15, 2018, 07:28:41 pm
A week has went by, not one call on the 4 acre 2 houses on 1 lot deal. I cancelled my contract so not to tie up her property and hopes, just maybe it will get the price down. Such a nice property but I want fixers on a city or country lot. That's the bread an butter.
And a full week with no word on my tweaker deal, which is good news, wen they contact you before closing its not always a happy joy thing.
I luv the waiting.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 28, 2018, 01:55:05 pm
It's been exactly 4 weeks since I got this tweaker house on contract. The waiting is a test of patience.. I know its going to close any minute, but the time waiting is torture, but is perfect for looking at other deals and getting more post cards out.

My buddy Bob emailed to say he had 4 deals closing this week, all small $1,000-$1,500
He's a great guy and has made me a ton of money, I wish I cud help him get organized. He's been doing real estate for over 10 years. I sent him a house in his town a few days ago and asked him wat he thought of it.
The ARV is 190K Seller owes 160K and it needs 50K in repairs including the pool.
Bob says, get me seller number and I'll go over and take photos.
I told Bob, let me save you a half days work. I went on google maps and the over view shows a tarp on the roof, the street view shows an old shake roof, old windows. I tell Bob, this house was built in 73, needs a 12K roof 7K in windows and will need complete updating, the whole burrito.
The repairs and the amount owed make this a non deal, unless we can get owner to sell to us sub to. Then we can collect a nice assignment fee.
I also sent Bob the Title report. I had this deal looked over and an offer going out in about a hour.

Bob wud have wasted so much time making an appointment w renters, taking photos, evaluating the deal and in the meantime I've dropped dead from old age. He brought in a stuffed briefcase with some of the deals he was working on, I exclaimed holyship,
then he tells me he has another one out in the car that's bigger. I ask him how do u stay organized?
But now I got him doing direct mail which he had never done and I wanted to do a 50/50 on a campaign but ol Bob is doing it on his own and his GF is helping him write the post cards. So I'm seeing some progress, and luckily he didnt get pissed cuz I was frustrated w him and telling him how to streamline his process.


Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 01, 2018, 10:42:09 am
My buyer Matt txts me yesterday asking wat was wrong with my sellers and is this deal going to happen.
It seems the Title company asked seller to sign a release to get the banks payout info on the loan on the 22nd so we cud wrap this up and he never got back to them.
The seller is tweaking, his GF says he don't have hav a phone. I tell the GF in a txt, The title company wants Mike to sign something so we can get this deal done and Mike paid.
She replies that she will take him in to title in the morning.
It's kinda sad, this seller had a pool cleaning business, a nice home with wife and kids and screws it all up because of meth.
He's a tall good lookin white guy about 40, had it all, and I'm profiting off this guys downward spiral, makes me sick.
Title: Re: He Luvs Direct Mail
Post by: Dmccright on March 01, 2018, 10:24:55 pm
My buyer Matt txts me yesterday asking wat was wrong with my sellers and is this deal going to happen.
It seems the Title company asked seller to sign a release to get the banks payout info on the loan on the 22nd so we cud wrap this up and he never got back to them.
The seller is tweaking, his GF says he don't have hav a phone. I tell the GF in a txt, The title company wants Mike to sign something so we can get this deal done and Mike paid.
She replies that she will take him in to title in the morning.
It's kinda sad, this seller had a pool cleaning business, a nice home with wife and kids and screws it all up because of meth.
He's a tall good lookin white guy about 40, had it all, and I'm profiting off this guys downward spiral, makes me sick.

If it wasn't you it would be someone else. Meth and heroin are crazy bad drugs that normal people never do. He got messed up somewhere in his life way before the spiral hit.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 07, 2018, 01:18:26 pm
My buyer Matt is calling, he's wound tight, I suspect too strong and too much $8 a cup coffee. Seller says he faxed that authorization in last week and he just did it again this morning. Then days go by and they need seller in ther to sign final docs.

Matt is calling and whining about not wanting to deal w tweakers staying past their agreed upon date. And he had his funds ready to deposit and weeks have been wasted and yada yada.
I had to contact seller thru his GF and told her to get Michael down to Title to sign docs cuz we want to close today. Later she txts me that everything is done and Title told her they will close on the 10th and wants to know what to do about it cuz I told her today. I tell her, yea, were gonna have to hang tight.

The title company wud usually deal direct with seller but he don't got no darn phone. The GF is seriously wanting that 2 grand finders fee and I don't know how much seller is getting after the mortgage is paid off. He might be getting a good chunk.

I actually enjoyed being the calm cool headed wholesaler pulling it all together, it's like it's what I was born to do.
The buyer is dealing with a tight margin. Purchase price of 260K including my fee and ARV of 320-340K  A 30K rehab cud be painful.
Payday is so close I can taste it.
Title: Re: He Luvs Direct Mail
Post by: DLee on March 11, 2018, 08:11:25 pm
When we first started out we had very similar numbers with out direct mailing campaigns. Lucky you, you get a few (but good) calls. We got a lot of calls, most of them yelling at us, amongst the good calls. I am happy to say we stopped any marketing efforts and get our leads for free from our website. Obviously most leads this way are great leads.

I know you love direct mailing because it is working for you.
Let me give you some advice.
While things are still good, get your site and SEO in order. Direct mail is short term leads. Keep them coming in while your site ages and climbs the ranks (long term leads). As this is what happened to us. The first few campaigns were great, then we had 2 following campaigns with 0 results, and there was no income. That was quite scary. Never again.

As I said before, now we do not spend a cent on ur leads and we get about 6 to 8 a day!
(https://i1.wp.com/www.themightyinvestor.com/wp-content/uploads/2017/11/2018-02-[email protected]-100-RGB_8-_.png?resize=768%2C711)

Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 14, 2018, 01:59:01 pm
I'm climbing the walls. It's been like 3 or 4 days with no word. The seller and his GF have called and txted.
Then at 8:30 this morning I get an email from Title saying the final frikin docs are ready to be signed.
I txt the gf that docs are ready and no reply, then a few hrs later the Title emails to say seller came in but they didn't have a Notary there and rescheduled for 3:30.
Now, if only our seller don't get hit by a big ass truck on the way back to Title.. He wud probably crawl in, he wants paid.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 15, 2018, 12:48:32 pm
I shud be stressing, I got this email from Title,

Hello,
Seller made it to his appointment but he does not currently possess an ID of any kind. He is to call back when he has 2 witnesses that can come with him to his signing.
I also told him about the property being vacated and he said he would look into it.

My buyer also sent me an email saying he wud not sign closing docs if there were tweakers still staying in house.
This seller don't have a phone, no ID, Strung out on meth.
I thought this was going to be easy. I shud be worried, but it's gonna happen, I'm gonna relax and wait.
Title: Re: He Luvs Direct Mail
Post by: Dmccright on March 15, 2018, 01:55:28 pm
I shud be stressing, I got this email from Title,

Hello,
Seller made it to his appointment but he does not currently possess an ID of any kind. He is to call back when he has 2 witnesses that can come with him to his signing.
I also told him about the property being vacated and he said he would look into it.

My buyer also sent me an email saying he wud not sign closing docs if there were tweakers still staying in house.
This seller don't have a phone, no ID, Strung out on meth.
I thought this was going to be easy. I shud be worried, but it's gonna happen, I'm gonna relax and wait.

It's when you think it want it. That's when everything works out.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 15, 2018, 03:40:29 pm
I've had this feeling of doom, I tried to suppress and over ride but then this morning the ship has hit the fan.
Seller shows up at Title and has no frikin identification, they tell him to bring in 2 witnesses with ID's to verify he is human and they can proceed.
OH crap, now it's time to worry, that feeling of doom is getting stronger.

Soon my buyer txts me and says the seller don't know which way is up, the tweakers in the house havnt been informed they got to be out. There is very little room for profit and the headache. I am reconsidering this deal, I can only do 250K

Oh man, I'm going down in flames. After a short while I txted him back.  Yea it's a mess, let's do 255K and I wont have to send it to my other buyer.
Oh crap, An hour and a half went by, I was trying not to think of the worst scenario.
Finally, he comes back with OK.

I'm gona still celebrate, Instead of the steak house, It's gonna be Taco Bell.


Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 24, 2018, 10:20:20 am
Another week has went by with no word. If were waiting for this seller to get his ID, it cud take 3 weeks.

I offered 60K on a 3/2 1100 SF nice home a few months ago. Built in 79, It's in a bad area of town. The seller called and wanted to know if I wanted to meet her at the property. I told her yes but first can you tell me if you will accept my 60K offer. She says Oh No, that's too low and we need 90K.
The house is worth 130K but she's telling me she had some squatters in there. I mailed a follow up offer for 70K and she calls yesterday and tells me shes ready to sell but her husband is not. Haha, if mama wants to sell for 70K it will be sold. Now she says it's rented.
So now I got an appointment to talk with them and get this house on contract. One of my buyers is a realtor and he wants to look at it. He tells me the same cash buyer that purchased a home I sold 2 yrs ago wants it. This buyer owns several Mexican restaurants in town, he's very successful, does not speak English and had his beautiful 19 yr old daughter translate.
I told him the price on this one is 85K. A 15K payday is just what I need.
Title: Re: He Luvs Direct Mail
Post by: DLee on March 25, 2018, 09:31:29 pm
Another week has went by with no word. If were waiting for this seller to get his ID, it cud take 3 weeks.

I offered 60K on a 3/2 1100 SF nice home a few months ago. Built in 79, It's in a bad area of town. The seller called and wanted to know if I wanted to meet her at the property. I told her yes but first can you tell me if you will accept my 60K offer. She says Oh No, that's too low and we need 90K.
The house is worth 130K but she's telling me she had some squatters in there. I mailed a follow up offer for 70K and she calls yesterday and tells me shes ready to sell but her husband is not. Haha, if mama wants to sell for 70K it will be sold. Now she says it's rented.
So now I got an appointment to talk with them and get this house on contract. One of my buyers is a realtor and he wants to look at it. He tells me the same cash buyer that purchased a home I sold 2 yrs ago wants it. This buyer owns several Mexican restaurants in town, he's very successful, does not speak English and had his beautiful 19 yr old daughter translate.
I told him the price on this one is 85K. A 15K payday is just what I need.

Listen, keep your head up. Our beginnings were WAY worse than this. The trick is keep at it. You really need to keep growing your buyers list. And I keep saying it, ut get your website in order!
When we started, it took us 3 months to finally get a deal. And it was hell. Our second DMM we got an other deal and the 3rd DDM yet an other.. then the next 2 DMM were duds. It was HORRIBLE all money gone! LUCKILY we were working on our site all this time and it started ranking and we started to make deals that were from much better quality leads. I am telling you. Get your site up!!
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 26, 2018, 11:34:58 pm
Lo an behold, the Title company emails to say that seller finally made it in and closing docs are signed. A few more days and I cud be holding that 15K check.

My other deal I got going is from my mailings to high equity owners. The lady says shes ready to sell but not hubby. I called her up yesterday to get a signature and this deal locked up. Seller was just driving home from church and was hesitant. She mentions that she has the 1 acre lot next to the house and wants to know if I'd be interested in that. I told her yea I would. Now she's waiting for me to get back to her with a price.

I'm feeling extremely optimistic here. This morning I mailed her the purchase contract all filled out w my signature and with 100 dollar bill for earnest deposit.
I explained I was ready to buy this house and I will contact some of my investor buddies to give her offers on the lot.

I know I cud lose my 100 buks, but risk is small compared to the end cheese, I already got this sold, and I got another back up buyer that wants it. It's exciting, I got this seller looking at my bait, she's already nibbled,  You know the payout is great, but the most fun is in the chase.,
I got another round of post cards ready to go out,
Let's make some Money,
Rando





Title: Re: He Luvs Direct Mail
Post by: Dmccright on March 27, 2018, 11:01:19 pm
Lo an behold, the Title company emails to say that seller finally made it in and closing docs are signed. A few more days and I cud be holding that 15K check.

My other deal I got going is from my mailings to high equity owners. The lady says shes ready to sell but not hubby. I called her up yesterday to get a signature and this deal locked up. Seller was just driving home from church and was hesitant. She mentions that she has the 1 acre lot next to the house and wants to know if I'd be interested in that. I told her yea I would. Now she's waiting for me to get back to her with a price.

I'm feeling extremely optimistic here. This morning I mailed her the purchase contract all filled out w my signature and with 100 dollar bill for earnest deposit.
I explained I was ready to buy this house and I will contact some of my investor buddies to give her offers on the lot.

I know I cud lose my 100 buks, but risk is small compared to the end cheese, I already got this sold, and I got another back up buyer that wants it. It's exciting, I got this seller looking at my bait, she's already nibbled,  You know the payout is great, but the most fun is in the chase.,
I got another round of post cards ready to go out,
Let's make some Money,
Rando







Man that's the best part. You are definitely are motivating me to mail more!
Title: Re: He Luvs Direct Mail
Post by: Better House Buyers on March 28, 2018, 12:49:56 pm
Are you still having good success with your direct mail??? I have noticed a sharp decline in response rates.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 30, 2018, 12:12:19 pm
It took almost 2 weeks for the seller to get in Title and sign the darn closing docs. Then he txts me whining that the funds have never been deposited, he cud have sold this to any number of other investors for 20K more  and he don't like being dicked around. I txted back that if he cant wait a few days I can tear up the contract. I didn't answer his call cuz trying to reason with a meth user is not any fun.
Then my buyer calls and says he just looked at property and he's backing out of the deal cuz the house looks worse now and not much chance to profit and he's sorry and blah blah.

Now I'm desperate, I tell him just give me 5K and let's get this done.
Just got my check, I can at least pay my bills and keep the mailings going out.
I wondered from day one, how is this buyer going to profit on this skimpy deal. So I understand his situation.
But he waits till the last friking minute, never deposited his funds. I am a bit agitated.
It's all good, but this buyer is not getting first shot at my deals anymore, he's on my crap list.
Let's make some Money...

Rando
Title: Re: He Luvs Direct Mail
Post by: Dmccright on March 30, 2018, 09:33:10 pm
It took almost 2 weeks for the seller to get in Title and sign the darn closing docs. Then he txts me whining that the funds have never been deposited, he cud have sold this to any number of other investors for 20K more  and he don't like being dicked around. I txted back that if he cant wait a few days I can tear up the contract. I didn't answer his call cuz trying to reason with a meth user is not any fun.
Then my buyer calls and says he just looked at property and he's backing out of the deal cuz the house looks worse now and not much chance to profit and he's sorry and blah blah.

Now I'm desperate, I tell him just give me 5K and let's get this done.
Just got my check, I can at least pay my bills and keep the mailings going out.
I wondered from day one, how is this buyer going to profit on this skimpy deal. So I understand his situation.
But he waits till the last friking minute, never deposited his funds. I am a bit agitated.
It's all good, but this buyer is not getting first shot at my deals anymore, he's on my crap list.
Let's make some Money...

Rando


Ugh that's bullshit but at least you didn't lose everything.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on April 29, 2018, 11:17:04 am
My response rate is so low now from my direct mailings that I have been concerned. I have been listening to my success and abundance MP3's and videos on You tube non stop.
As instructed, I decided to ask my unconscious mind what to do. Several days had gone by and I had forgotten that I had done this. While I was walking in to my home office and sitting down the other day, this inner voice says, "Change the design of your post card".
Some spooky sh-t. It was a definate voice, clear and loud enuf.
So now I'm working on a new design and I have some templates from courses I've purchased.
I'm listening to Self Love videos now, if I can learn to love myself, then look out.

Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 11, 2018, 03:57:49 pm
I redid my post cards and have sent out tons and spent hundreds on stamps and still getting very few calls cept a few to say they sold that house a year ago and to kindly take them off my list.
It's frustrating and scary, do I bite the bullet and keep sending or try a dif design or method?
 Waiting for the phone to ring but the only calls I'm getting is from the Indian online pharmacy to purchase more blue pills.

But then I get a call from Roberta, she says the post card she found in her sick husbands stuff from me is postmarked 2015. It's a wholesalers dream, house has been vacant for years, homeless breaking in and stolen everything that's not nailed down, has bad roof, built in 1924 and sits in a good middle class rentable area. Roberta is distressed with her ailing husband, the house is distressed. It's about an hours drive out in a one horse cowtown, in the same town I have done several other deals. Now do I just kick out a low number and mail it, or do I meet Roberta at the house and become her new best friend? Well, since things are slower than a cement tird lately, I'm going out there and get this fixer on contract. My buyers will be salivating on this as I am.


Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 13, 2018, 12:11:44 am
The direct mail is working. I have another deal going with 2 houses on 1 lot, just one house wud be worth 120K or more, and I got the sellers son to agree to 135K for both. There are no comps but hell, I believe I can get 145 for it, both houses rented for $550 each which is way too low, market rents for a 2/1 in this area is a minimum of $800
However the son handling the sale is one odd cookie. He was worried about the defects paragraph and zoning and hazardous crap. Finally after a few weeks of asking when was he going to sign the damn purchase agreement he says oh we are finally getting the renters contact info when they bring the rent June 3. 
I wanted to tell the guy we dont need no stinkin renters contact info to start this deal going. So now after I resend the contract and have deleted and re-written the defects paragraph, he emails to say he will have his dad sign the contract and wants to know if I want to view property Sat morn at 10 AM. I email him back and tell him, after we get the signed agreement we can schedule an inspection. That was a few days ago. I anticipated delays and lollygagging, so I wrote in my email this offer of 135K expires this Friday at Midnight, thinking its going to piss him off or get his slow ass in gear.

I changed the wording on the defects paragraph to say: buyers are buying as is and will have no legal recourse from sellers or their spouses or offspring & will not be held liable for any catastrophic  event or condition that affects the financial or mental conditions of property or buyer in regards to the purchase of this property.

I wanted to include that this revision extends to all future offspring of sellers and to the end of time until the sun no longer shines and this encompasses all Universes and dimensions.
That might have pissed him off though me being a smart ass.

If he will just get the darn thing signed so I can see if I can get it sold.

 I got an appointment with the seller on the vacant fixer in the 1 horse town tomorrow.
She was talking to a realtor, you know how I luv those people, they usually screw up these deals.



Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 13, 2018, 10:50:46 pm
Oh man, I met Roberta out at the house today, nice pleasant drive in the country. I take photos, she's a sweet ol lady, tells me her life story and the life stories of relatives that had occupied the place eons ago. She even pointed out where fruit tees used to be. But finally I got her to tell me another offer she had. I had told her I cud do 25K She didnt seem overjoyed. She says she had an offer of 31K We engage in a little bit More chit chat, I tell her, well, it does have this huge extra lot, I can match that offer.

She seemed agreeable, but hell, I was talking to the vice prez, the big guy the real owner is 80 yrs old and too sick to make the 30 minute trip. I felt slightly confident she wud have the big guy take my offer and get this baby put to bed. As soon as I got home I sent the price of 45K to one of my buyers who luvs that area. He called me 5 times and him and his buddies want this deal like its the last one on the planet. He was checking out a house in a nearyby town and he and his buds made a fast trip over there.

I txt Roberta that I can bring the purchase agreement over and a deposit.
Oh crap, Roberta says the big guy wants to get more offers. I txt my buyers and they are calling & crying.
I'm depressed, but trying to keep it going somehow.
After a shower and with new determination to save this deal from the depths of no profit, and with a dose of dire desperation I text her and say, Roberta, my wife says that house needs some love. We can do $40,000 Cash, we pay closing, Offer exires Sunday Midnight.
Seller told me that a realtor had met her there but hadnt got back to her yet. 
Were all like animals circling our prey or, here to save the day, theres a fine line there.
Whatever happens, it's fun, it's like a rush and a high, now the wait, it's torture, it's exciting,





Title: Re: He Luvs Direct Mail
Post by: Dmccright on June 14, 2018, 08:05:32 am
Oh man, I met Roberta out at the house today, nice pleasant drive in the country. I take photos, she's a sweet ol lady, tells me her life story and the life stories of relatives that had occupied the place eons ago. She even pointed out where fruit tees used to be. But finally I got her to tell me another offer she had. I had told her I cud do 25K She didnt seem overjoyed. She says she had an offer of 31K We engage in a little bit More chit chat, I tell her, well, it does have this huge extra lot, I can match that offer.

She seemed agreeable, but hell, I was talking to the vice prez, the big guy the real owner is 80 yrs old and too sick to make the 30 minute trip. I felt slightly confident she wud have the big guy take my offer and get this baby put to bed. As soon as I got home I sent the price of 45K to one of my buyers who luvs that area. He called me 5 times and him and his buddies want this deal like its the last one on the planet. He was checking out a house in a nearyby town and he and his buds made a fast trip over there.

I txt Roberta that I can bring the purchase agreement over and a deposit.
Oh crap, Roberta says the big guy wants to get more offers. I txt my buyers and they are calling & crying.
I'm depressed, but trying to keep it going somehow.
After a shower and with new determination to save this deal from the depths of no profit, and with a dose of dire desperation I text her and say, Roberta, my wife says that house needs some love. We can do $40,000 Cash, we pay closing, Offer exires Sunday Midnight.
Seller told me that a realtor had met her there but hadnt got back to her yet. 
Were all like animals circling our prey or, here to save the day, theres a fine line there.
Whatever happens, it's fun, it's like a rush and a high, now the wait, it's torture, it's exciting,

Got to love realtors. Promising the world and delivering less than 1% of it.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 18, 2018, 05:16:11 pm
I had emailed seller my offer last week of 40K and gave her to midnight last night or the offer wud expire.
We'll that didn't work to well, Monday, this morning I had got busy with gardening and figured the deal was toast. About 10 AM my buyer JJ calls and wants to know if I heard anything? And then wants to know what can we do?

I tell him we can increase our offer some, but I want 5K, he says OK offer her 47 and let me know. I txted seller, my wife says we can do $42K Shud I email you the agreement?
I once thought she was a sweet ol lady and we cud wham bam this deal, but this ol gal wants blood.
She calls and tells me that she's been talking to her son and the realtor told her she cud get 50K and she had the papers in front of her to sign and she's supposed to send them in today to list it.

She then tells me if I can do 50K she will sell to me. I tell her, I gotta talk to the boss first. She thinks I'm getting permission from my wife.
I then txted JJ. Seller will do 50K today and I want 5K, some realtor is offering her some pie in the sky price.
JJ calls in a panic, I explained again about the price & realtor pie in sky yadayada, he tells me he will get back to me.
So I go back to my gardening, back yard is looking great with flowers and veggies everywhere.
I figured JJ cudnt do it and again thought the deal was toast cuz several hrs had passed by, and then he calls.
He wants to know how fast can we close?
Oh crap, now I'm wondering if I can squeeze the blood thirtsty sellers heart strings a little.

I txt her, Roberta, can you do 48K? Your killing us here.
She imediately txts back that that sounded OK if we pay closing. Crap, why didnt I go for 46?
I just sent the purchase agreement to her email.
NOw I gotta make JJ feel like he didnt get screwed cuz I'm getting 7K instead of 5.
I'll email him the assignment to sign and include a short explanation of how I had to use some extraordinary negotiation skills including mind power to get this extra 2K out of her, but, your price of 55K stays the same.
Is it possible to have more fun than this?
Even these small deals are exciting and fun and keeps these wheels greased.
Let's make some Frikin Money....
Rando


Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 22, 2018, 01:37:58 pm
What's that saying? Don't count your chickens. After going thru all that crap and getting the seller to agree to 48K and getting buyer to agree to buy it for 55K and sending the contract by email for seller to sign.
The ol gal tells me her printer isn't working and she will buy a new one.

Next day she txts me to say she got a printer and got the contract printed but her husband the title holder just entered the hospital but she will have him read and sign it when he's feeling better, the guy is 80 yrs old and he's in the hospital, now I'm getting worried.


Then the next day she txts me that she appreciates my offer and she's going o give it serious consideration and she will get with her family and keep me informed.


I want to strangle this old crow. I txted her back and said,, Roberta, what happened? I thought we had an agreement and we were buying your house?

Now, this is not fun.
Title: Re: He Luvs Direct Mail
Post by: javipa on June 22, 2018, 05:57:14 pm
Alex, I'll take 'Failed Escrows' for the win.

"What sellers do every chance they get."

"What is 'Lying like a dog?'"
Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 01, 2018, 12:41:33 pm
A week has went by, I figured this seller signed up with the realtor and this deal was long gone.
But, yesterday I txted the old gal....  Roberta, my wife and I luv this house and will restore it back into a beautiful home, Please sell it to us.
I was surprised when she txted back and asked if we cud shorten the escrow to 20 days and pay a $5,000 non-refundable deposit.
I txted back that yes we can do that, then she txts back that sounded good and she will talk it over with her realtor and get back to me as they are looking for the best possible price.
The problem is, the title holder is 80 yrs old, sick and cud expire any minute, which will leave a probate nightmare for this greedy ol crow and her vulture relatives.
I'm wondering if this realtor has a financial stake in the property, or is just giving out free advice?


Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 08, 2018, 04:34:50 pm
I was feeling a bit desperate after a few days of not hearing back from Roberta, I txted her again and reminded her that she told me if I can do 50K she will sign right now. So I tell her, let's do this, and no reply.
My last deal was a few months ago and I'm starting to get worried, especially now when the bank account gets below 5K, and it's well below that now.
It's insane how things can change fast. I just got a call from a seller named Pete, he tells me his house has been thru probate, the renter had gutted the interior of this 1,000 SF 2/1 this Imbriot took out all interior walls and even the frikin kitchen, he added some columns or pillars and was turning this house into his private little church.
Then he skips out owing for rent. Pete's brother that owned it previously had a heart attack and can't remember the renters name and he is on his last leg.
 I look up the value of the house and it's around 100K Pete won't give me a price so I spit out 20K                  He tells me if he can walk away with 18K he wud be happy.
 I got the purchase contract whipped up quickly and emailed it to him.
I'm not sure how much I can sell this for but I'm thinking of 38K
 This property is 80 miles down the road in another one of those dusty hot farming towns.
It's funny how I was sitting around worried about lack of cash and a little phone call from a post card to an absentee owner can turn things around.                                                                                                    Let's make some Money... Rando
Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 09, 2018, 02:14:40 pm
It looks like I got a good deal here cookin. My wholesaling buddies Alan and Bob both want this deal at 38K All of us think this shud sell for 42-45K
I dont mind letting them add a fee on top of my 38K If they can find a buyer, but, they all know the same buyers I know.
One of my buyers is JJ, and he purchased a deal from Bob a few months ago. I txtd JJ and he seems interested. Bob says JJ still hasn't closed on his deal, and he took a month to get financing on our last deal and stopped txting and wudnt answer email or phone.
So if JJ wants it and am I'm willing to endure months of the run around, or find a more motivated buyer w better cash resources.
This seller tells me he will sign my purchase agreement today at 4 PM when he gets home from work. I txted him this morning at 8:30 that I wanted the signed agreement today and I'm ready to start escrow and get this going.
This is the time to get anxious, nervous, & worried, or not. I'm feeling optimistic, I think it's going to happen.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 10, 2018, 12:11:37 pm
Seller said he wud sign the purchase contract yesterday at 4 after work, this morning I get a txt that he decided to sell it to his nephew. I'm going insane here. I increased the offer to 25K and told him he has till 5 PM today and offer expires.   :banghead
Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 26, 2018, 03:56:46 pm
The seller Roberta that has the 2/1 fixer out in this god forsaken 104 degrees dusty cow town seems to be in no hurry to sell, and indecisive as all get out, but I continue to send her txts, last one said,, Did you sell that house yet, she replied, "no not yet",  and she will get back to me later. That was 3 days ago.

I do have a couple of other sellers that seem to be distressed. New home 2 yrs old, They paid 216K and now its worth 240-260K, They agreed to take 10K over wats owed. Not much equity here, if I cant find a buyer for a good assignment fee and refinancing. I'll then go for the, just sign it over to me method and I'll bring in a new buyer that has 20K down and take over existing loan, sellers gotta be very motivated for this to fly.
 My gut feeling is they are distressed, husband wants to relocate to Texas for another job, they got kids. I'm writing up the contract now, they want 90 days to vacate. My contract states, Sellers to keep mortgage payments current and a $100 penalty to be assessed for each day they occupy house past the 90 days.

My gut feeling tells me they are having financial difficulties, if so they probably think they can stay in the house for the 90 days, making no payments and they still get the 10 grand - in advance. Wudnt that be ideal?
I will mail off the purchase contract detailing all the specifics tomorrow morning and then, let the fun begin.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 29, 2018, 01:30:24 pm
I often wish I was less ethical, I wud do more deals. This seller Rebecca finally txts me that she's sorry to have taken so long to get back to me and now she wants me to contact her daughter who is helping her with the sale. The daughter is more difficult than Rebecca. She's asking how long will it take to close, I tell her 3 days if no title issues but often it can take 3-6 weeks. Oh crap, she's saying she dont want to string her father along and she purchased her house in 21 days w financing and yada yada.
I need some patience, but WTF I been trying to buy this house for 6 frikin weeks now. I need an attitude change and to chill.
I offered to take a bag of cash to her today.
I told her, I have cash, I have a $5,000 deposit, I'm buying as is, I want to fix property up, do you want to sell or delay longer?

I wud tell them to stick that property up the yang, if I didnt need the money.

Usually these deals are fun, but dealing with these old biddies is aggravating as hell.

Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 30, 2018, 01:13:15 pm
The seller's daughter asked me if I was going to flip this at auction or something. I lied my ass off. I told her my wife and I are going to fix it up and restore it. Oh, Forgive me Karma god.
I  sent a new revised and updated purchase contract. 10 day close w a 45 day extension for unforeseen Title issues. 50K purchase price, 5K earnest deposit. No finance contingencies, no inspection, no this no that.
I'm not holding my breath, I've already sent the old lady a few offers and she said she wud have it signed and then the excuses followed.
The seller's daughter says she will go over it with her Mom and Dad and get back to me this week.
I got it sold for 55K, so that is some good motivation, and I might be able to squeeze a few more grand out of buyer with a good story.
It's starting to get fun again.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 02, 2018, 10:38:05 pm
I was surprised to get the contract back and signed. I suspect the daughter is a realtor cuz of how she butchered my contract and reworded it. I can't have access or a key, I got a buyer wanting to see it, and these sellers from hell want to know who wants to see it cuz I already seen it. I told the daughter, my lender, my contractor, my wife etc, why? Oh crap here comes her attitude. They cant leave a key hidden, they have to be there, oh and she had it written into the purchase agreement. I'm trying to not blow a gasket here.
Now my buyers that wanted it b4 at 55K are not acting very enthusiastic and its been 24 hrs since they were going to talk about it. He didnt remember which house it was and said he didnt see it, I said yea u did, u ran over there and called me from the house. Or I was thinking I cuda said that that. Of course it's been over 7 weeks.
I don't think these dragon ladies want me to profit, they wrote it into the contract that only I was the buyer and crossed out the part that says this contract is assignable, I got some special words for these women, but I need to get back to my happy place. I'm gonna assign this POS so fast.

My regular buyer wants it at 50K I had told him 57. MY reply was, I got it for 50, lets do 55, now he wants to see it b4 his best and final offer. I;m going down in flames.

I'm gona be crawling off into my cave when or if this deal is done. But it's fun.


Title: Re: He Luvs Direct Mail
Post by: javipa on August 03, 2018, 12:48:28 am
I feel your pain.  This is why I don't screw around with sellers that are this unserious.

One, or two, of the seller's family members needs to be a hero, so, they're putting up needless roadblocks in order to create satisfaction in the deal. 

It's one of those instances where not meeting with all the decision makers illustrates how easily a seller can cut off your testicles and dangle them under your nose ...because you didn't qualify them well enough before you got down to business.

At this point, I'd say something along the lines of, "You have my last and highest offer.  It's not open to more negotiations.  I've already negotiated a fair deal with you, so either approve it as written, or I'm moving on.  And you've got until 5:00 today to approve the deal in writing."

Or 2) "I'm fine with your new terms, and here's my new price of $41,350.  After you approve the agreement with your signature, we'll open escrow." 

For me, I get to choose price, or I get to choose terms.  So, it's just a matter of figuring out which one I be getting.

If I may be so bold... Go out to the old man's house, with Granny and Ellie May present, negotiate a signature, and stop allowing this non-committal, let-me-get-back-to-you crap from continuing.  I mean, you get what you allow.  Otherwise, how long do you let these fart-heads string you along?  Just asking.

Of course, I don't know the whole story, and my advice here may be worth squat.

FWIW
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 03, 2018, 03:24:17 pm
Haha, Yea, any wholesaler with a molecule of self respect wud hav laid down the law with these psycho emotional sellers and been ready to walk or run.
But I can bite the bullet to make a few grand, cuz you see, I've been on the hard side of town.
I used to work for a living, and the horrendous crap I took back then from the boss and others, makes this look like a stroll down easy street.
Title: Re: He Luvs Direct Mail
Post by: javipa on August 03, 2018, 04:47:00 pm
I don't do wholesaling for precisely the reasons you've demonstrated here.

However, I do always tell sellers that I'm an investor. 

Once that's been established, the seller kind of expects that I won't be living in the house, and that I might shop the offer to other buyers. 

So, I kill several birds with one stone by sifting out the suspects that care more about my profession and exit strategies than they care about actually selling.

One of the keys I've learned in reducing resistance, is pacing and mimicking the seller's language and style.  Since few people like dealing with someone who seems to know more than they do, I try to dumb my act down to their level. 

For example, I never use the term 'sub2' with a suspect.  A contract becomes an 'agreement.'  Execute becomes 'complete.'  Sign this becomes 'approve this.'  Etc. 

As for the deal you're back and forth on, you've never had control of this negotiation.  It's time to seize control, and resist negotiating from your heels. 

I'd say you're beyond "Let's Make a Deal," and you're now at the, "Here's The Deal," portion of the competition.

FWIW
Title: Re: He Luvs Direct Mail
Post by: javipa on August 03, 2018, 05:05:29 pm
It's really important to care less than the suspect does about any deal. 

If the seller thinks he's got you hooked, then he'll play the line; wear you out; and reel you in like a fish.

That's the main reason I try to (figuratively speaking) shake the suspects off the line at the beginning.  This actually sets the hook, and puts me in control of the deal.  Otherwise, the suspect gets the idea that he's in control, and he'll play me like ....a Marlin.  Yeah, well screw that.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 04, 2018, 05:12:55 pm
I was played like a fiddle, when I crawled out of this deal, I muttered, "Don't hurt me"
This is one of those deals I fully expect to explode any minute. If it goes south, that might be fun too.

But I need some marketing money, keepin positive.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 05, 2018, 11:59:18 am
My buyer/realtor/wholesaler Matt offered me 50K for this fixer. My other buyer Jake seems to have no interest.
I tell Matt (he's the guy that drives the white & chrome w outrageous rims pimped out Escalade)
I tell Matt, I got it for 50, let's do 55K Matt wants to look it over in person b4 he gives me his final and best offer.
I set up an appointment w Roberta our passive dragon lady seller for Saturday at 1PM
Oh crap, at 1:12 PM Roberta and the psychotic aggressive daugher are txting. Were here where you?
I txt Matt, he txts his guy, both sellers are asking why I'm not going to be there, I tell them my guy is going, not me. I thought you and ur wife and contractor and lender and holy get me outa here.
Matt told his guy to say he works with me. The lies continue. After an hour passed Roberta txts me to say Diego was very nice and had completed his inspection.
I'm still doubtful as hell that this deal will fly.
But then at 5 PM Matt calls, he says his guy will do 54K and no more and he needs to make something so what do I want to do? I tell him, well hell, let's take 2K each. He says done. Send me the purchase contract and assignment.
I'm still not counting my chickens yet, what happens when Roberta and psycho realtor daughter find out Diego is taking this and Randy, that blankity blank wholesaled this property when I specificaly crossed out the part on his contract that says he can assign it, & he told me he and his wife were going to lovingly restore this house, and now him and his Buddy Matt are trying to run off with 4 grand that shud be in our pocket.
Common sense suggests she sold for the price she agreed on, what the hell does it matter?
The title holder is Bernal, Roberta's husband, he's older than the hills, sick and he inherited this property.
But, I am having fun here. I'm making 2 grand only but that will keep the wheels greased.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 07, 2018, 11:09:56 am
The Title Company called yesterday, they had emailed my assignment, Matt had already signed it, I quickly printed, signed , scanned and sent it back.
These guys don't screw around.
My first buyer Jake txted saying him and his partner were getting ready to go view the property, I txted him back, "that property sold fast", your 3 days late, then he calls.
What's really sick is once it closes I will email the dragon ladies and thank them $ wish them well, when what I really want is to punish them with torture and pain and etc.
Now time to think about how I will play this other deal I got going, 2 yr old house, sellers moving for a job out of state, I offered them 10K and the mortgage balance. There is some good equity there and I bet I can sell this property to a retail buyer.
Be fun to wholesale a nice new home instead of these fixers.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 13, 2018, 01:25:29 pm
I'm still licking my wounds on this recent deal w the dragon ladies. I havnt heard anything from them or Title or buyer for a week since starting escrow, which usually means good news & things are progressing smoothly.

My seller that has the 2 yr old house that I offered 10K over mortgage amount is being evasive, she called and wanted to meet me, I told her I need the contract signed and a copy of her statement, she tells me she has to wait till the bank mails her one, I tell her just take a photo of ur latest one and txt or email it to me. She's insisting that I meet them. I tell her I need this info before we can move forward. I'm getting a bad feeling, she's so evasive. Her husband works out of town thats why they havnt signed it yet, she says, but now he's back and she wants me to drive the 50 miles to her house and then they will sign it. They want 90 days to vacate. I'm kinda desperate for some deals so I may have to be the passive agreeable walked all over investor.
Or not.

One of my bird dogs named Steve that I been trying to motivate for years emails me, he says he started a buyurhome website and sent me a lead. The homeowner an Asian lady tells me she is trying to avoid foreclosure and wants to sell. The property is worth about 170K It's a nice 3/1 1100 SF built in 57. The bad is she owes 158K and this house needs new roof and updating, has the old windows. I asked her if she wud accept some cash and walk away and she says yes she wud.

I offered her 2K in cash and offered to take over her mortgage. It seems she purchase the property in 04 for 125K so she must have borrowed against the property heavily, I estimate she got a 50K loan.
Google satellite maps shows a huge lot, 9,000 SF with a pot farm in the back. I told Steve my plan for doing a Sub To or long term lease purchase, and we wud bring in a buyer with a good down payments to split, and he said, "Go for it".


My bird dog Steve is a good guy but has a negative dream killing old battle ax wife that thinks I and everybody on this planet will rip them off. I never gave up on him and a few months ago I purchase him a nice little Sony boom box with Bluetooth and a USB input and I recorded about 15 hours of real estate stuff and even some hypnosis motivation MP3's. He came over and picked it up. I've been trying to get him in gear for 6 years and he has found us a bunch of properties and we almost did a few deals. I'm glad I kept at it, we all need a kick in the ass. But how do you over come an over bearing negative spouse?
Title: Re: He Luvs Direct Mail
Post by: javipa on August 13, 2018, 03:58:30 pm

1)  My seller that has the 2 yr old house that I offered 10K over mortgage amount is being evasive, she called and wanted to meet me, I told her I need the contract signed and a copy of her statement, she tells me she has to wait till the bank mails her one, I tell her just take a photo of ur latest one and text or email it to me. She's insisting that I meet them. I tell her I need this info before we can move forward. I'm getting a bad feeling, she's so evasive. Her husband works out of town that's why they haven't signed it yet, she says, but now he's back and she wants me to drive the 50 miles to her house and then they will sign it. They want 90 days to vacate. I'm kinda desperate for some deals so I may have to be the passive agreeable walked all over investor.
Or not.

----------------------------------------

2)  My bird dog Steve is a good guy but has a negative dream killing old battle ax wife that thinks I and everybody on this planet will rip them off. ...

[So,] how do you overcome an over bearing negative spouse?


1)  Sub2-By-Phone can work, but because it's a trust-based transaction, it's way better to show up in person and close. 

Practically the only ways I'll present over the phone, is if the seller lives out of state, or has abandoned the property.  Otherwise,  all the deed holders and Uncle Henry who's into real estate (aka all the folks who will be weighing in on the deal) have to show up and sell me on the deal. 

If they don't try to sell me on the deal, they can just hold on to their half-acre of Hell.

I mean, I wear the 'buyer' cap, and the seller wears the 'seller' cap, because buyers buy and sellers sell, and I don't get the hats confused.

-----------------------------------------

2)  The reluctant spouse needs to directly share in the profit rewards from a successful real estate deal; candy or flowers, or furniture and/or cars.  Eventually any spouse will be supportive and chomping at the bit for deals to close.  It's like the adage "The stink of failure is best deodorized by success."  Same goes for a reluctant spouse and real estate.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 14, 2018, 03:34:11 pm
I got an email from the Title company today asking for the sellers contact info, this is great news, it means they have run the prelim title search and it looks clean and they will be calling the seller in to sign the final papers.

This is where is gets interesting, the old guy is sick, maybe he can make it to town to sign or they will send a mobile notary. What happens when the crusty old dragon ladies find out its not me they are selling to?

As for the actual seller, I don't think the old guy cares really, and when it comes down to it, they want that 50 Grand and won't care if an alien from the planet Zorgon is buying it.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 21, 2018, 03:52:20 pm
It's the wild West, my guy Matt emails to say one of the dragon ladies gave him the riot act that the blankity blank Rando wasn't the one buying the property and she was going to talk to a Realtor. Matt says everything is ready to sign.
It's funnier than, I can't think of what its funnier than. I emailed Matt to give me our buyers name and maybe I can smooth things over, like crawl on my belly and beg for this deal from the wicked witches.
Or maybe I'll just wait and see how it plays out.
The old guy (our actual seller) has to put his foot down at some point, but then, these hens have ruled this roost since day 1.
It's not like I didn't consider this happening. The daughter is a vicious control freak from the get go, and then add a bad attitude mixed in with some anger issues and wala, seller from hell. She chopped my purchase contract to hell and spit it out in flames and I didnt want to argue anymore.

I was hoping for the best and expecting the worst. That's what keeps me from going insane.
Title: Re: He Luvs Direct Mail
Post by: javipa on August 21, 2018, 04:49:20 pm
Do you have a signed purchase agreement?

If so, lien the property.  Then the wicked step-sisters can do whatever they want with the property, except sell to anyone else without your cooperation.

Maybe they'll want to buy you out of the agreement (insert evil laugh here)?  Then you can get paid 'not to buy (insert another evil laugh here).'
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 21, 2018, 06:57:31 pm
This is past the signed purchase agreement. This sucker has been tagged but not yet bagged. Sitting in escrow waiting for Bernal the unfortunate title holder to come in and sign final papers. He's 76 years old, sick and I'm guessing he has put up with this domineering tag team since he tangled up with this crazy ass woman when his lower brain was doing all the thinking.

Putting a lien on the property is a great idea, but once the old guy makes his untimely earthly departure, were talking family strife, probate and more crap than is in all the bat caves in Brazil.
Title: Re: He Luvs Direct Mail
Post by: javipa on August 21, 2018, 07:40:05 pm
Your PA and subsequent lien would survive probate.  The survivors would still have to sell to you. 

I routinely record a notice of agreement against real estate.  The real issue is timing.  The lien needs to be recorded prior to any other liens in order to secure your equity position.   
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 24, 2018, 11:38:56 am
My buyer/realtor,wholesaler Matt called yesterday. He seemed depressed, saying he had talked to the daughter and she was upset that I was not the buyer and the contract was being assigned.
Matt asked me to call the dragon lady and explain the situation. It's only 2 Grand for him and he's a big time realtor/broker in this town, so I'm thinking this 2K will make his Escalade payment & keep him afloat.
Of course it wud sure help me survive. So I'm gona crawl on my belly, slobbering and try to win this battle.

I told Matt I'll give it a shot, here is what I sent to these ladies.

Hi Roberta, my wife and I really wanted this property but we are scared of all the work it needs and the high price. Our friend and partner Diego can handle it, he has the experience and knows how to get sh-t done. And he’s paying us a few grand out of his pocket. Sorry bout the misunderstanding. Can we get this deal done? Randy & Miriam.

I didn't tell Matt about how difficult this woman is, but I think he had a good indication when he talked to her.
I got no reply from them yet, my next suggestion wud be to have Diego call them, he's our buyer, the daughter said he was nice and pleasant. He's Hispanic like they are, and I'm the bad gringo.

I cud waste a lot of time thinking and worrying about this deal, but, I'm gona stay positive and send out some letters to pre-foreclosures and fix a great meal and take a nap.
Title: Re: He Luvs Direct Mail
Post by: javipa on August 24, 2018, 12:18:37 pm
Why is "Matt" talking with your seller directly?  The only person needing to talk to your seller is YOU or the title company.  I don't understand.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 25, 2018, 12:24:42 pm
Matt and I are co-wholesaling this property. Since I don't get along with this seller, maybe Matt can, or not.
Now, I may have the buyer give it a go, since he met the angry daughter and she said he was nice and pleasant.
Yea, normally, I wham bam these and keep sellers and buyers apart till the closing, but these are the sellers from another dimension.
Why wud these crusty old psychotic women insist on selling only to me? I met the old lady once and been txting the angry daughter for a week and it was confrontational.

I'm ready to give up on this crazy train and look for better and easier and more profitable deals.
I'll let Matt and the buyer Diego try some magic and some friendly persuasion.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 08, 2018, 09:19:44 pm
An Investor named Dean, in a nearby town and I are always txting and looking over each others deals.
He had called me a few months ago and We talked about how slow the action is and wat we need to do to get crap happening.
He tells he's got this 3/1 w studio in back for 45K, I ran a few ads on Craig's list in Bakersfield California the nearest city. Taft is a migrant farm town with a population of 1200 on a good day. It also sits in the desert basin and I heard it gets seriously hot there and way cold in the winter. Imagine also a featureless landscape and if your being tared and feathered and banished, paroled here wud be the harshest punishment..
Well, I never got one stinkin call on my CL ad, and a house in Calif for 50 Grand is rare, but this location sucks that bad..
 Then after several months, I get a call on the house. The old ad was still running. Buyer had questions but I never been to frikin Taft. I tell him to go look at the property. Next day he calls and wants to know the lowest price, I tell him 50K is rock bottom, he's gonna talk it over with his partner.. Now, I had a feeling this guy wants this house and this is insane part, I didnt even know if it was still available.
I txt Dean, You ready to sell that fixer in Taft? 2 months ago he was firm at 45K I tell him, how about 40K with sugar on top? and he replied,, how much sugar haha.
 I didnt get any more response, So I txt him, I'll write up the agreement. I was feeling confident cuz I didnt get a no or nothin.
Now this is some exciting sh-t. Negotiations are fun for me. The high I get from doing this is intense. So I send him my purchase agreement for 40K and he signs it, he changes the 30 days into 15 days but I was still slobbering all over myself..
The next morning I just knew this potential buyer wud be calling. And he does. We agree on 48K. I make up the Assignment for 8K and buyer signs it. I inform Dean that buyer wants it and he wants to use his escrow company in Bakersfield and close in 2 weeks. Dean says, let's do it.

Dean hasn't asked how much I'm making, he's prob going to be a little pissed, he purchased it for 31K and prob had expenses and I might be making more than him. This is a deal that just fell in my lap. I'm actually disapointed in myself that I gave up on it b4 when I cudnt sell it and somehow got extremely lucky.

This is Great news, soon I will have marketing money and greese for the wheels.,
Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 10, 2018, 12:51:00 pm
My buyer txted me his email, I send him the Assignment to sign and listed the terms.
Purchase price $40,000
Assignment fee $8,000
Total $48,000
Buyer pays closing.
I also included a copy of my signed purchase agreement with Dean my seller.
Soon I got a signed assignment and later I get info that escrow has started with all that info and then I hold my breath and send it all to Dean.
Holy crap, Dean hasn't replied. It's going to smooth and easy, what kind of craziness is this?

Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 12, 2018, 04:32:29 pm
This deal is moving forward, I actually think it's gona happen. A girl named Heather, from the Title company calls, I give her the Sellers phone number, she wanted to know what his title was and I told her, Owner, she wanted to know what my title is, I tell her I'm the wholesaler, the middle guy. She had a sweet voice.
Then the buyer txts and he wants the combo to the padlock on our fixer he's buying. Our seller Dean txts it back to me quickly.

This is where our buyer goes inside and does his final inspection with his partner and boss, his wife Veronica.

I'm only sightly worried, cuz the photos show a livable house, just has the original cabinets and doors and plumbing and lighting etc. from 1941. And the studio apartment in back is not trashed. I thought it was a smokin deal, I only gave up on it cuz it's in frikin Taft California, a tiny desert town between hell and nowhere.

To early to count my chickens, but there cud be about 8,000 of em.
This concept even after 50 deals is insane.
Find a distressed house, add an amount you want to the price and hand it over to a rehabber thats begging for the thing.
Who's gonna believe that?.

Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 14, 2018, 05:34:59 pm
The way I know everything is going smooth and a possible payday is coming is because it's quiet. I know the
Title Company is doing their work and its time to roll a big one and relax.
So when the phone rings and I see it's our buyer calling a 9 AM, I start to panic. I slowly grabbed the phone fearing the worst, and answered. The seller is a friendly guy. he telling me the preliminary title report is back and he thinks they can close this Friday. That usually means the following Friday.
 I tell him, wow, you guys don't mess around, then he tells me he wants more. He says he has people mad at him cuz he's not delivering.
 It's bout time to crank up the marketing. I'm feeling it.

Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 15, 2018, 03:10:04 pm
Our buyer calls again this morning, he don't know how much that scares me.

He tells me he will deposit funds into escrow today and we shud close by Friday. Yea sure.

I txt Dean that our deal is being funded today. He says he called Title and got the updated paperwork and will overnight the new signed chingo today.
Holy real estate gods, can this deal really be going down this easy and fast? Will Rando grab his 8 grand and ride off into real estate sunset with profits that he did hardly anything to earn? Which consisted of A frikin ad on Craig's List and a few phone calls, emails and txts? Will he go mad?

Or will he burn in guilt hell.

Having fun. Let's make some Money.

Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 16, 2018, 05:10:28 pm
It's Amazing. I wud believe aliens visited earth eons ago and bred a race of humans as a workforce than believe what just happened.
The girl at Title called and wanted an address to send my check to.
I'm kinda in shock. It's been exactly a week since the buyer first called me.
I cud hav drove the 100 miles to Bakersfield to get my check but then how cud I brag how I sit on my ass, never leave the house cept to go Walmart, and make 8,000 Frikin Buks?
Let's do it again.
Title: Re: He Luvs Direct Mail
Post by: houseo on November 19, 2018, 11:16:53 am
@randoskie, what platform are you using to generate your mailing list?
Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 19, 2018, 11:35:29 am
I buy my lists at listgiant, but my last mailings to 2500 absentee owners I only got a few calls and one deal for 2K and that one fell apart b4 closing. But I usually double or triple my money.
This latest deal I got was from networking with another investor.
Seems the market is changing, leveling out or bubble bust?
My fav guru Ron Legrand says we can make money whatever the market is doing.
So, I'm gona hit it again. New post card designs, more bandit signs, try the door hangers again and will recruit more bird dogs.
Title: Re: He Luvs Direct Mail
Post by: houseo on November 19, 2018, 03:45:27 pm
Awesome. Thanks.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 20, 2018, 11:55:00 am
I'm still in disbelief, the check arrived in my mail box yesterday, that's Monday and the deal closed on Friday. I've had that 8 Grand check laid out on my desk for 24 hrs now. I like looking at it. I got it all propped up, it's so colorful and makes me feel so warm and fuzzy. This deal went down in about 10 days an that includes 2 weekends in the middle. I might get over to the ATM and deposit this check, then another few days for check to clear and then it's, come home to Daddy.

I had a desperate homeowner call me yesterday, he has a nice rehabbed home, squatters and expired listing, he's stuck with payments, he moved w job transfer and I cud feel how desperate he was. He told me the whole story. He owes 170K $1,300 a month in payments. Disgusted with his realtor. Value on home is about 190K But the darn squatters stole sh-t and left the place in a mess and now he cudnt sell it and realtor screwed him and yada yada.
This guy just might be desperate enuf for the Sub To deal, Take over his payments and leave existing loan in place and I bring in a new buyer with 10K payment to me for putting it all together.
I'm salivating thinking about it.
Title: Re: He Luvs Direct Mail
Post by: Alex on November 20, 2018, 03:13:36 pm
Hey guys. Has anyone tried letters with subject property's image on the front?
Title: Re: He Luvs Direct Mail
Post by: Randoskie on December 08, 2018, 02:35:58 pm
My wholesaling buddy Alan from a nearby town emailed me yesterday and asked if I wanted a 4/2 1400 SF house in Boron California for 35K. I looked at it on Zillow and on Google maps and it looks like a nice house, Zillow says its worth 98,500

Let me paint a picture of Boron California, it's a depressed town near Mohave desert where the desert heat is intense and even the lizards and snakes have left town.

I txted some of my buyers that I had a 4/2 for 45K, one guy replied back, "Let me know when u get the golden gate bridge for 45K.

One lady named Lily wanted more info and she wants it at 45, doing the paperwork this weekend.
How is this possible? An old okie pot head can have a dream life, growing his stuff and flip real estate deals hundreds and thousands of miles away sitting on his ass and sending a few txts.

I've been learning about how our thoughts create our lives. I can now quickly reverse negative thoughts and comments. If ur interested in this concept check out this little book called "Self Talk"
on Amazon for a few buks. All you have to do is consciously change your thoughts.

If there was a little book that cud change your life, wud you read it?



Title: Re: He Luvs Direct Mail
Post by: kdshomebuyers on December 09, 2018, 01:09:42 pm
How much mail are you sending. I know we do quite a bit and have pretty much stayed with postcards.  We used to do letters but for us postcards ended up have the best results long term as far as cost per acquisition.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on December 09, 2018, 02:58:16 pm
I did a post card mailing to 2,500 absentee's about 6-8 months ago and got no deals, but the mailing b4 that to same list I made 25 grand. So since then I'm not doing any marketing, I have a few bird dogs sending me addresses and I got letters going out to them.

The last deal and this one I'm working on now I got from other wholesalers, they advertise their properties half ass, I inject some exciting words in my ads and it always seems to get results.
My plan is to get the ball rolling early 2019, with more direct mail, bird dogs, bandit signs and door knob hangers.


Title: Re: He Luvs Direct Mail
Post by: javipa on December 09, 2018, 03:08:03 pm
Postcards should be a fundamental to any marketing, but that's just the start.   

Barney Zick once said that seven hooks needed to be dropped in the water, in order to stay busy. 

At the same time, referral leads can be cultivated from every prospect you come in contact with.  People who need to sell, often know others that need to sell, too.  Why not let the warm leads, lead you to other warm leads?
Title: Re: He Luvs Direct Mail
Post by: kdshomebuyers on December 09, 2018, 11:41:52 pm
Javipa,

How much do you send.  I was expecting a bigger number from Randuskie, not that it matters just was guessing.  We send a ton in a few markets especially in WA.  Definitely worth it for us.

Randuskie, you getting moving again it sounds like?  what do you plan on sending in the future on top of everything else you do.
Title: Re: He Luvs Direct Mail
Post by: javipa on December 10, 2018, 12:52:40 am
What I do, is not necessarily applicable to you.  It depends on size of your farm, and the number of records that sift out in a given farm. 

For example, in one market I could sift out only about 750 good records.  In another, I could sift out around 7,500. 
Title: Re: He Luvs Direct Mail
Post by: kdshomebuyers on December 10, 2018, 03:12:27 pm
javipa,
I understand that I was just curious of what others are doing.  Just to see the kind of volume or how targeted/niche members here are.
We do 10k per week per market (a market for us is county level which is pretty wide) which is heavy but we also aren't niching down too much.  It works well for us but if our budget was small we would definitely thin out our lists.

Thats for our main two counties but other states we do very small mailings and are just testing as they are newer.
Title: Re: He Luvs Direct Mail
Post by: javipa on December 10, 2018, 06:30:37 pm
I'm assuming you're sending 40,000 pieces a month, and not mailing the same list four times a month.

I'm not sure how long you've been doing that, but why are you splitting the mailing into four batches?  Isn't it simpler just to send once a month?

I try not to be too predictable.  I move the mail date around, but I try to time it where the mail reaches the suspect's box early in the week.  It's one of many tweaks I employ to keep the mail from going in the trash (by accident).

What is your gross conversion rate on 40,000 pieces a month?
Title: Re: He Luvs Direct Mail
Post by: JTMartin on December 10, 2018, 11:35:30 pm
Man! Nice work on the mailers, but just to mention it, don't be complaining about the cost when you're actually getting calls and deals out of them. I'm in WI and we're sending about 2500 a month (we'd like to kick that up) and our response rate is somewhere between .04% and .08%. Absentee list here doesn't seem to respond AT ALL.

So we're working other angles, glad to hear your success though!
Title: Re: He Luvs Direct Mail
Post by: Randoskie on December 19, 2018, 12:25:45 pm
I'm trying to justify buying this new drone. Can I make myself believe its for real estate or do I come to terms with, you just spent a thou on some frikin toy, are you insane?

I only did a half doz real estate wholesale deals this year, cuz of very little marketing. But my other home based business is bringing in some serious profits. My back yard garden. I haven't decided which is more fun, flipping fixers or growing California's finest. So, I'll do both.

We all deserve to prosper and be healthy and happy. Let's make 2019 even better.

Rando
Title: Re: He Luvs Direct Mail
Post by: javipa on December 22, 2018, 02:11:37 pm
Randoskie, you made me laugh.  My friend bought a professional-grade drone that takes high-resolution video, and he justified the purchase saying that it'll help him in his business.

I asked him how.  He said, "I can fly over the cars I'm selling and post videos of the cars."

Sure.

Of course, he couldn't just say, "I want to play with a drone." 

I like to play with antique cars.  I'm just gonna admit here that owning them does nothing for my business whatsoever, and having them is a complete and utter indulgence in my excess.  Why?  Because I can!
LOL :beer

Title: Re: He Luvs Direct Mail
Post by: Randoskie on January 23, 2019, 03:35:37 pm
It's been a mild winter here in Central Cal, cept for a few hellacious rain storms and now the sun is out and getting 60 degrees. I feel like climbing out from under my rock and work on some real estate deals. But hell, marketing is expensive and my last direct mail campaign bit the big one.
Some awesome deals have come from newbies that needed help with negotiating and contracts and escrow yada yada. I've done a bunch of these wholesale flips, I luv it, its fun and I'll share wat I know.

If there are any hungry ambitious newbies out there that wants to make a sh-t ton of money and are willing to get out there to find them, message me, 50% split on profits and everybody is happy.

Rando
Title: Re: He Luvs Direct Mail
Post by: Dmccright on January 24, 2019, 09:30:37 pm
Just came back to check on you guys and I have to admit my results have been the same. My last mailing cost me 3k and bit the dust. Also my local REIA groups got scammed by their leaders so my bird dogs have been limited to zero. Local codes have been ripping up signs since this Guru has come to town and told everyone to paint the streets. Needless to say I had a fast start and now ouch... I have to say I really wish these guru's promising million dollar life styles would stop. It saturated the market that's weak to begin with.
Title: Re: He Luvs Direct Mail
Post by: javipa on January 24, 2019, 10:14:36 pm
Are you flipping deals, or holding onto them?

You're probably competing with 'dabblers' and shiny-object chasers.  However, if you're doing the same thing they are, you can't set yourself apart from them, no matter the inventory. 

Maybe it's time to chase different inventory?  For example, you might find there's little competition for low/no equity houses in your farm.  There're probably sellers with no equity, that feel trapped, and if they knew how to get out without losing their shirt and reputation (foreclosure, short sale, etc), they'd take whatever offer you made...

Of course, you offer to take over their loans and relieve them of their debt, IF they agree to hand over their deeds.  Then, you flip the house with instant seller financing included, and put your buyer's down payment in your pocket. 

Everybody wins.  The seller gets his house sold.  A buyer gets your EZ financing.  You create equity out of thin air and put a down payment in the bank.  And since, you can't legally finance anyone for less than five years, you up the retail price to reflect that, and then you can expect a back-end equity profit, too, just for offering EZ financing.

This used to be the FHA non-qualifying assumption/flipping scheme back in the '70's.  Take over FHA and then finance a new buyer with no qualifying.  It still works like a charm (despite Frank/Dodd interference). 

Of course, there's more to it, but it's a great model for investing in houses that conventional investors consider radioactive.

Meantime, keep your message out there, and develop referral leads as much as possible. 

Hope that helps. 
Title: Re: He Luvs Direct Mail
Post by: Randoskie on January 25, 2019, 12:16:39 pm
Javipa, I luv the Sub To deals and I've done a few of them, tell us hungry investors how you find them.
I've come across some with direct mail targeting the absentees. 
Tell us about a few that went south.
Title: Re: He Luvs Direct Mail
Post by: javipa on January 25, 2019, 04:18:42 pm

Javipa, I luv the Sub To deals and I've done a few of them, tell us hungry investors how you find them.
I've come across some with direct mail targeting the absentees. 
Tell us about a few that went south.



You want to know about how I've failed at my business?  LOLOLOL

It's interesting, because when I share the spectacular successes, people don't believe they're real deals ...You know, like making $85k in three weeks on a half-million dollar McMansion that needed absolutely nothing, but had an enormously high interest rate.  Or the Mexican family that sold me their house for twenty bucks, if I agreed to pay the closing costs.  Or the million dollar business I bought with the seller's equity.

BUT ...you want to know about my loser deals...?  Will you believe them any more than my 'home run' deals?

Here goes...

I mailed postcards to my farm, and included a link to a video presentation that was supposed to warm prospects up before I showed up.  Instead, it robbed me of the element of surprise and awe when I was physically attempting to present my scripted offer.  The sellers kept interrupting me, because they knew where I was going, and were too impatient to listen (again) to my whole schpeel, and so they kept asking, "What's your offer?"

Not realizing the mistake it was to pre-present my offer via video, I continued with my presentation, until finally the wife, just blurted, "If you can't make us an offer, get out of our house!"

I considered this was not a salvageable situation, and since I love a fight, I decided to have some fun, and slam them with an unqualified offer saying, "My offer is, I'll give you a buck for your equity, and you'll fork over your deed, move out by noon tomorrow, and I take over your loan.  Deal?"

Silence.  The seller's had no idea 'that' was coming. 

And of course, since I couldn't establish a consensus on the fundamental details, such as the actual equity in the house, and they thought they had my number, so to speak, they thought my offer was stupendously ridiculous.  At first blush, it would seem ridiculous, but they didn't want to be led down the path of bread crumbs that would have made my offer seem plausible and doable. 

If fact, the couple was upside down for my purposes, but the house was 'retail ready' and I could have flipped it for at least a thirty-five-thousand-dollar front-end profit ...if I had not poisoned my presentation with an uncontrolled video preview.  I no longer link suspects to my 'warm up' video.

---------------------------
Then there was the retired couple that was allegedly desperate to sell, and told me so over the phone.  Of course, I don't pay any attention to what sellers say to me when they call me.  I'm just focused on nailing down an appointment to present my offer.

Got to the door, and a conservative-looking couple answered the door.  They resembled something out of a Normal Rockwell painting.  He was rugged and his wife looked like Santa's rather plump wife.  Meantime, somehow, I just forgot my head, and walked in without qualifying them as 'actually motivated' sellers, and assumed they were the decision-makers. 

I presented my credentials and shared some of the deals I had done, and they were impressed (it seemed), and even showed them some testimonials from the last two deals I closed on. 

I gathered a consensus on the details, without objections, including their equity; the payments; the insurance coverage; etc. time-frame for moving; and the structure of a sub2 transaction, and invited them to approve my offer.     

That's when Mrs. Clause said, "We'll consider your offer." 

Realizing I was losing control of the negotiations, and failed to pull the rug out from under the 'higher-authority' gambit, I responded, "I'm sorry, but I've got too many houses to consider, to give you time to 'get back with me.  My offer expires as soon as I go out the door."

Man, this couple turned from 'nice couple, from a Norman Rockwell painting,' to Nesfaratu and Irma Grese. 

They insisted they had no intention of accepting my offer until their attorney checked out the details.  Translated, "Do we look stupid?"
-------------------------------

I can can count on zero fingers how many deals I've closed where an attorney was involved.  And this couple was no exception. 

I knew better than to present to someone I hadn't pre-qualified to hear my presentation.  And then, to add injury to insult, I failed to pull the rug out from under their attempt to 'consult a higher-authority' at the door.

I don't make time to put on free 'sub2' seminars, but I ended up doing one anyway, by accident.
---------------------------
So, there's two failed deals.

Here's a disaster: 

Many years ago, I moved into a brand new farm area; failed to know my values; closed on a half-million dollar house; put up bandit signs, and got exactly two responses ...from investors. 

Never mind my new next door neighbor listed his larger house for $100,000 less than I paid for my house...   Can you say 'panic?'  After spending a few grand trying to salvage a 'reeeeelly baaaad' deal, I called the seller and said, come pick up your house.  The keys are in the mailbox.  I left it all shiny, clean, and rent-ready.  The sellers were NOT surprised.  They knew they had a sucker on the line, and they gambled I would take their headache away.  I never recorded the deed, so the taxes and what not, were not affected.  The insurance was never modified.  It was like I never showed up, and spent several grand trying to sell a severely upside down lemon. 

I'm all for buying financially upside down deals, but 20% upside down?  Meh.

Haven't done that twice.  Knock on wood.

---------------------
I don't share the failed buyer/borrower stories, because it might reveal (unnecessarily) how I successfully  insulate myself from 'predator' buyers that Frank/Dodd created.
---------------------

Now, do you believe my home run stories?  LOL 
Title: Re: He Luvs Direct Mail
Post by: Randoskie on January 30, 2019, 02:02:57 pm
I believe. Holy real estate gods, 80 grand on one deal? I'm humbled, jealous, envious.

I have a bird dog named Enrique. He emailed me a few days ago to say, he had rented an office, wanted to get a direct mail campaign going and wanted me to furnish my knowledge w negotiations and contracts and etc., to do some 50/50 deals.
He claims to have funding for the campaign.

I'm ready to do this I think, but, why am I skeptical and hesitating? This is what I've been manifesting, a hungry young wild man to partner with. But then, I keep remembering that saying, which has always or usually been right on...
If it sounds to good to be true.... It probably is.
But hell, what have I got to lose? Win or lose, it's some fun sh-t.
Title: Re: He Luvs Direct Mail
Post by: javipa on January 30, 2019, 03:17:59 pm
$85,000 on one deal.

===================
Either this guy is 'reeeeely serious,' or he's a flake.

Only agents set up offices, before they start doing their businesses.

The rest just need a corner with room enough for a card table, a folding chair and a laptop.  Enough with the offices.  Pffft.

That said, he's not gonna be satisfied with splitting his referral fee with someone who's not contributing to his HIGH overhead.

So, take advantage while he's still green, because he's gonna ripen fast.  Or he'll decide that offices aren't really that necessary, drop back; and focus on finding deals, rather than looking 'corporate.'

???


Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 03, 2019, 04:54:00 pm
My bird dog Enrique has rented an office and wants me to teach him how to wholesale real estate for 50% of the properties he finds. After a few deals he wont need me anymore,

Or will he?

Sometimes u gotta bottle feed these newbies and put a stun gun to their testies to get them in gear.
And win or lose, it's frikin fun.

Who wants to make some Money?

Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 12, 2019, 05:37:43 pm
To Old to Rock an Roll.
My long lost buddy Jim found me on Face Book. He came over my place and we smoked a bowl of his stuff. He told me he was restoring an old vehicle for a classic car enthusiast and was getting $25 an hour. I told him how I had been wholesaling houses and never left the house.
He told me had been sanding and doing body work and replacing rusty panels for weeks and was glad to escape for awhile.
Jim says he's 63 yrs old and I told him I was 67.
He then looked concerned and in his stoned state, asked wat was I going to do when I got too old to do real estate?
I told him, ur never too old to do real estate, in fact you cud do real estate the day b4 you die or maybe the morning of.
We broke into hysterical laughter.
But yea, instead of doing nothing we can be wholesaling real estate till the cows come home,

Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 18, 2019, 12:06:28 pm
I got a call from an old guy wanting to cash out his 4 rentals. He's owned them since the flood and are all free and clear.
These houses are built in the 40's, two of them are 2/1's and two are 1/1's and one has a garage apartment that's not permitted.
Sellers name is Tony and he says he wants 400K which is about full value, but these houses have never been upgraded, I'm talking original wood slide up windows and old kitchens and bathrooms. Tony tells me they are all rented and he has a nice income from them.
I'm thinking even at 400K these have a potential rental income of 800 a month each and $400 for the garage apartment, there is some nice cash flow there. Now to give Tony my kick in the nuts price and see what happens.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on February 21, 2019, 01:04:58 pm
My latest bird dog ad is this,

Property Acquisition Manager

My Partners and I flip houses here in Fresno/Clovis/ Madera/Hanford and all the surrounding towns.
We have done a lot of deals. We specialize in older fixers. As you can imagine it can be profitable, but if you think it's easy and you want it sugar coated, keep looking.
If you have a car, phone and Internet, you're loaded for bear. No license required.

We pay a flat rate of $2,000 Cash for each address that you submit that we can do a deal on.
Email for my Free Info Pack

I've got about a dozen responses so far, cuz the masses dont start stirring till the sun comes out


However, This is probably what wud motivate the average bird dog.

Get paid for doing nothing.
Sleep in late, don't do anything and get paid. Real Estate Investor Rando will pay you to stay home and do nothing, Watch TV, eat junk food and smoke pot all day and get a big check for doing absolutely nothing.
Only requirement is that you be breathing and have no ambition. Are you living in your parents basement, worried about your most recent DUI? Well cheer up lowly human, cuz this is ur lucky day. I pay $200 a day for you to sit on ur ass and do nothing..
Call Rando and get ready to get paid for doing nothing.


Wud they respond to this?
Title: Re: He Luvs Direct Mail
Post by: javipa on February 21, 2019, 05:47:13 pm

Get paid for doing nothing.

Sleep in late, don't do anything and get paid. Real Estate Investor Rando will pay you to stay home and do nothing, Watch TV, eat junk food and smoke pot all day and get a big check for doing absolutely nothing.

Only requirement is that you be breathing and have no ambition. Are you living in your parents basement, worried about your most recent DUI? Well cheer up lowly human, cuz this is ur lucky day. I pay $200 a day for you to sit on ur ass and do nothing..

Call Rando and get ready to get paid for doing nothing.



(http://jaypalmquist.com/images/laughing250.png)
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 01, 2019, 09:21:17 pm
They stole the floor. OK, now I've seen it all. I'm getting a 4 Plex on contract for 50K, my bird dog Rich found it in his small nearby town. It looks nice from the outside, large 2 story apartment building w parking on a quiet street w big trees.
It's when you go inside, it's like u were slapped in the head with a termite infested 2/4. The second floor is gone. I'm talking old oak T&G 1" thick hard wood flooring is friking gone. At least the floor joists are still there.
It's got graffiti, gutted to the studs w wiring and plumbing missing, rotting balconies. And you know what? I luv it.
Already generating some interest at 67K, Rich and I have done a bunch of deals and he likes 50%, and I like it also, especially when he drops it in my lap, all I do is send out txts and emails and my buyers are slobbering already.
Now the problem arises when they realize it's gona cost 150-200k in rehab, I estimate this building cud be worth 300-360 after repairs. This is fun.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 05, 2019, 01:37:02 pm
It's the game we play. We had a verbal confirmation w seller that our offer of 50K was acceptable, I had this bad boy sold this morning for 64K I put the pressure on Rich my finder to get this mo fo signed, well first the seller was gone for the weekend, then Monday wudnt return calls. now this morning my partner finally gets into his office  to get purchase contract signed, and wudnt you know it, seller says he decided not to sell.
He was playing us. My buyer is not happy.
But the high I get from finding the buyer and negotiating and everything is amazing, I've never experienced anything like it doing anything else.  I was really having fun.
Even the final outcome of getting kicked in the gonads and feelings of disappointment can be fun. Gotta add some humor and a good attitude.
Just start the game over. Reboot, It's going to be a great year.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 21, 2019, 02:31:47 pm
My wanabe partner and bird dog Enrique just emailed me, he's the one that rented office space. I sent him back an email telling him to order bandit signs and heavy white card stock at Amazon and we'll have Office Depot cut them to size and then to place an ad on Craig's List for bird dogs and I gave him a photo copy of the bandit signs I purchased last time and told him to go to dirtcheapsigns.com and I included a copy of the CL ad I use and told him to order the sh-t.

He emails back and says he will look into it. Crap, another time wasting dude that's not taking action.
Then tells me if we meet he will buy what we need. I told him to do as instructed, order the stuff and then contact me.
If this guy gets in gear I'll wear a pink bonnet and diaper and dance on main street.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 25, 2019, 12:37:58 am
My right hand was itching lately and that always means money is coming, but dam, I didnt know how, cuz I had nothing cooking. So later I'm just sitting there on my sofa watching my fav show, Judge Judy, when another investor calls and says he needs my help selling a mobile home in Bakersfield.
I wasn't to excited cuz It didnt seem like such a killer deal, it was just a single wide, but it sat on it's own lot on a permanent foundation, had shade trees, paved driveway and in a nice neighborhood. It was also rented to a long term tenant for 600 buks and my investor buddy only wanted 45K. I asked for 38 and we settled on 41k, I got his signature on my little purchase contract and then.
I sent it out to every investor I know, but crap, nobody wanted it at 48K Going down in flames.
And it's 100 miles from my city, & I got no photos.
Did I give up? hell no, I wrote up an enticing ad, in Bakersfield and Tulare and Visalia, mentioning all the good points and how it wud be perfect for a landlord investor and it had cash flow & yada yada.
I snapped a few photos with my cell phone on google maps.
Lo an Behold, I get the call, a Mexican guy and wife from Santa Maria want it, and then I got another call and I had just put in Craig's list a few hrs ago.
And the insane part? it's so &^%$) easy, a nut less monkey could do it.
If it plays out, 7 Grand for doing frikin nothing. And then there's the fun factor, I'm spewing all over myself here.
Let's make some Money.....
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 26, 2019, 02:37:55 pm
It's interesting how slow the winter months can be and then wen sun comes out, I start getting the calls.
Just got a call from a desperate seller has house in the old Mayfair district, she let son stay there and he hasn't made any rent payments for several years and shes also paying his gas and power and water and trash. she says she's been paying $1,500 a month including the mortgage.
She owes 98K and the houses is worth about 160-180 after repairs and updating. I'll offer her 108, give her 10K walking money, my partner that found it and I, can split 6 grand each and our buyer can deal with eviction and repairs, wham bam.

But it gets even more interesting. Elizabeth the seller says her son is hostile and wont allow her inside. She says wen she went by and looked in the windows she noticed an extension cord going to neighbors and she wondered why the power bill has been so high, especially for a single guy in a 2/1 house. Elizabeth says she is getting married and does not want to carry this baggage with her, can you picture this, a 34 year old dead beat son, expenses up the yang, this debt and problems and all this to her new life? She tells me she just wants to get rid of it. You can imagine how I'm drooling over here.
Do I offer to pay only the mortgage balance? Which there is a good chance she wud accept. Or do I offer her that carrot on the stick with walking away cash? My partner Steve that found it is a newbie and letting me do whatever I think I can get away with.
I asked her, wud you really kick ur son out? She says yes, it's time and I prayed to god for guidance. In my years of observing humans, I've discovered we can justify anything. But how can this low life form son justify never paying rent or utilities and then sending a power cord to the neighbors? Has to be some drug activity.
I'm not here to steal this ladies property, I'm here to help her. At least thats my justification.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 26, 2019, 07:07:42 pm
I sent out a teaser to my buyer Tom with some of the details. Wen he calls he wants to know when he can get in to view it.
I tell him because of the hostile tenant we prob wont be able to inspect it,
He then says, so let me get this straight, I wud have to buy it as is with no inspection and have to deal with evicting the expletive out of there and pay closing costs?
At that point I cudnt help but start laughing and meekly say, yea.
After a few seconds of silence he tells me his buddy wud take it for 135 and we can all make some money.
I tell him I'm just beginning negotiations and am gonna try to put this together. I told him to hang tight.
I get on such a high on this stuff, I can't even take a nap.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 27, 2019, 12:12:32 pm
I like to let these deals sit overnight so not to appear to desperate. So this morning I txt Elizabeth that we can pay 110K We will pay for all repairs and updating and pay all closing costs and also will take care of eviction if needed. So Elizabeth txted back that sounded good and it will be a blessing if we took care of the eviction. Then she asked what she needed to do now.
I told her that I will email her the purchase agreement and to Print it, Sign it , then Scan and email it back to me. I will start escrow and in a few weeks the escrow will have her come in to sign the papers and get paid.
My buyer Tom says he can get 135K for it but wants a third of the profits. So at a 25K profit split 3 ways, Holy real estate gods, that's over 8 Grand each. Or I cud see if my main buyer Matt will take it for 135 and Steve and I can split the 25K 12,500 each. I really excited and drooling all over myself. I'll get my purchase contract signed today and then let the fun begin.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 27, 2019, 03:43:24 pm
I just got the purchase contract back signed by my seller. Now were getting serious. My buyer Tom called and he was more excited than me, he was gona call his buyer and get back to me and its been a few hours and I'm a little worried.
I zoomed in on the google street view to snap a photo and counted 5 dogs in the yard and 2 more at the front gate wanting in. It looks like the garage has been converted to a 3rd bedroom and has a huge covered patio that might be enclosed, it's a tweakers paradise.
With this signed contract I can begin some outrageous ads on Craig's List with titles that will soil the drawers of every investor that sees it. Landlord Special, Distressed Seller, Hostile son tenant, Need a quick Sale, Fixer at 60% of value and yada yada.
I need a nap but I'm salivating all over my self.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on March 29, 2019, 12:45:53 pm
My buyers Tom and his buddy say they still want the property at 135K but it's been 2 days nothing is happening. Tom tells me his buddy wont buy it unless he can get inside. I suggested he show up with 50 buks cash and this deadbeat will probably let them in. He asks if I want to do that, I laugh and say, no I dont.
I got a few ads started on Craig's List and have 1 offer of 115K He's our back up guy if nobody else wants it, then I will go back to Elizabeth our seller and explain or lie my ass off, that my cash lender is not going to lend us the 110, he's at 99K, if she agrees then we can make 7,500 each.
Worst case is she says no way & we can still make 2,500 each and who wud complain about that? But then, it's only been 2 days on contract and we got 45 days.
I see dollars flying out the window, but it's still fun.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on April 01, 2019, 02:56:19 pm
I explained to my partner Steve that we can sell now for 115 which will give us 2,500 and if he thinks we shud take the money and run. Steve emailed me back that he wud be OK with 2,500. I emailed him back that I wud cut him 2 Grand today and he cud sign off and then I wud go back to seller and get that 10K reduction in price and deal with the risk of losing it all.
Steve replied, hell no, see if u can get seller down on price.
It's interesting, if we both get 2,500 he's ok with it, but if I get more..... haha
I tried getting our buyer to go up to 118 he's stuck at 115K
Now I'm a bit scared to approach Elizabeth our seller w the bad news, and somehow word it so I'm not completely fabricating a bogus story.
Here is what I'm thinking.
Elizabeth, we are having trouble getting this deal done. My partner will go forward with purchase and take the risk if we can get the property for 99K Sorry bout this, it's difficult and risky without an inspection. Randy

Here is closer to the truth. Elizabeth, we got ur property sold but my partner and I are only making 2,500 each and we wud much rather make 8 Grand each, can you lower your price to 99K? and we can better line our pockets from ur distressed situation?
Oh those pesky feelings of guilt, but the lady is spending 1,500 a month to support this deadbeat son and I'm helping her be debt free, and start a new life, yea that's the ticket, there's my justification.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on April 02, 2019, 12:41:15 pm
Oh man, it just might happen. I txted seller that I was sorry but I was having trouble doing this deal, and my partner says we need this price at 99K and we can move forward and start escrow. She txted back that it was OK. So I emailed her the new contract to sign. Waiting on that. Notice how I put the blame on him.

I txted my buyer Jason this morning that it was bout ready to fly. Now he txted and wants to talk about the tenant. He's not having second thoughts I hope. Yesterday he wanted to go knock on the door and I told him to hang tight. He just called and said he was going to buy it with somebody else, which prob means he's gona wholesale my wholesale deal. He also tells me he's gona go over there and feel the guy out. He asked if the guy knew his Mom was selling the prop out from under him? I told him I don't think so, cuz it was just a week ago that she prayed and typed in sell my house now and our site came up.
My partner Steve that found it says to go for broke. I am really excited to get him his first deal. He's got a website and that must of cost. Steve has a negative wife. This is going to be his "Shut the Blank up check".

Now to coordinate all this and keep it afloat, it is stressful, and exciting.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on April 03, 2019, 01:35:48 pm
This morning the crap hits the fan. I knew with this deal it was an emotional attachment, and this god fearing woman kicken her allegedly drug addict son out on the street, cud be a problem.
And then everything was going good till I asked for a 10K reduction in price. Now she says she dont want to sell. I reminded her that we have a signed contract when she called, oh crap, she was going to consult with her fiancé who knows a paralegal or has a cousin that knows how to spell attorney.
I'm feeling down, our buyer Jason says she has to sell to us and he's forwarding the purchase contract to his attorney to review.
I knew it cud happen, I took the risk and now I'm digging a hole to camp out in.
But, I'm still laughing.
Time to find some more deals.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on April 03, 2019, 09:03:18 pm
My buyer sent the contract for his attorney to review. and I sent this message to our seller Elizabeth, she likes to be called Lisa.

Lisa, my partner submitted the purchase contract to our attorney.  He states we hav a valid enforceable contract and we intend to complete. He states if u refuse to sell ur liable for breach of contract and we will place a lien on title, and you will face a lawsuit court costs and our damages.

She replied that she signed the contract for 110, I fired back, yea and that's what were going for.
Maybe she was confused wen I was asking for a reduction in price, or who knows the mind of this female humanoid.
My buyer Jason is asking for the assignment for 5K and the signed purchase contract. He will start escrow tomorrow.
Not sure if its gona happen, but it's still fun.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on April 19, 2019, 01:29:10 pm
2 local investors asked me to find them some buyers for 3 properties. I believe that means, we got these overpriced properties that we can't sell and if anybody can sell used toe jam it's you.
I've been marketing them on Craig's List with little results. I got these investors to lower the price slightly and now getting some responses.
One of the houses is boarded up and looks really bad, I got the price down to 51K and another investor/wholesaler says he has a buyer at 55, I told him to do it and we can split 4 grand, he's going over to look at it today with his buyer. He just called and said he cudnt do it.
Another buyer says when he went by the property was infested with vagrants, they had 2 trailers in the back and a campfire where they are keeping warm and cooking who knows what. He tells me his buyer a lady refused to get out of the car and he offered 30K
I want some better deals than these.
Title: Re: He Luvs Direct Mail
Post by: javipa on April 19, 2019, 02:20:42 pm

I believe that means, we got these overpriced properties that we can't sell and if anybody can sell used toe jam it's you.



(http://jaypalmquist.com/images/laughing2.png)
Title: Re: He Luvs Direct Mail
Post by: Randoskie on April 25, 2019, 03:35:43 pm
One of my long lost bird dogs that I had paid out 2K in cash to emails me, Havn't heard from her in a few yrs, she tells me she's moved to this real estate hotspot in or near frikin San Antonio Texas.
She claims huge expanses of distressed housing. Maybe she is used to these California neighborhoods where we have sidewalks and flood control basins and manicured yards. She thinks a normal TX house is distressed when its just some good ol boys getting ready to go pig hunting and living the life.  Or maybe it's time to flip some out of state fixers.
She sends me 60 distressed addresses and holy real estate gods, my local Title company does them all and I got property reports like you wudnt believe, everything except the owners blood type, disposition and dental records.
I get excited when opportunity comes at me from dif directions. I've done 3 profitable out of state deals, w shared profits, I want more.
I got post cards cranking out, I use a handwriting font that wudnt fool your blind Grandma.
But, it might get the attention of a few distressed Texans.
If there are distressed neighborhoods in your city, all I need are the addresses,  I'll flip them with you an share profits.
Let's make some Money....
 
Title: Re: He Luvs Direct Mail
Post by: Randoskie on April 29, 2019, 12:54:17 pm
I got a txt message from somebody asking about one of the fixers I'm trying to sell wanting more info, I sent him a photo and told him everything I knew about it. The next morning I was barely awake and he calls and wants to know why the owner wants to sell. I replied he wants to sell that's all I know. He tells me he needs to know why. I asked is that important? Seller wants to sell and we want to buy. He tells me he has access to public info and it shows there is a 140K judgement on the property, I tell him thats prob old info and incorrect cuz were only asking 40K for the property.
He says I can call the owner, do you have in under contract, I said of course we do, my partner Dean and Alan do and I'm helping them sell it. I told him I got it for 33K and I'm asking for a 7K assignment.  He says the price is ok at 40K And I dont mind paying a wholesalers fee cuz I do the same. He says can I see the contract?
I tell him if you want the property sign my assignment and we'll start escrow, the title company will do a prelim and in a few days we will know if there are any judgements and we can proceed or not.
He says I just want to see the contract to make sure you really have it under contract and why shud I start escrow before I inspect it.
Now I'm getting perturbed, I tell him there is an inspection clause and there is no risk. I tell him myself and Dean and Alan have been doing this for eons.
He says people can say anything. I told him I wud email him the purchase contract and we hung up.
I txted him later while I was still steaming and I asked him if he gets many deals saying he was going to call the owner and demanding to see the purchase contract and accusing ur contact of illegal activity and acting like an ahole?
He never replied.
Later I surmised this guy was probably a know it all newbie that had read a book or two and I let him get to me.
I'm still pissed off.
Title: Re: He Luvs Direct Mail
Post by: javipa on April 29, 2019, 04:14:43 pm
You're got more patience than I have.  I get questions like that even when I'm selling a property I have title to.

I remember one fat-head asking me if I owned the house, or not.  And then wanted to know how long I've owned it, and other miscellaneous questions that 'actual' bonafide retail buyers don't ever ask.

When this happens I just go straight for the jugular and ask, "Do you have the cash I want, or not?"

This, of course is a terrible response to give to a retail buyer, but actual retail buyers don't ask if I'm the actual owner, or how long I've owned the house.  Actual retail buyers and some sophisticated investors might ask, "How long have you lived in the neighborhood," which is a legitimate question, and gives an accurate clue to my length of ownership. 

Never mind today, I screen out (most of) the investors and amateurs, by only posting my phone number on the sign in front of the house, and not anywhere else.  This way, the looky-loos are forced to find out everything about the house by listening to my interminably-long outgoing message, that describes the house in excruciatingly-fine detail (not actually excruciatingly ...or fine), and explains my non-qualifying financing terms, including the down payment and payments.

Then, if they've remained awake through my schpeel; are still interested; and taken the time to actually drive by the address I've provided, they'll find my live number posted, and then we can talk turkey. 

This extra step of interference keeps most of the investors and agents off my phone.  Moreover, when my phone rings, I know I've got a serious buyer on the line.  And I'm not explaining over and over what the house looks like, or if I have the title.

** One thing I've encountered is the 'bargain hunter.'  He might be a retail buyer, but he's the one that invariably asks the magical question of magicalness, "Why are you selling?"  He, of course, wants to gauge the potential of equity stripping me blind.

You can have fun with this.  You might say, "Well, we be selling, because the police discovered two of the bodies my wife and I buried in the backyard, and well, we need money for bail."
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 08, 2019, 01:36:57 pm
Some of the houses I been looking at on Zillow show prices starting to drop, not by much, maybe a thou or 2,
I think this is a good indication we are at, or close to top of this newest inflated housing bubble.
Some houses are still at, over, or slightly below the value in what's owed from the 2009 cluster fruk.
Grab ur tool belt and get ready for battle, cuz some interesting sh-t is coming.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 09, 2019, 12:43:56 am
My buddy Bob found a burnt 2/1 in a desert town called Taft, California. Now this is pitiful, we are on our bellies with the vermin wasting time on this. Seller wants 25K for it, Zillow says the ARV is about 100-110K. Imagine this old 1956 house, it will cost a minimum 60 Grand to repair, 50% of it is burnt down w roof caving in.
I told Bob, if we can sell this, I'll eat a bug.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 11, 2019, 04:45:19 pm
I'm trying to stay positive on Bob's deal he found. Cuz its all we got going, except for small deal that's kinda going, with the tweaker son that wont leave.
So anyways I wrote up some smoking ads and plastered them on Craig's List in every nearby city. The little town of Taft Cal has some nearby mountains and it is picturesque. Some people like the desert, and I can see the attraction, and just 4 months ago I sold one of these fixers in Taft, but it was a better deal and had a grandma setup in the back. .
I want to sell this thing and go camping and kayaking.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 12, 2019, 01:48:52 pm
I got a guy named Anthony that txted me last night that he wanted our burnt fixer in Taft. I emailed him the Assignment this morning for $7,000 I'm waiting for him to sign and return it, I might have to eat that bug.

 One response I got was from a black guy named William and only asking if I was the owner. I replied I'm a wholesaler and the property was for sale.
Then he calls and leaves a long recording that he usually only works with wholesalers in his group. And he knows of wholesalers that have ripped off people and hes been ripped off 2 times. So if I want to work with him I have to get a contractor's estimate on repairs, and if they match or are similar then he will allow me to sell to his group.
His message was redundant as all get out and he went on and on and he actually ran out of time.
I txted back that's not how I play, my buyers do their own due diligence.
Holy moly, then he txts back 2 long replies that I must be a nigga out for myself and I probably only sell to jews and went on and on how about the nigga this and that, WTF?
I've often had interactions with blacks and 99% of the time, it's off the wall BS and I'm the one that got the short end.      I really try not to be raciest, but I do avoid these investors.

Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 15, 2019, 01:20:13 pm
The burnt house that Bob found seems to have some pending actions from the city of Taft. Our Title girl Rosa seemed concerned and was asking for us to sign some kind of addendum that we understood. I asked her for the lien amount and she says there are no liens and told me to contact the city to see wat they wanted done b4 they came out and bulldozed the property or fenced it and boarded it up. Just boarding up a house can cost 5 Grand. I tell Rosa we know wat needs to be done and will sign.
I told Bob to re negotiate our 25K deal down to 17K Bob says he dont think they will do it, I explained to bob the city situation and pending liens and they will lose a lot more if they don't sell fast.
Rosa is asking us to give her our spouses names and our mailing addresses. I tell Rosa that our funding partner is not stepping up on this project and we need find another buyer or to re negotiate w seller or cancel.
Chasing these deals and all the BS and renegotiating and trying to get things on track is kinda fun.
But I might have to get more aggressive, deals are elusive, or maybe I'm not trying.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 15, 2019, 04:00:08 pm
I told Bob to call seller and explain that if we cant get property for 17K we have to cancel, which means, Mr. Seller, you got the city breathing down ur neck and ur only hope of selling this craphole from hell is walking.
An hour later Bob calls and says sellers agreed to 18K and were going for broke, writing up new ads, sending out txts on a fire sale with a happening investment for only 22K which will bring in 8-900 monthly. We need a crazy investor buyer.
Even crawling and slithering around w the scavengers for a minimal fee of 2K each is exciting.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 19, 2019, 03:47:47 pm
5 years ago I made up some 4/8 plywood signs, painted then yellow with big black lettering I buy houses, I put them together with 4/4's and 2/4's and placed about 6 of them around town, some were smashed, some were missing and just disappeared. 1 is still standing on a busy corner, all faded, the tractor driver that tills the lot moves it out of the way and then puts it back afterwards. I actually got 2 calls recently from this sign, 1 guy asked if I cud buy him a house, I laughed and told him, I buy houses for me, he says oh, I misunderstood.
The other caller was from a wholesaler named Mike, asking if I wanted to buy an over priced fixer that had zero chance of profit, but then this morning he txts me with 2 fixers on 1 lot for 110K that seems to be a possible deal. 
He offered to show it to me tomorrow morning as he's showing it to another potential buyer at 9:30. I'm thinking I can sell this for 122 and I tell him we'll take it and I asked for his email to send him my contract.
Then he tells me he is getting other offers and will get back to me in a few hours.
Its in a nearby small town about 20 miles out.
Just throw out some rotting meat and let us wholesalers fight for a bite.
Some excitement on a cold rainy Sunday.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 19, 2019, 05:40:55 pm
It got even more exciting, my buyer/competitor John says he already got the lead & has a showing at 9:30 tomorrow morn. And another wholesaler named Jason says he already got this on contract for 110. I immediately txt seller Mike, he txts back that its still available. I tell him lets do 115 & put this dog down. Oh crap, he wants to know how soon can I close, and mentions there is a 3K earnest deposit. I txt back, I'll do $1,000 and I can close in 14 days, oh crap, he says ok, that's my gas & grocery money. I've done these b4 wher I tell seller I will deposit my earnest in escrow and kept delaying and he hawing till it was sold.
Then he wants to know if I'm the end buyer. This can get tricky. Do I admit that I'm slithering wholesaler out to make money on his dime?
I txt back that one of my buyers will want this, has profit potential and looks good as buy and hold.
Any minute I think he's gona say, hell I got ur number off a faded plywood sign in the weeds and u want to wholesale my deal? And put my profits at risk if u cant sell it? You think I'm nuts?
Then Mike calls, he's driving, he's got kids yelling and screaming, he's yelling at them. Mike is saying he wud send me the contract with DocuSign. I tell him, alright dude, send it over I'll be waiting.
I'm slobbering all over myself, but even now, any other grubby wholesaler cud grab it out from under me.
There's only one bone on the table, and I want it.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 19, 2019, 06:16:14 pm
Mike the wild and friendly blak wholesaler emails me his assignment with DocuSign. I glance over the numbers, shows Mike making 15 Grand, my hope is to flip it for 122-125K I hurriedly sign and send it back.
This is getting serious, and I'm a bit worried. Here's the deal... Two 2/1 houses on one lot, my price 115K, one is rented to a long term tenant for 12 yrs. Second house is boarded up, but its a good looking house, needs full interior rehab. The rented house in back looks a bit depressed. Its rented for $550 and rent shud be at $850. My guess is the after repair value cud be around 185K
 Zillow shows 1 house on lot with a value of 97K
I bet the second house is off tax records.
This deal cud go down in flames if I can't find a buyer frikin fast. Will my buyer/wholesaler/competitor John be pissed, he's meeting up for a walk thru in the morning. Maybe he will pay 122. My wholesaling buddy Bob wants in and if he can sell it he makes 50% on top of the 115K. The wholesaler Jason that said he had it on contract, wats up with that?
Tomorrow morning, its gona be a frenzy and free for all, John be there, Bob be there to take photos and Mike seller be ther. I'm gona stay home & try to keep it together. I got to write up some ass kicken ads to put on Craig List,
My life wud be really boring cept for these occasional poopahs. Let's make some Money..
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 19, 2019, 09:51:29 pm
Haha, and the sh-t storm is brewing. With the wholesaler Mike being black, I knew there was going to be some drama and confrontation. And I knew this deal was going to smooth and too fast.
Seller wholesaler txts me he was concerned about this deal being daisy chained and wanted to avoid that, I txted back that I did a deal with 5 wholesalers in the mix and I know how to get this deal sold.
Now hours later he txts and says, at this point I want you to close at 115 and after that if you want to resale at 122 you can do that.
I havnt replied to him yet, but he's gona have to let me play with this for 14 days, my way.

Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 20, 2019, 01:48:24 pm
Bob calls this morning from the site. He's usually positive on these fixers but he tells me, "it's bad" He says the rented house in back is not too bad, but the main house that's boarded up is beyond bad. I had noticed in the pics I got, this house had its exterior remodeled w a porch cut into the front w new entry and the house was wrapped in newer wood siding. It was looking good. But Bob says that half the house has no floor and u can see down to the dirt w a bad foundation and that's just the good points. He says others wer there looking at property and they looked more interested in it than Bob.
Bob is supposed to send all the pics he took later today.
Then, I'm guessing here, nobody wanted this hellhole at his price and soon I get a txt from Mike our wild and friendly but stressed out wholesaler. It simply says, "Escrow starting today".
I txt back that I'm waiting for photos from Bob, but he says it's bad. You may have to renegotiate w seller, I've done that many times. Soon, he txts again and asking if Bob was my buyer.
This deal has gone down in flames but it sure was fun till it hit ground.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 20, 2019, 02:35:35 pm
The wholesaler Mike was getting a little pushy, he txts me, "Well Price is firm, can you perform"?
I thought for a few minutes, I didnt want to be cruel and tell him again that he has an overpriced fixer with foundation issues that nobody with half a brain wud want.
I txt him back.... After inspection of the main structure, it shows it will need substantial repairs. The projected cost of repairs and rehab out weighs any profit projections for any investors that we know. Good luck.
He replied back, Thanks.
More opportunities coming, I feel it.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 22, 2019, 04:49:53 pm
Bob txts me yesterday that we gotta sell the burnt Taft house fast cuz our time is running out.
I txt back. Nobody wants this.
Call sellers and ask if they want to dump this and be free of it for 10 Grand cuz I got an offer for 15.
The city will be there any minute with liens for clean up or demo and they risk losing it all.
Bob sounded hesitant, he says let's give it a few days. I say, it has to be done, do it tomorrow. It is a bummer to call sellers with this kind of news. If we get the new improved price drop, I'm going to advertise it as the cheapest house in California for the low price of $15,000 .
Actually I just got a call from an investor in the nearby city of Bakersfield. I told him we need 22K He was a Mexican guy but he seemed very qualified, asking about any liens, are the walls still good and if Taft houses held their value.
I laughed and told him I never been to Taft, but looking at google photos it has those nearby mountains and was very picturesque. Thats the only good thing I cud think of. I was thinking the other day, this is a desert hell hole where even the lizards and snakes leave town.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 29, 2019, 07:15:43 pm
Our burnt deal in the desert is almost dead, no buyer wud commit, I had Bob contact sellers with a 12K offer, sellers told Bob that they had it sold for 19K We cud hav protested that we hav it on contract but I just wanted to bury it,.
Meanwhile my wild and crazy bird dog/Partner Enrique emails me a mobile home park by owner.
I got zero experience with commercial properties but this is interesting as all get out.
Imagine this, 13 gorgeous acres w hills & oak trees, overlooking the scenic Pine Flat Lake and lower valley. 22 mobile home spaces w 6 older existing single wides. Also a big newer double wide w deck and canopy for the owner or caretaker.
Only 45 minutes from the big city w fishing, hiking, boating yada yada.
The owners sister stays in Los Angeles, the owner is an old guy named Doug and lives on an adjacent 5 acres. The sister tells me they tried to sell for 600K and now asking 350K It seems to my brain that the land alone wud be worth that and then u got the serious ass income potential. Wudnt it be cool as hell to own this, and over time bring in some nicer mobiles and start collecting ridiculous rents. I'm having Bob make an appointment with seller and get some photos and get it on contract for 325, and see if we can sell this.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on May 31, 2019, 02:26:41 pm
I think Bob was perturbed that I sent him on this goose chase and I'm 45 minutes away and he's bout more than an hour.
I wanted to go but I'd rather be gardening. Bob sends me the photos, he's getting good at chasing these potential deals.
The photos show a gorgeous property, not near lake but bout a mile. The main double wide is nice but looks old w the pink tub an shower and dark wood paneling thruout. All the single wide trailers need work, been vacant for years, I wud say a few wer worth rehabbing.
There are 22 spaces for trailers w power and septic.
I was imagining the main house as a newer mobile with amazing decks. Instead I see this humongous project. I wud need a buyer from the big city and got to get price lower.
Now time to formulate an offer.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 07, 2019, 10:11:31 pm
I mailed an offer to the mobile home site near the lake for 250K Bob was pressuring me to call her and just go for the jugular. My offer was 100 Grand lower than asking price, I didnt want to insult her and get angry.  Bob is in a hurry and in dire need of some deals. I mailed off the post card last Monday and today Friday our Seller Debbie calls to say she got our offer  but its way too low and she will giv us the opportunity to increase the amount if we wanted.
I explained the mobiles are in bad condition. She then tells me a house nearby recently sold for 400K with only 4 acres. And she was selling the land only and the old mobiles were thrown in for free. I tried to explain it wud cost a lot to have then hauled off. But she wasn't listening. I told her I wud get back to her, so I got another postcard going out for $269,500
Having her call me back after giving her a ridiculous low ball offer is encouraging.
Then I had a realtor txt me to ask if I needed help selling the burnt house. I told him I cudnt sell that house and lost it. Then I told him to find me a fixer, he sent me a 2/1 800 SF built in 1928, and its listed for 60K I told him to offer 35 and I'll take it for that, A short time late he txts me that they liked my offer and will send the purchase contract.
Oh crap, I better look at the photos and do some due diligence. It's bad, never been upgraded, I wonder if it has any kind of foundation besides some bricks.
Zillow says its worth 58K fixed up,  I'm gona retract my offer and go lower,.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 09, 2019, 11:39:44 pm
This property the realtor sent me is in play, realtor tells me the after repair value is 90K and that seems to be accurate in my opinion. The realtor is needing this, and he's aggressive. after explaining I may want to retract my offer and offer 25K to make it work he wants to know exactly my proposal.  The new terms, Price 25K I pay closing, seller pays listing commission and I pay my realtor finder 2% He's agreed to put that new offer in. Maybe the listing agent will also pay him.
Then a few hrs ago I txted Randy the main wholesaler in the city the property is located. I simply asked if anybody wud pay 40K for  this house. He calls and wants to know if I will split the 5K fee, I tell him, "hell yea".
Also another wholesaler named Alan says he wants it. Haha, Wait till he sees the photos. I got these 2 involved cuz I'm curious if maybe I got a deal cooking here.
Now for sure the seller wont go down to 25 but very well cud drop price to 30K
This part is the most fun, the feeling of putting these deals together is awesome.
 And finding a realtor willing to submit these low possibly offensive offers, is amazing. House is listed for 60K
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 14, 2019, 12:09:39 pm
I'm going insane here. I sent out info an price on this old house and nobody wanted it at 40K So I never signed the purchase contract the realtor had sent. Then I got one wholesaler say he wanted it after a week or so and after I gave up on the property. I txted the realtor and he tells me the broker is now only accepting offers over 60K cuz they hav a 62K offer. I told him to let them have it cuz the price is ludicrous..
He starts txting me that its a great deal and I shud buy it, and how its a great deal and I better hurry yada yada.
I asked him, if the house is worth 90K after repairs and the purchase price is 65 and it needs 40-60K in rehab, what in ur opinion makes this a great deal?
He tells me because his mentor that has 10 yrs experience says it is and so does he.
I told him ur job is to present the property and not make financial advice or  you cud be held liable and if there was such a thing as realtor malpractice you wud be charged with that.
Oh crap, now he says I am threatening him and he was going to take action.
I tell him oh really, the Sacramento realtors board wud be interested in how your spewing financial advice and trying to rob ur clients just for a buck.
He says go ahead, I'm gona tell my broker about you.
I shud file a complaint against this newbie realtor dipwad but I wont.
 Did I mention how I dislike realtors?
Title: Re: He Luvs Direct Mail
Post by: javipa on June 14, 2019, 01:49:58 pm
I don't believe the realtor has an offer of $62k on the table.  Otherwise, he wouldn't be trying to hustle you.  Agents are lazy.  You know he's blowing smoke up the seller's butt, too.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 18, 2019, 11:01:41 am
The seller's sister Debbie on the Mobile Home park called and thanking me for my $269,500 offer and said we were almost there. She tells me if we can do 275K they will include the large travel trailer that Bob liked.
I tell her that just might work. I got the purchase contract off in the mail for Doug the title holder to sign and mail back which cud take a week or 2. The old guy don't have email and still using a land line.
Bob is jumping the gun and says he has a buyer going to look at property today for $325K I tell Bob he's premature and we dont want buyer and seller getting to friendly b4 contract is laid in cement.
He says he thought of that and I better meet them there at 11 AM and get off my lazy ass.
I'm trying to stay calm here but this was like a poke in the eye and kinda pissed me off.
I txt Bob.... I'm thinking, I found property, I did all the negotiations, I got contracts ready and if you want your 20 Grand you do the leg work. Now Bob seems a little more agreeable.
Anyways it's too early to count our chickens, but holy crap, a 50K assignment fee, Bob wants to do a double close to hide our fee. Seller is asking for a 10K earnest.
This shud be fun but I'm stressin here.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 18, 2019, 08:37:56 pm
My partner Bob is txting and calling. He says he met our potential buyer at the Mobile park property along with Doug our owner. He tells me Doug wanted to send contract to his sister Debbie to look over b4 he signs. According to Doug his sister is quite the real estate investor and owns some high dollar rentals she rents to celebrities in the Los Angeles area.
Anyways, Bob says the buyer is ready to roll and buy this.
Bob says he knows a Title company that will do a double close using the buyers funds. So, I'm doing some preliminary calculations here, We'll pay the bird dog 2 Grand, Pay for a double close and walk away with bookoo buks.
I can't let myself get too excited cuz I know the crap cud hit the fan any minute.
The words I like are cautiously optimistic.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 19, 2019, 12:08:44 pm
Our sellers sister Debbie calls this morning, she says my purchase contract is unacceptable, haha, I was expecting it.
She dont want us assigning the contract and went on about how they lowered the price just for us. She dont want the 10K earnest to be refundable, she dont want inspections and she only wants to use Chicago Title and holy crap, she wants proof of funds and 30 day escrow and wants us to wear pink tutu's and dance a jig thru her rainbow hoops.
But for 50 Grand we will do all that and more.
Gona get with Bob this morning and get this baby ready for bed.
It's stressful but its fun too.
Can you imagine if they knew we are making this kind of money on their property they had for 20 some years, can you imagine the buyers paying out 50 Grand to some grubby wholesalers with their tongues hanging out,
We def need to do a double close for buyer and seller.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 19, 2019, 12:59:20 pm
We are in a frenzied state, Bob says seller is ready, & he will provide proof of funds, & also the 10K earnest and his LLC so we dont have to do a double close, and what's really insane is, he says he don't care what the assignment fee is and will sign it.
He wants to do a well inspection is the only clause. And he will provide his purchase contract.
The only problem is, it sounds too good to be true...
Let's see how this plays out.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 21, 2019, 03:16:03 pm
Its gets more exciting and scary. What if this happens and then that?, what if it all comes crashing down b4 you can say whoop de do snake poop?
Buyers are asking for info on the 3 renters, how much they are paying and how long they been there and are they month to month. I didnt realize there were 3 mobiles rented, I thought the place was vacant for a few yrs. I estimate they are paying at least 500 buks times 3, dam, that's more than half the payment on a 325K mortgage. It really seems like a great deal. Imagine 13 acres up at the lake, 22 mobile spaces w power and septic and water to each spot. A big doublewide for caretaker or owner thats older but in nice condition. Also a spot for a custom home with outstanding views of lake and mountains and the city lights below. and generating income from 3 rentals, In California for 325K
Bob is busy editing the buyers purchase contract, but he's not good on a PC and I've suggested he do an  adult night class.
So Bob's main concern is to get this purchase contract ready, the biggest deal of his life and mine too,  and it's been 2 days, and now Bob says it shud be done this afternoon. I shuda done it.
No reason to rush things though, but the not knowing is stressful, can we get this deal done or is it gona explode.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 23, 2019, 10:13:07 am
This deal is on track, it cud actually happen. Bob and buyers are doing the new revised contract, Our sellers sister Debbie called and has all the info buyers requested like rent rolls, taxes and operating expenses and even cost of garbage pickup monthly. She even told me personal info on the 3 renters and one is a mailman for the area, one renter passed and his family keeps the rents paid and use it for a vacation getaway.
When Debbie called she was pleasant and friendly, she's on her way up to the mobile park to stay a week to get this deal done. She wanted to fax me the info but my fax machine quit working 40 years ago and then I found I liked email much better.
Bob and I are desperate to get this deal, the buyers want it, sellers I'm not too sure if they have the desperation we like, but Doug our title holder and owner is wanting to sell and get his butt to Montana, not sure why, he actually owns 5 acres next to the mobile park where he resides.
My job is to stay out of the way and let the pieces fall in place. Bob is all hands on and he will prob make several trips to the mobile home park to get sh-t done.
It's fun, exciting, stressful and scary.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 26, 2019, 06:44:36 pm
The drama is thicker than I don't know what. Bob calls, they all met up ther yesterday and just as I thought, a huge cluster frukas. Bob says Debbie the seller's older sister is unreasonable, I'm sure he was thinking of another description,  she wanted to eliminate this and that. She wants to know all names on the LLC were flipping this to.  This is potentially volatile.
I tell Bob, this old gal is used to having her way for so long and is as stubborn as... We may have to appeal to the title holder Doug, her little brudder, and that's going to piss her off cuz she's the boss.
Do we go in as mamby pamby pushovers or as the bad ass Investors we are?
I told Bob, this is how its going to go down, were gonna ask her to sign the new revised purchase contract and we may have to walk.
I actually am scared of this old gal, and losing this deal. I know bob needs it. She specifically says she dont want us to assign it cuz she lowered the price just for me an Bob. Are we snakes for trying to flip this with out mommies permission?
She wants us to take out the inspection clause, but our buyers are insisting on inspecting the wells. If she wont agree to that then something is awry.
Anyways, now its getting more fun. I'm meeting Bob and Doug and Debbie ther tomorrow, I'll put this puppy to bed or watch it go nuclear.  I told Bob to keep the buyers away till we got this mo fo signed.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 27, 2019, 10:54:10 pm
The seller's older sister Debbie got ahold of some purchase contract and hand wrote and crossed out and holy crap. Luckily I decided to not go up there till we got this in a fax from the dragon lady herself.
This contract was butchered, things crossed out, she states, and it's funny, Earnest deposit of 10K is only refunded at sellers option. And no inspections.  You have controlled your husbands and kids and business interactions for eons. but you've gone too far this time Miss Debbie.
Bob is trying to keep this together and got me and buyers involved in a 3 way txt. I spewed out that that it looks like it cud be doable,  there is a way to keep this going.
I sent this to them….My plan is to tell her tomorrow or Saturday wen she calls that I mailed a new purchase agreement to Doug stating wat we can do an won't do, then let the title holder Doug,  grow som balls & after a week or 2 an sign.
We heard he wants to go to Montana in August. This crazy devious old lady is sweeter than pie till she's got you on the ground with her fangs in ur throat
And that's not all, she wants everybody's name on the LLC and asking more info on it. Holy frik, How bout all our Social Security numbrs and finger prints and blood and semen samples? you crazy lady from LA.
Maybe I shud just admit to her, beg for my pittance, wer wrong, were gona slam bam this deal and make money off you.
Did Bob and I get too greedy, is their life out there.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on June 29, 2019, 03:46:01 pm
Doug has had his diapers changed and bottle fed by this manipulative overbearing bossy sister for 7 decades, now she made this trip here to manipulate us and she's leaving without her contract signed, she is pissed.
She left Bob and I messages, we been avoiding confrontation and didnt return her calls,, she wanted it signed and escrow started yesterday and called this morning that the contract was null and void once she leaves for LA and negotiations wud have to be renegotiated.
I suspect that she used to be a realtor. Only they can turn an easy cash deal into a frikin nightmare.
Doug is old, has a beard, in his 70's, he just wants to sell his property for 275K and go to Montana.
But no, big sis wants to run the show and thats the law.
Everything is on hold till Doug gets the new purchase agreement today or Monday and then more BS from Debbie, I'm sure of that.
But Bob and I and buyers are chillin, we all want to negotiate directly with Doug and it sounds great, but I know, as soon as we leave he's on the phone to sis & she will go rampage Jackson on us.
Were gona have a show down and then maybe if we don't come off as bad guys, & we suck up our frustration and pride, there is a chance of a good outcome.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 07, 2019, 12:11:18 pm
It's been over a week since I sent the new purchase contract to Doug and we havnt heard a thing. Bob and I and buyers are climbing the walls. We are demanding an inspection and a refundable earnest if wells dont pass inspection or if sellers back out. I'm thinking there may be something wrong with the 2 wells, and I was told we better check septic systems also.
Bob actually called Doug and the dragon lady answered after she was suppose to be going back to Los Angeles, and he hangs up, I told him that he was a bigger wuss than me.
Not sure what is going on but I've got some serious concerns, our buyer is txting, Bob is txting, I'm trying to hold down the fort and get them to be patient.
It's possible they got another buyer, or they decided to not sell now. or they don't like the terms, we better get off the can and rustle up some new deals.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 18, 2019, 02:36:47 pm
My plan to make the seller sweat backfired. Bob had called and not sure if the seller Doug or the dragon lady sister told him it was sold. I'm depressed and Bob is angry, our buyer is disappointed.
Bob wanted to call the seller up and plead and beg and crawl on his belly, I told him to just use that anger to find some more fixers.
I just sent another offer for 300K, that shud get them thinking and we hope the other buyer gets hit by a truck.
Time to find some more fixer properties, and this time we need motivated and distressed sellers.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 22, 2019, 04:45:20 pm
I sometimes get some interesting deals coming across my plate. My buddy Rich, he's a bird dog turned partner tells me he has a line on an 18,000 SF warehouse zoned for cannabis cultivation. He tells me there is a realtor involved that says the average price of this kind of structure is 180 buks a SF.
He also says the current lease/tenant is to be out in 180 days and owner wants to sell and is looking for an offer.
Wudnt this be fun to find a start up company or established one that wants to expand and put this deal together?
This sits in a small town called Farmersville, it is out in the boonies between Fresno and Bakersfield I believe, this town is looking for the tax revenue to boost their struggling one horse economy. It's smack dab in the prime growing belt of the San Joaquin Valley with zillions of acres of cotton and fruit trees and hay and grapes ect.
Now to work on an offer for seller, get this mo fo on contract and start advertising the hell out of it. Gona be fun.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 23, 2019, 02:42:42 pm
I tell my buddy Rich that we need more info, we need to find out how motivated seller is. The pie in the sky realtor says a similar warehouse sold for 180 buks a SF, which equates to 3.24 mil, well I'm thinking that might have happened in the nearby city of Visalia, but not in frikin Farmersville where the biggest excitement is the new Dollar Tree. Looking over the google map photos it shows a huge tin building that sits in a nice commercial area w paved parking and a Mcdonalds and Taco bell across the street. The building does look low key but wudnt these buyers want a concrete bloc building that looks more modern and secure with a traditional roof, these corrugated tin buildings can reach the core temps of the sun on these 104 degree California days. Some cannabis investors are  spending the money, we got high demand here, pun intended. And these investors will prob do their own upgrades if the price and location is right.
A cannabis company wud need to have an insulated building with a security fence and gate ect. right? It sits on almost 2 acres.
Rich says the seller owns a window business in the building and is not distressed at all. I'm thinking, a window business out in the boonies? this guy hired a realtor, I get the gut feeling he wud cut his losses and run.
I'm thinking of offering 800K seller is asking for an offer, might be a starting point.

Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 25, 2019, 10:35:11 am
I forgot how difficult it is to work with Rich. He txts me and asks if I have any interested buyers for this warehouse. I tell him no, we need to get a price and it on contract b4 I start advertising. He says you got a price, the comp of one that sold recently for 184 buks a SF. I txt back that that warehouse is more modern with offices and has concrete block walls and multiple air con units on top with window awnings and covered parking, and our building is just a huge corrugated tin shed.
He started getting testy, saying he wasn't going to offer my 800K cuz it wud piss off the seller, and I said maybe but its a good starting point.
He tells me if I dont find a buyer he's going to find one and I relinquish my 50%.
I tell him let's talk to seller, listen to his life story, become his friends, ask what he wants, negotiate, get photos, then get it on contract and then we got something to work with.
But Rich wasn't having it. I tried to giv an example of how ludicrous his position was.
 I got this house for sale, I got address. How much? No price yet. How much wud you pay? Wats the condition?  Don't know? Is it under contract,  no I got nothin, only a comp of another house that was much nicer an more modern, well call me if u ever get ur sh-t together.
Title: Re: He Luvs Direct Mail
Post by: javipa on July 25, 2019, 11:20:51 am
Sounds to me like your 'partner' is a more of a liability, instead of an asset.

So, far it seems, that he's just there to screw up deals, create drama, and waste your time...???

I ask, "Why push a chain?"

What's really maddening is his insistence that somehow you advertise a deal you don't have a contract on. 

---------------------------
If I wanted someone to do the legwork, I would want an understanding about 'how' the legwork was carried out, and that wouldn't include dragging anyone around by the collar, to get the legwork done the way I wanted it done.  Hmmm
Title: Re: He Luvs Direct Mail
Post by: Randoskie on July 30, 2019, 07:42:25 pm
I txted my testy friend Rich that I was going to write a letter directly to the warehouse owner and listen to this guys story and bond and negotiate. and I tell Rich he will still get 50% even with his stubbornness and misdirection, cuz,he found it.
If there's a chance Rando can get a deal happening. The owner actually calls, seems like I just sent the frikin letter a few days ago, he tells me he's already got rid of 2 realtors and sent info to a potential buyer in OR. He's asks if I'm looking for a grow operation or a dispensary, I feel like I'm in the middle of a drug deal, I reply just a grow operation, he say oh ok cuz there is a dispensary going in next door and that might make a difference. I'm not sure if that's good or bad.
The owner is Todd, he tells me there are offices and a showroom for his windows business, he has a secretary, it must be a happening business.
I tell Rich I want to offer 3 Million and we put up 5K each and we get it on contract for 6 months, and we lose our money or we score. I'm thinking, I can put ads in some of these big cannabis mags like High times and these magazine ads can take a few months to publish. While still running Craig's List ads in the big cities.
They have worldwide readerships. And I'm seeing on you tube the big operations springing up, There are millions to be made. I'm drooling right now.

Got to the lake yesterday at about 10 am, gorgeous, and the weather was insanely perfect. Jim an I took those Kayaks and we went all over the frikin lake, and stopped on islands and sandy beaches and climbed boulders smoked weed and went swimming 3 times. We paddled across the lake and followed the shore to the dam. Out in the open water had some wind and speed & party boats going by, the frikn water was rough w som serious waves, but they wer rolling waves and the kayak just went right thru them and dam it was fun. I had my go pro mounted to my hat and got 2 hrs of amazing video. We took Jim's 1972 1/2 ton Chevy 4/4, he's got it all cherried out w big engine and huge tires, sits up high & its a bitch getting in. He's got an extra kayak, I cudnt get any of my old buddies to go. I'm only 68.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 01, 2019, 02:23:55 pm
I wrote up a contract last night and finished it up this morning for 2.5 Mil and just mailed it off to Todd, our property owner. My wild and impatient partner Rich informed me that he dont got no $5,000 or even $500 for his half of the earnest deposit.
Rich told me last year that he just purchased a Bobcat tractor with rubber tracts to do junk removal and concrete work. I said that must have cost you 60 grand, he says try 80K and 120 with all the attachments. I said holy crap, your going to be stuck doing construction for the rest of your life and your children's lives if you can ever find a woman to put up with the insanity.
Rich is in his late 50's and never married. But he has that good looking tractor to sleep with.
Anyways, it's going to be interesting when Todd gets my proposal Saturday or Monday, I'm sure he's got pie in the sky profits in mind and who can blame him? He's sitting on an 18,000 SF warehouse zoned for cannabis production. He's got all these money hungry investors salivating like rabid dogs.

Title: Re: He Luvs Direct Mail
Post by: javipa on August 01, 2019, 03:37:17 pm
I'm not gonna second-guess your offer, but I write up offers that don't even include a line for an earnest deposit.

Otherwise, I ask "Why do that?"

Earnest Deposits aren't worth the ink used to write them.  And the bigger they are, the less they're worth.

I accepted an Earnest Deposit on a house I was selling, and the buyer blew past all the due diligence time lines, and then refused to close on the agreed date, and then wanted his ED back.

I refused.  I spelled out all the reasons why, based on the text of the real estate agreement.

The title company held the deposit, and was unable to return the deposit without agreement from all parties.

The buyer sued me.

I went to court.  I lost.  It didn't matter to the judge that the buyer was a flake and didn't abide by the terms of the purchase agreement. 

Meantime, I got my credit dinged for a judgment award in the amount of $2,500 ...which stayed on my credit report for three years.

After that learning experience, I routinely require a deposit made payable to me, outside of escrow, with a price that is correspondingly lower.  This way, if the deal doesn't close, I've still got the deposit, and it's not subject to a buyer's flakery.

However, that doesn't work, if I haven't also presented to the buyer a comprehensive list of defects (known and/or just imagined) that a buyer could use to back out of the deal.  That is, once my negotiations are done, it's just a matter of confirming everything I've told the buyers, and not an opportunity for the buyer to discover something unacceptable.

-------------------------------------
One example of this, was with a house I sold in South Sacramento, that was a structural nightmare.  The floors felt like you were walking over a relief map of the Rocky Mountains.  The windows didn't close correctly.  There was a huge gap in the wall inside a closet with the exterior wall.  The rest looked cosmetically ready to occupy.  It was rentable ...to someone with extra-good balance and a large sweater collection. 

*** This guy drives up and asks if the house was for sale.  I said, it was for rent.  He said he had a buyer interested in it.  I said, I am willing to sell, if the buyer is ready to give me a non-refundable check, outside of escrow for $2,500.  (I was sure this would scare off this dreamer/looky-lou).

They guy asked how much I would take for the house. I told him.

The buyer's agent took a tour of the house, and said, those terms are fine, and the price is acceptable, I'll go get the buyer and give him a tour.   

While he went to get his buyer for another tour, I wrote up several pages of perceived and real defects that the buyer had to accept and initial, before I was willing to sign the purchase offer.  He did.  I hammered his $2,500 check.  We closed three weeks later.

Of course, the deal was, that I offered a good price, for a house in good condition, but was NOT a bargain considering the actual, effective repairs necessary to replace the foundations and interior floors; replace the windows; and repair all the cracks in the interior and exterior walls, etc. etc. 

I never asked what the buyer planned to do with the house, and didn't care.

The 'secret' was, I negotiated all the due-diligence out of the deal, before I was willing to sign the deal.  That's why I could get a non-refundable deposit in cash, in my hand.

Another thing I used to justify the non-refundable deposit, was the potential loss in rent, if the guy didn't perform, or didn't close ...for whatever reasons. 

So, I did my best to remove any reasons he could think of to back out of the deal.  Also, the buyer said he was a cash buyer, and wasn't depending on conventional financing to close the deal.  The fact was, he was using an HML, and there was a formal appraisal required, which came out exactly at the price we agreed. 

In this case, I was the 'unmotivated seller with options.'

So, there's 'that.'

-----------------------------
Finally, I make offers without offering an earnest deposit.  If a seller asks for it, I share my experience, and let him conclude that it's not necessary.  If he still wants an ED, then I weigh my options and abilities to perform, and go from there. 

Frankly, if the seller balks at not getting an earnest deposit, and I give in without some concession, than I've lost the initiative in the negotiations, and likely lose even more ground in the negotiations, since I've not insisted on a concession from the seller.   

ED's are as much of a negotiation gambit as anything.

That said, I've written earnest deposits that were only cash-able upon closing.  So, no closing?  No cashing. 

-----------------------------
*** Making offers through agents, and the ED issue becomes an issue.  All conventional PA's include a line for Earnest/Binder Deposits.  So, that's another reason I use my own contracts, or simply write 'n/a' on the line that lists the ED amount. 

One visual 'trick' I learned from an agent, is to make sure no boxes/lines are left blank in a contract.  They all need to be 'marked' in some way.  Either with 'n/a' or 'none' or 'something.'  This tends to make the reader ignore them.
   
------------------------------
Okay, that was a lot.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 07, 2019, 01:18:54 pm
I havnt heard from our warehouse seller, I'm sure my 2.5 Mil offer was too low.

My bird dog Kenny sent me an address of a house in a nice neighborhood, this property is the only one on the block that's in disrepair, dead bushes and overgrown, looks like it's never been painted since it was built, owned by same single lady for 40 yrs.
I told my buddy Ken to go look in the windows and see if there is any signs of life, and if there are any bad smells.
I got a letter going out today, not sure wat else we can do.

Getting ready for another Kayak trip, orderd a nice rack system for my Honda Accord with extra tie downs, can you imagine a 13' and 15' Kayaks on this small car? The plan is to ride in comfort and get up to lake and back on 7 buks of gas instead of the 40 buks Jim's truck takes.
Title: Re: He Luvs Direct Mail
Post by: javipa on August 07, 2019, 03:50:14 pm
Did your offer on the warehouse have an expiration date?
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 07, 2019, 03:57:06 pm
I've had this idea for awhile, it's kinda wild and maybe cheating, a method of finding fixers I've never heard before.
And its a fun way to find em. Google Maps Baby. The satellite photos and ground view cud be a year or more old but hey, accurate enuf to spot some houses in disrepair.
Here's how it works, I think I invented it, on google maps, zoom down to a neighborhood your interested in. For me, its 40-60 year old houses.
Zoom down to street view and start clicking down each street, stopping often to look left and right at the houses. soon you see them. old cars, overgrown weeds and shrubs, bad roof and a dead cow.
I found a nice prospect within 20 minutes, sent address in and found out its an absentee owner and in a trust in the owners name. Now I'm thinking if I did this a few hrs a day 2 or 3 times a week, probably have some deals cookin.
Title: Re: He Luvs Direct Mail
Post by: Mdhaas on August 07, 2019, 06:38:50 pm
Great idea! Bing maps also has a street side option in some of the areas that Google may not show and may be a little newer than Google Maps in some cases..
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 11, 2019, 02:33:35 pm
It's amazing that my neighborhood houses are going for such high prices, this ordinary looking house down the street sold for bookoo bukz and I'm thinking holy shitsky, it be nice to sell and get the equity and move to a nicer area cuz wer drug infested over here. But hell, there seems to be a shortage of houses, and what's on the market is going for an arm and leg. I'm thinking, there's been not much building going on in my city in 10 years and the population is exploding.

Will these prices keep climbing, level out, or crash and burn again?

 Will the Universe expand forever into an endless expanse?

We got high demand and sellers are getting outrageous prices, even for fixers.
My wholesaling buddies and I need to figure out a strategy that works in this arena.



Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 15, 2019, 12:29:58 pm
It seems the stock market is experiencing some volatile times. Let's impose some crazy tariffs on Chinese goods and really screw with the worlds economy.
These homeowners with their overpriced fixers are asking for almost full value and it don't matter that it's going to take much more to fix them up than the frikin houses are worth.
I believe home values have increased so fast its not sustainable.
The rents in my city are outrageous also.
When the SHTF get ready to grab some pie.

Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 18, 2019, 03:14:08 pm
My buddy Steve has a website up and running and occasionally gets calls. A caller named Yolanda leaves a message, she complains in the message that no one answered the phone but she is interested in selling her house for cash. I called the website number and sure enuf, no one is home. I wonder how many deals we have lost? Gotta get ol Steve in gear.
Anyways, Yolanda has a tiny 2/1 672 SF Single family home in a good working class area in the city. She tells me she is not really interested in selling cuz they been collecting rents for so long. I'm thinking she must have equity, then I get the property report back from my Title. Looks like she and her husband purchased this in O7 right b4 the housing market went south. She paid 160 friking thou for this. Built in 1941, but has some nice upgrades, nice wood siding and finished hardwood floors and a  fireplace and new windows and worth about 80 grand 3-4 yrs ago.
But now looking at the houses recently sold in and around the neighborhood, were looking at an average of 130-180K
Now usually I only want fixers, and this house is really cute with porch an patio the trees and detached 1 car garage in back.
I'm gonna offer her 140-145 and I bet I can sell it for 160K-180 I believe she is motivated cuz the house is sitting empty now. Factor in repairs and painting when renters vacate , possibly evictions, and paying the mortgage themselves & bla bla. She's only owned the house for 12 yrs & w her down payment, I'm estimating they still owe 120K I'm thinking the rents w taxes an insurance is probably what she pays in mortgage. and I'm so surprised she wud mislead me. Haha
So here is where my new strategy comes to play. Flip nicer homes for a nice 5-20K profit to a qualified retail buyer.
Real estate agents will hate you for this, but I wud rather have that profit in my pocket and do what realtors dont do, aggressively market the property instead of putting it on the MLS and sit on ur thumbs and wait.
It's gona be fun working this new angle, but hell, I need more leads.
Yolanda says while adverting the house for rent, a realtor called about selling, I or we shud be doing that, and that's wat got her thinking to sell for cash, cuz why? realtor fees will eat up any profit, oh Yolanda, your so tricky but I got ur number.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 18, 2019, 04:17:49 pm
Now this is the part that gets my toes to curl,  the negotiations. I txted Yolanda about where to send her written offer. She comes back with.. tell me your offer first. Going thru all my data on this property, I believe I can sell it for 160 or more. And I know Yolanda is between an elephant and a scratching post, I went for the throat.
I txted her that we can do $145,000 and we pay escrow and all closing costs and buy it as is.
The fun begins, Yolanda our stressed out seller is considering the offer, calculating how much they cud walk away with and how difficult it is to keep renters and dealing with their dogs and kids and vacancies and repairs and late payments and yada yada.
For me, I got my mind going, and the anticipation of winning or losing, is insane. It's stressful, but fun too.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 18, 2019, 11:09:57 pm
It's been hours I'm still waiting for Yolanda to reply my offer via txt. Sometimes that can be a good thing, instead of coming back with a quick and angry "no".
But then it gets wilder, A lady named Theresa fills out some basic info on Steve's site and we get a quick email stating the basics. She has a single fam home and wants to sell in the next month to 3 months, She left an email and phone number so I email that my partner Steve and I want to buy her house. Soon the husband it replying that he does have a house for sale & is asking what wud I like to know. Since Its Sunday I got no property report and I'm flying blind.
He says we are welcome to come and look at it after I asked if it had ever been upgraded. And he says he got a 190K offer yesterday.
I luv Zillow and it's a good starting point to go from. Zillow says its market value is $262,764
Built in 77, old ranch style house that looks well kept, looks outdated on exterior, but oh man, this 1600 SF house sits on an acre in a gorgeous cul de sak in a nearby town 25 miles away. It has huge trees and it looks seriously desirable to me. Depending on interior and I suspect its nice but also needs upgraded, My first thoughts are, offer 215, get it on contract, aggressively market it for 240-260, move fast like the bottom is ready to fall out and run like hell b4 this bubble bursts..
In my humble estimate, this house cud be worth 340K and probably more after repairs and upgrading. I'm going to hav to move fast and get it wrapped up b4 seller gets more offers.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 19, 2019, 11:18:24 am
It's the next morning and still havnt got a reply from Yolanda about my offer of 145K.

But Holy Real Estate Gods, this ranch style house on 1 acre is on my mind and a deal may be going down. Last night I sent Patrick and Theresa (the sellers) my offer of $205,000 by email. This morning there is a response saying, ok, are you sure cuz were suppose to sign papers tomorrow Tuesday.
I replied back, I will write up the purchase agreement and email it to you today. Then got another reply back within minutes, "OK then"
What's interesting is I got the first response to my offer at 3:45 AM, Who the hell is up that early?
So this morning I'm busy writing up the purchase contract and running around with my brain on overload.
Some exciting sh-t.
Can Randy and Steve get this house sold for a healthy profit? Will the humans discover a new power source?
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 20, 2019, 01:06:42 pm
The lady with the ranch house tells me after I sent contract by email that she don't do legal papers on the internet. I tell her OK cuz I wud like a tour of property and take photos. It was about a 40 minute drive and I found it easy to find with google maps.
Theresa is a sweet old lady in her 70's her husband Patrick is bed ridden and on oxygen. He was sitting up in bed and alert and greeted me. I asked if he was ready to sell and he says yes.

The house was gorgeous, so many upgrades with tile floors and kitchen countertops and huge windows and French doors and huge back patio and the yard, holy crap, it looked like a park with huge trees and so many sheds and monster carport along with the huge 2 car garage. Gorgeous wood stove and in the other living room a amazing fireplace w adobe brick work. This house needs very little, maybe paint and chop some of those trees, you cant see the house from the road or driveway, mostly pine trees which I prefer to be in the mountains.
After the tour and talking to Theresa for a good half hour I asked if she was ready to sign cuz I wanted it. We sit down at the kitchen table and she tells me, here's the thing, we want to find a smaller place to buy b4 we sell cuz we need a place to go. I tell her the escrow might take 30 days and I can give you 60 after that, that be plenty of time to find a new residence. They shud probably be in an apartment, Theresa had swollen ankles and was having a tough time showing me around. She took the contract back to Patrick and came back and said to give her a few days to find something.
I was devastated, This lady promised me the house and wont sell to anyone else, but I know how these women can turn on you like a rabid dog. I believe I can sell this house for 240-260 maybe more.  :banghead
So now I will contact some realtors to find me a nice smaller home in her town and try to salvage this deal.
Will Rando and Steve somehow find a way to get his deal on track? Will they crawl into a hole and be depressed? or will they travel to Rando's cave in Northern Idaho and hibernate for the winter?
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 22, 2019, 12:21:24 pm
My old buddy Jim talked me into going kayaking yesterday, my fourth time and I'm still an inexperienced newbie.             I thought the San Joaquin river was a nice easy slow moving stream, but oh man, was I wrong, it had rapids from hell, I flipped once first set of knarly rapids, but luckily it was only 3' of water and almost flipped 3 more times. I lost my insulated coffee mug, it's probably made its way to Sacramento by now. There wer plenty of wide areas that wer deep and slow, and so picturesque, but it wud narrow and you cud hear the rapids ahead, and fast and scary as all get out. The water was insanely turbulent with crazy eddies and swirls and whirlpools. The river took many sharp turns and the current wud force me to the side and fighting tree branches and rocks. The last set of rapids was hellacious, a big tree had fallen across the river and there was a narrow gap and it was a 3' waterfall, I came so close to wiping out. I'm sore all over. I was surprised how gorgeous it was, Huge oak trees & no houses, it looked like wilderness an just 8 miles out of the city. Started at Lost Lake and got out at copper road bout a 10 mile trek, took 6 hrs w plenty of stops at these beautiful sand bars and went swimming and had lunch and smoked som weed. Jim's buddy Carl came, he's a doctor, a surgeon. Hes 13 yrs younger and had a hard time he was a bit overweight. It was nice to get out and experience this instead of being home depressed over real estate deals going south.
I had a go pro on my hat and one on the back of the boat pointed to the rear.  Maybe do a little editing and post to You Tube. I experienced sheer terror at times and there wer places where it was incredibly serene,  the river got  1/4 mile wide in places and deep, water was clear and I seen big fish. My friend Jim txted this morning that he's on his way over to do it again today, I hope he's joking cuz I'm not answering the door.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on August 26, 2019, 03:06:46 pm
My seller Theresa emailed me that she is rejecting the house I sent her cuz its too big, it was only 1,150 SF and 189K
She asks if we are still interested in buying her property. She was waiting to hear from her lender, I assume she wants to be prequalified and put that 200K in the bank.
I emailed her back and told her I cud write up the Purchase Agreement to give her all the time they need. She emails back asking how will that work?

I got a new contract in the mail to her this morning, it states she can have all the time she needs to finding a suitable place b4 we finalize this sale. The price wud be locked in at 205K and we as buyers have exclusive rights to purchase this property.
This contract is for an indefinite period. Which means, it never frikin expires, not in 6 months or 6 years.
The plan is to record doc with County Records and we be wedged in like Hulk Hogan's speedo's.
Is this ethical or legal or what, I wud like to take credit for the idea but my buddy Dave suggested it.


Title: Re: He Luvs Direct Mail
Post by: javipa on August 26, 2019, 04:00:08 pm
Basically, you've negotiated an evergreen option at a certain price.  Good work. You definitely want to record a memorandum of agreement to protect your position.  This isn't at all unethical.  It keeps ornery, lying sellers from shopping your deal. 
Title: Re: He Luvs Direct Mail
Post by: Randoskie on September 04, 2019, 02:58:16 pm
My seller Theresa emailed to say they got my new purchase agreement and asked if I cud schedule another visit.
I replied back that she wanted to sell and I wanted to buy and we agreed on a price and she can have all the time she needs. Just sign and mail the signed agreement back to me.
I had already spent several hours driving to and fro, spent a good 45 minutes talking to her, I wud make another trip if I really thought it wud help consummate this deal.
I'll ask my partner Steve if he wants to do the 80 mile round trip and play tootsies with them.
Maybe I'm too burnt out by sellers and their bs.  And this situation cud go either way.
I sure need a deal, I shud probably be there groveling and begging and mowing her yard.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on September 06, 2019, 04:35:17 pm
My old buddy Ken that I've known since the 4th grade started txting. I hadnt heard from him since I gave him that hundred buks, he said he wud pay it back but I wasn't expecting it, and I had a few buks to spare.
shortly later Ken sold His child hood house, him an 2 siblings split the proceeds.  Ken was coming into a sizable inheritance, I think about 60 Grand, but now less than 2 years later he's ready to make some... desperation cash.
I luv how a little bit of desperation gets us in gear.
Anyways, so now, it seems Ken is low on green, he is suggesting we get off our sorry asses and start handing out door knob hangers. Oh man, real estate, making money, remember?
I need a kick in the rear, OK need ink, 40 buks for frikin ink? need heavy perforated door hanger stock, oh man, found some, each sheet makes 3 door hangers. Got enuf for a few thou.
But, will he get in gear, or lie in a pitiful heap of laziness and despair? Wil our planet tilt another few degrees on its 41,000
year cycle causing massive ice ages, as the geological records suggest?
Title: Re: He Luvs Direct Mail
Post by: Randoskie on September 09, 2019, 12:23:40 pm
So far I've printed up a few hundred door hangers, they are expensive, on Amazon 50 buks for one frikin ream that makes 750 door hangers, and the ink costs 45 buks. I like to color them up. I'm wondering if Office Max cud cut blank card stock up into door hanger size and if they have the tech to make the door knob hole and slit at top, cuz blank card stock is way cheaper. Or just cut them into thirds and lay them on the porch. The hole and slit on top is great cuz u can always find somewhere to hang it, never put them in mail box or be threatened with federal crimes that is punishable by water boarding and beheading or worse.

Luckily I had a full ream in the garage, and I will order more, but to print up 750 costs about 7 1/2 cents each, if my calcs are correct.  My buddy Ken is pressuring me to get them done and for us to get out ther and distribute them.
A few years ago I paid 2 girls 10 cents each to hand them out, cost me 150 buks, I thought they threw them in the trash cuz I got no calls till a few months later the money call came in from a distressed house and seller and I made 14 Grand.
Now is the time. Gotta do something, getting tired of beans and cornbread. Can two 68 yr old guys walk the neighborhoods for hours without keeling over? Will crop circles prove to be extraterrestrial?

Title: Re: He Luvs Direct Mail
Post by: javipa on September 09, 2019, 01:20:55 pm
One of the things I've noticed with the stuff I find left on my door is that the ad copy is easily consumable ...direct ...immediately readable ...easily digested ...simple to understand.

Such as "Carpet Cleaning Special"  "Windows In One Day"  "1-Hour Lawns"

------------------------
The most immediate responses I've ever had was by putting post it notes on doors of houses that looked shabby.  This means driving neighborhoods. 

Frankly, I've never hung fliers on doors, and doing this myself is absolutely never going to happen.
That said, half-sheets of yellow paper with your headline printed on top, and folded outward so the headline shows, has got to be the least expensive and most-effective use of fliers.

**** It's the same principle I apply to postcards.  They're usually yellow, always have headlines with bullet points listed to support the promise in the headline, and they're direct, easily digestible and resonate with a specific seller.  Some artwork is good.  FWIW

-----------------------
Bandit signs are efficient at spreading the word in one area, and if done correctly, the signs will stay up a  long time.  However, after a month, or two, they become "invisible."  So, the text/color/something needs to change to recapture people's attention.  The only things that don't change are the reason to call, the sign being posted, and the phone number. 

This was a real sign a guy was using a couple of years ago, that I reproduced:

(http://jaypalmquist.com/images/bandit-sign-300.png)

We pay people to leave signs posted on their lawns. 
Title: Re: He Luvs Direct Mail
Post by: Randoskie on September 10, 2019, 11:11:08 am
Javipa, do you pay people to put signs on their front lawns? How does that work? How much do you pay them?
The code enforcement made me remove my sign. I think it was because of an angry homeowner that I was sending my "I buy houses" post cards and they had called me up to remove them from the list, they were angry.
I told them to just throw junk mail in the trash and chill out and hung up on them.
Later, I seen this older couple several times driving by my house slowly and looking towards the house. I shud of ran out there and waved and smiled.
Then I got a letter from the city saying I needed a license to operate a business from my home. I mailed them back and suggested they cud eat scrotum chunks.
I have thought of offering homeowners 20 buks to put a sign on their fence facing a busy intersection.
Title: Re: He Luvs Direct Mail
Post by: javipa on September 10, 2019, 06:21:07 pm
This turned into a novel.

I don’t put up signs myself.

I hire the neighbor kid to put up the signs.  He needs the money and his parents want him out of the house.  So, it’s win/win.

On a one-off deal like pre-paid leases, I have already found the property owners willing to let me post a sign in their yard/fence/wall/field, etc. for three months.  I’ve offered to pay three-months in advance, and told the owner that I’m sending a kid to install the sign, so he doesn’t call the cops for trespassing. 

I get a signed receipt for the pre-paid rent, because the costs are deductible.

We give the owner sixty, one-dollar, bills, which is enough to seal most deals.

On the one-off installations, it’s gonna cost $50 to have six, leased, signs installed strategically by the installer.  It’s gonna cost $60 for every 3-month lease.  This comes to a little over $400 for three months’ worth of fixed advertising in multiple, select locations. 

This beats the $800 you’re likely to spend, posting mass signage on the weekends, that will disappear in two days, unless you’re picking them back up on Mondays (which costs even more money).

In the event you’re gonna do mass installations, you’re gonna pay the installer about $15/hr., plus gas, and probably offer a $.50 bonus for each installed sign.  This provides incentive to get all the signs installed. 

•   You want to change out the color/text of the sign with each new lease, so that they don’t become invisible (too familiar).

•   Posting signs in older neighborhoods is usually safe.  Posting in the hood is always safe.  Posting in neighborhoods with HOA’s is usually a problem, even for the owners of the properties themselves.  Otherwise, property owners can usually do what they want, and that’s why negotiating sign leases with them is efficient, legal and profitable.

•   Property owners may get complaints and take your leased signage down early, despite having been paid to leave them installed. That’s where a signed receipt comes in handy. Depending on how stale the lease is, it’s just better to find a new location, rather than have a scrap-iron-fit with the property owner for reneging on the deal.   

•   Depending on how many signs you’re having posted, and the demonstrated honesty and/or retard level of your installer, you either give the installer a flat fee to deliver ‘x’ numbers of signs, and say “Go!” or you can give him a map, and pay him $15/hr. plus gas money to install the entire load of signage.  Either way, you’ll need to confirm the installations the first time around with any installer.

•   OR, you can drive the suspects and retards personally, and let them jump out and install the signs where you tell them.  This way, you’re never surprised.

•   Otherwise, you might have to go through a couple of installers, because some can’t drive and pound at the same time.  “I get lost.  Here’s your sign back.”  SIGN?  What happened to all the rest of them? 

•   You don’t pay the lease with a check, unless you’re okay with the property owner giving up your name, address and telephone number to the codes administration when they show up.

•   Only use a google number on your signs, to protect your privacy, and keep the cranks at bay. 
        o   I used to suggest sending everyone to an outgoing message with a voicemail, but this just gave my competition a better chance to steal my opportunities.  So, personally answering the phone is always best.  You might be surprised at the numbers of people that call me, because the competition wouldn’t answer its phone in person, or at all…

*** Speaking of codes administration… Administrators are as sneaky and dishonest, if not crooked as they came.  They have zero problem tripping up naive bandit sign owners.

This is a well-known story, but in one case, a codes enforcer called an investor from a bandit sign, claiming to be a motivated seller.  The investor met with the alleged seller, cum codes enforcement officer, and was served a codes violation notice and a summons. 

Well, as it turned out the investor was suspicious, and smart enough not to use his real name, and the codes administrator was unable to fill in the violator’s real name.  And he didn’t have the authority to arrest the investor for failing to comply with his name request.  The investor grabbed the sign, and drove off.

This can’t be a normal routine, but it’s just something to be aware of in real life.

That’s all I got for now…
Title: Re: He Luvs Direct Mail
Post by: javipa on September 10, 2019, 07:25:58 pm
After all I posted earlier, there's probably one more important thing to be noted about using bandit signs with pre-paid leases, and that's that few property owners want hand-scrawled bandit signs stabbed in their yard. 

Instead they want to see clean, neat and professionally printed ones (which I show them in advance). 

Perhaps like the one shown below:


(http://jaypalmquist.com/images/bandit-sign300.png)
Title: Re: He Luvs Direct Mail
Post by: Randoskie on September 14, 2019, 06:17:14 pm
This is my most difficult deal ever. This Hispanic older lady named Rebecca with her much older ready to kick the bucket husband Raul, are not bad people, they wer nice, but then they bring in the daughter from hell. She was a realtor back when or took the course or knew somebody that's a realtor, anyways she is hell bent on making Rando's life more interesting.
The husband inherited the run down ranch house on a 1/2 acre, probably needs demoed. But it sits on prime land about a half acre, in town of a nice little quiet street. Rebecca is emotionally tied to the property, when she showed me around, she named all the trees and told me the story of childhood visits. I listened and offered a low amount and eventually agreed on 50K
Imagine having this house on contract 2 summers ago for 50K Getting it sold and only making 4K & split with the realtor that had the buyer. Then when Rebecca and Theresa the mucho dominant daughter,  gets to Title to sign final papers, Rebecca's insane daughter says, Wait, Rando is not the buyer, he's wholesaling it, him and his wife are not going to fix it up with loving care like he said. How dare him. He's not going to pull this crap on us.
Then after the SHTF and smoked cleared, I txted them saying it was too big of a project for my wife and I, but my friend and partner Oscar can handle it, I got no response.
So this year, I wanted more punishment. I sent Rebecca a txt a few months ago we can do 55K And she replied, "I will think about it".
So today while sitting on my thumb, I txted her daughter Theresa and said,,  "Will you sell for 60"?
Short and sweet straight for the throat.
She then says, they were hoping to get 71. OK, at least she's responding, to her, I'm that slithering low down guy that tried to steal their uncle's house and wholesale and make money off our family . ,
I'm getting impatient here. I tell her, "I had to giv blood for 60, let's do 62,000 and put this puppy to bed". And so far, no response.
The crazy thing is, property prices are climbing like nobodies business.
This property cud be possibly be worth 80 or more to a rehabber or developer. I might have to get my brain in gear and kick some real estate butt like I used to.
Will Rando make use of those few remaining neurons? Will he be able to purchase a turbine powered 2 person quad copter hover bubble in the next few yrs? Will our galaxy merge with Andromeda in the far distant future?
Title: Re: He Luvs Direct Mail
Post by: Randoskie on September 17, 2019, 12:28:57 pm
Woke up to a gorgeous morning. I was going to drive above the lake to my fav spot where the creek runs into Pine Flat lake and get some outrageous 4K video with my drone. It's really remote, Part of the Sierra Nevada mountain range, it has a sign that says Wilderness 154.
But that all changed with a few emails I received last night from Steve and the homeowner this morning. Our seller homeowner got on Steve's website and says hes getting out of Dodge and ready to sell now. He is a single Asian male and has a 3/2 1300 SF fixer in a good working class neighborhood. Mr Vang tells me his house may need a roof, some paint and fix a bathroom floor. House built in 56, still has the single pane alum windows, has a water/swamp cooler.
Zillow says the property value is 210K Seems accurate cuz the property report shows houses in the area sold for 195-240
Mr Vang tells me he has an offer for 143, I tell him we can do 145 Cash and pay all closing.
I got an appointment for 1:15 today to take photos and get my purchase contract signed.
It's a good looking house with brick work. The plan is to sell this house quick to a rehab investor landlord with Steve and I making 5-8K each and have some money for food and bills.
Will Rando and Steve be able to wham bam this deal and keep the internet connection on?
Will they ever understand quantum mechanics? Will humans survive the next cataclysmic event?

Title: Re: He Luvs Direct Mail
Post by: Randoskie on September 17, 2019, 05:47:57 pm
I got there 5 minutes early, Mr. Vang arrives exactly at 1:15 I had snapped a few photos of exterior and the street. He drives up in an older mini van, when he gets out I say, perfect timing and got a big smile and warm hand shake. In 10 minutes I had taken interior photos and back yard. Ran out to the car and grabbed the purchase contract and had that bad boy signed and out the door and down the street b4 the ink had dried.
Mr Vang was not the talkative type. He had 2 questions, "where do I sign and how long does it take"?
Within an hour I txted and emailed every buyer on this side of the planet. Then I made up a good ad with photos and got an ad started on Craig's List. I'm already getting requests for photos from my txts.
I havnt had this much fun since, I cant remember.
But I'm cautious, there is no central air and heat, looks like he rigged up a portable air unit in living room window. I noticed A gas wall furnace. It has the original kitchen cabinets since 1956, a few cabinet doors wer off the hinges. But he had nice laminate wood flooring and big den w fireplace, I hope somebody sees some value here.
Will Rando and Steve sell this fixer and make some money or go down in flames?
Title: Re: He Luvs Direct Mail
Post by: Randoskie on September 19, 2019, 01:10:35 pm
We are going down in flames. In 2 days very little response except a few asking for rent to own.
There is just too many repair and upgrades needed, roof, new hivac  system, new windows, new kitchen and bathroom upgrades and paint and on and on.
I informed Mr. Vang by email that I was cancelling the purchase agreement and it takes effect on this date, and he shud grab that 143 offer he claimed to have.
Then I said if your interested in a fast cash and a new offer, we can do $120,000
I've had 3 or 4 deals go south recently, at some point I'm thinking, some will have to go thru, the numbers prove so many deals will go bad and a percentage has to succeed. Or has Rando angered the real estate gods? Will he follow his advice to others to never quit?
Will Rando go on a camping kayaking trip to forget his troubles or will he sink in a pool of depression and over eating?
Title: Re: He Luvs Direct Mail
Post by: Randoskie on September 22, 2019, 05:09:29 pm
He watches Judge Judy
I’m embarrassed to say, I watch Judge Judy. It is serious entertainment for me. It is outrageous how these seemingly normal people attack each other and lie, cheat and steal from family and friends and business partners, and in front of 11 million viewers. This is reality TV, uncut, unscripted and raw.
What’s really insane is how people can justify their actions. In my observations, I’ve discovered that humans can justify anything. It seems you can actually steal from your neighbor bcuz you needed it more than him, you can take another’s mans wife bcuz “he wasn’t treating her right”.                                                                                                                    You can even murder and justify it, because, “He deserved to die”
I find it extremely amusing and entertaining. I also discovered with my limited intellect, after watching trillions of Judge Judy episodes, a simple written agreement would stop all litigation in most of the conflicts.
Judge Judy can contain her disgust and anger, usually, by calling people a fibber and disingenuous, a scammer or simply saying I don’t believe a word your saying. But sometimes,,, holy judicial, she lets loose with a barrage of verbal attacks. I love how she can ask questions in a certain order and these litigants start skirting the issue, sweating, squirming and tripping all over themselves.
Do I learn anything from all this? Or do I use that just an excuse to watch all this human degradation?

Title: Re: He Luvs Direct Mail
Post by: Randoskie on September 25, 2019, 04:11:10 pm
I been separated for a few yrs from my crazy Philippine wife and swore I wud avoid women as if my life and sanity depended on it. And it does... Well, I have been lonely, cant lie, but hell, my sanity and peace is very important.
Then Yesterday while setting up my car racks and loading up and tying down the kayak, the next door Asian lady comes out and stands ther smiling and friendly as can be. She had left a box of chocolates on my porch last Xmas and always waves and big smiles as she comes an goes.
She's got these big brown eyes and nice long hair, she's small about 5' maybe a bit heavy at 125 pounds, I cudnt help it but check her out and flit with her. She knows very little English but our body language was talking loud and clear. I think shes in her 50's but cud pass for 40. Nice light brown skin, just a few wrinkles under her eyes. She was acting shy and I was actually nervous. She said her name was JC and her job was doing nails, I know she's Vietnamese,  I ask where ur husband? and she say,  My husband die. I hadn't seen him for years and I remember he was always smoking. 
I some how managed to get her number, I asked if she wanted to go on a date and she looked confused and I knew she didnt understand. and we stood there smiling in awkward silence.
After about 20 minutes she gestures towards her house and smiled and left. I txted her later and asked if she txts, after awhile her grand kid replied, my Granma dont know how to txt.
It was exciting and scary and I was in la la land and daydreaming and imagining this and that, then later, I came to my senses.
 What kind of curse is this, even at 68 yrs old, this strong desire for females despite the carnage and emotional devastation they can create?
There is only one thing to do, a full frontal lobotomy.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on September 26, 2019, 10:28:54 pm
My buddy Bob emails me to say the very first deal we did together is back on the market. I tell him to give me more info cuz I can't remember that far back. Wow, It was 2012 He emails me the address and it all comes back. One of my first deals b4 I learned how to wholesale. This older couple had this big 2 story ranch house on an acre, it was over financed and needed work, but oh man, a sweet set up for horses. It even had a built in pool that was cracked. I had purchased this course on how to do Lease options and rent to own and taking over the mortgage payments in a SUB to. Seller called Bob from his bandit signs and they was desperate to get rid of it.
We eventually found a buyer that had 7 Grand and I told Bob to have them write the check in his name and bring me the $3,500 in cash. What kind of fool wud trust a guy with your wampum that you had never met?
So now it seems, this house is back in play, and Bob says there is not much we can do cuz it's really trashed now. I told him to get his butt over there and take photos and were gona sell it again like we did before. In the 6 or 7 yrs the mortgage has been paid down some and property values are up ther. But still, only 20K in equity and thers prob 50K in repairs needed or more.
Bob says he's gona do a photo run tomorrow.

So,,, will Bob and Rando be able to sell this run down ranch house again. Will their attempt be futile? How many dumb questions can you ask?
Title: Re: He Luvs Direct Mail
Post by: Randoskie on September 28, 2019, 01:13:54 am
Bob emails me photos of the ranch house today. It's out in some god forsaken farm town called Strathmore. It wasn't pretty. But it didn't look too badly trashed, it just looked like the buyers never did any repairs or maintenance. The water in the pool was green and bob says something was moving just below the surface. It did look like the acre had the trees pruned and the weeds were down.
Bob is not too optimistic. I told bob we can find someone that's got 5-10 Grand to put down, who will fix this place up, and take over payments with no credit check, we can help the owners get this thing off their backs and we ride off into the sunset.
Bob pulled up the property report, it shows the estimated value is 206K The mortgage balance is 180K Monthly payment is $1300...  6 an 7 years ago that seemed like a lot, but now an average 3/2 in the city rents for 1,200 and this place has an acre and horse stalls and a second story and privacy.
Since California has went legal, perhaps a cannabis grower wud grab this. The neurons are re connecting.
Bob is hesitant to call the sellers, he still has their number. He suggested a letter first, which cud be wise cuz maybe they blame us for our buyer going flake.
When we sold it before, it was 40-60K underwater. Last time sellers wer so desperate they paid part of the mortgage for a full year to get a buyer. I suggested to Bob we do same or get seller to give our buyer 2 months before payments start to help them get this property in livable shape. It's so far out in the Country, what if the well went dry? Or pump parts stolen? Or a dozen other catastrophes?  I told Bob if anybody can pull this off, it's us. It was in bad shape 6-7 yrs ago and 40K underwater and we still made 7 frikin Grand.
I already got a short and sweet letter going out in the morning.

Dear James and Prudy, Bob and I noticed your house in Strathmore is vacant, What Happened? We can bring in a new buyer that will repair and maintain and make payments. Do you need any help with that? Randy and Bob

Is Rando too optimistic? Will the sellers respond favorably to his letter? Can Rando withstand another fail? Will it make him stronger and more determined than ever or will he fold into a pitiful lump of human decay?
Title: Re: He Luvs Direct Mail
Post by: Randoskie on October 16, 2019, 12:15:30 pm
A realtor with a high pitched squeaky voice calls and I thought it was a telemarketer and I said oh, no thanks bye bye. Then she txts me to say I sent a letter to her client about buying his house. She then txts the address with photo and address. It was a large 2 story house built in the early 50's that was completely rehabbed with landscaping and listed for above full value.
I txted back that this house is too nice w no chance of profit and we want fixers, the worst condition the better. Soon she sends me an address and photo of an Oklahoma dust bowl share croppers shack built in the 30's out in bumfrikin Egypt that had never been improved. Imagine a 2/1 760 SF shack with the old lead weighted windows, shale siding and batnboard interior b4 sheetrock was invented, sitting on bricks or something, def not a conventional foundation, and some electrical wiring and plumbing that wudnt pass code in ur chicken pen.
And it was listed for 88K, I wudnt have paid 40, so I offer 60, then she tells me they have an offer for 93K. I'm going insane here.
A half dozen rehabbers are calling and txting me almost begging for some deals, and I got nothing.  The old couple with the vacant farm house never replied, the lady with the dominating psycho daughter replied after I offered her 68K that she was doing some paperwork and will get back to me in a few weeks. Sure she will. Another wholesaler here in my city says he's gona hit the streets. I'm going to my cave in Northern Idaho, my pet moose is lonely.
Title: Re: He Luvs Direct Mail
Post by: sellpahomefast on October 18, 2019, 10:32:59 am
Thanks for the post Javipa!
Title: Re: He Luvs Direct Mail
Post by: Randoskie on October 30, 2019, 12:42:17 pm
I joke about going to my cave in Northern Idaho and I do have this fantasy about living off grid and being self sufficient.
On Youtube the videos of Idaho are absolutely stunning and it seems many have the same dream as me and many are from my home state of California.
I live in a concrete jungle of traffic and homeless tweaker derelicts walking and riding their bikes by my house and looking suspicious as all get out.  And then there is the law enforcement, they are out of control, violations and tickets for everything, they even park and walk up on my driveway checking to see if registration is current on vehicles backed in.      We got more BS laws and taxes than Granma cud shake a stick at, and then the crowding and,,,,  I cud go on and on.
But then, I luv having a Super Walmart a block away, I luv having internet and mild winters. I luv all the conveyances of city life, and, if you got money, California is the place to be. My conclusion is, shut up, enjoy life, be happy where you are.
Title: Re: He Luvs Direct Mail
Post by: javipa on October 30, 2019, 01:09:03 pm
I've got similar problems.  My HOA harasses me like I'm a seven-year old at a Michael Jackson sleep-over.

I trimmed my palm trees nine months ago, and they look beautiful.  My neighbor, two doors away, has a palm tree that hasn't been pruned in four years.  It's awful looking.

Meantime, I got new plates for my car, but I misplaced the tags, and could not find them anywhere.

Got a letter from the HOA giving me two weeks to tag my vehicle, show proof of insurance, and to trim my palm trees.

I told them my palms don't need trimming, and that's there's no provisions for tags and insurance in the HOA terms and conditions.  We'll see where this goes.  All this, after our community voted to fire the last HOA management company.  Hmmmm
Title: Re: He Luvs Direct Mail
Post by: julienash on November 01, 2019, 12:58:19 pm
Great Thread...

Quick question, where do you buy your lists for your direct mailers?
Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 05, 2019, 12:41:53 pm
I drove to a nearby lake yesterday thats about 22 miles out of town and where the foothills begin, it's fed by the Kings river, it's an artificial lake meaning its man made and was dug out to supply round rocks to construct the Pine Flat dam. The entire area is abundant with these smooth round rocks from 6" to 12" and it wud be interesting to know what geological force created them. Anyways I had the drone out and taking video of this gorgeous lake and landscape including some of the local waterfowl and got some amazing footage. It was almost 80 degrees and its November which took my thoughts to this global warming thing.
What I found out is, every 41,000 years our planet tilts a few more degrees and causes serious ice ages that lasts for 41,000 years. Scientists call it a wobble. 12,000 years ago it tilted back and the ice ages ended along with a few impact events that almost wiped out earlier advanced human civilizations. Here is the conclusion I came to... We are in a warming cycle for the next 29,000 years, it we find alternative fuel sources that are non polluting and dont let out CO2, the planet is still warming. Sea levels will rise and fall as they have done for billions of years. We got this molten iron core that creates a magnetic force that switches poles, we got these land masses (tectonic plates) moving all over the planet  Asteroids impacting the planet every so often, volcanism, storms and then wats really insane is, were on this planetary system speeding thru an endless universe with entire galaxies colliding, and I cud go on and on.
My conclusion. These forces like gravity and magnetism and electricity & etc has shaped our planet and the universe.
So, Here it comes,, nobody is in charge of this cluster fruk. When we die were not going to some imaginary place for eternity, this is it.
Somebody tell me to shut up.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 11, 2019, 03:03:33 pm
I got my last few lists from Wally at Listgiant.com and I had made some good profits, until my last campaign, I spent about $2,500 and only got a half doz calls and no deals. That was seriously discouraging and I'm reluctant to do it again.
But, we all know, no marketing, no deals. I'm gona have to bite the bullet and get back in the game.
I'll just use my credit cards and dig myself into a deep financial hole and hope for the best.
I'm still confused about this housing market, is it about to pop or keep going?
Title: Re: He Luvs Direct Mail
Post by: REISociety on November 13, 2019, 12:27:09 pm
Keep at it! Your posts are inspiring!
Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 13, 2019, 01:48:57 pm
I received a post card yesterday from a real estate company, but this was no ordinary card, oh no, this was a fancy high dollar professionally printed glossy 4/6. The front side was in dark reddish orange with the big print saying PRIORITY NOTICE. That got my attention... It gets better, the back side had a color photo of my house and next to that was a photo of a pretty girl. It says Rando, my name is Regine and I buy houses fast, call me today to discuss a Fair Cash Offer for your property at... and in big print her name in white background and bold black print.
I'm in awe, top print says,,, Rando, we have an Exciting Opportunity For You. This side was also in the dark reddish orange with a bright yellow border.
My buddy Jim gets these and he goes on an on about how intrusive it is and what he wud like to do to these people.
I can't deny, this is some slick ass attention grabbing marketing and even has first class metered postage.
Now do I get myself in gear and emulate this? do I create a better one? Do I hit the streets with driving for dollars and doorknob brochures? Or do I hibernate all winter and crawl out from under my rock and emerge in spring with a 3' beard and try to salvage my wholesaling business then?


Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 14, 2019, 02:52:36 pm
Driving for dollars takes real effort and recruiting bird dogs is mostly futile. So anyways, about 6 months ago or so, I had this brain surge, while looking at a property with google maps I noticed several houses on that same street that looked distressed, then I found a few more in the neighborhood and soon I had a doz addresses. I sent them to my title company and got names and info and sent out post cards. Not getting any responses, I didnt do it anymore, even though it was so frikin easy.
So here is the kicker,, I just got a call from an old guy named Mason, he says it was his moms house and he's been there since Noah and the flood and thinking bout selling. I realized, it is one of those houses I found on google maps.  Mason says it needs a roof and carpet but has hardwood floors underneath. I got an appointment tomorrow at 1 PM. Looks like a nice prospect, a 3/2, 1250 SF, built in 58 and Zillow says the value is 208K
Looks like the windows have been upgraded but I only see a water cooler on the roof. The house being 50 or 60 yrs old prob needs a major upgrade. The yard is trashed, grass and trees half dead. I'm droolin.
Now if I had half a brain and I cud somehow get the neurons to connect, I wud spend an hour or 2 scoping older neighborhoods everyday w google maps, using my PC, sipping coffee and in my sweat pants and fuzzy bunny slippers.



Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 15, 2019, 04:20:07 pm
I just got back from looking over this house. Seller says his name is Nason. I felt sorry for the old guy and the way he is living. Looks like the toilets are not functioning. So much junk piled up on the stove and table and sink. He says his only source of heat is the fireplace insert. But the lights were working. He had a bicycle with a rear basket. The bedrooms were not in bad shape cuz he's living in the living room. He said he was offered 111K and I told him I wud do 112. He says he'll do it but needs his cousin to sign and he lives in Colfax Calif and that's where I sent my original post card to.
I added 20 Grand to the price and sent it to a few of my buyers. One says it is not for him but he has some hungry hippo buyers that will want it. My main buyer is the realtor that drives the white on white Cad Escalade with huge pimp rims says he will check it out. Nason is not in good health, sores all over his face and bent over and moving kinda slow. He tells me his dog died. The property sits at the end of the airport which cud be negative selling point. Has a huge lot, almost a 1/4 acre. Big 2 car garage, not much else going for it unless you like 50 year old pink tile.
So now, I got to get a contract out to cousin Ned in Colfax and see if I can slam bam this. I'm too cautious to be excited.
Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 15, 2019, 07:09:35 pm
OK, now I'm starting to get excited, my one buyer Dean, said he's got hungry hippo buyers, whatever that means, he said he's pretty sure he can sell it.
My main guy is Matt, the realtor, I had emailed him the price and a doz photos, first he emails and says he will check it out, then he calls a few hrs later and asks if I got it under contract, I tell him I'm working on that, I already got a verbal acceptance. He tells me to let him know ASAP cuz everything has been selling fast within a few days.
When Matt calls, you know he wants it.
The cousin Ned lives in Colfax, thats in Northern California and Google maps says its a 3 1/2 hr drive, which prob means 4 hrs each way, I'm tempted to spend 80 buks on gas and drive there. But I'll send it overnight priority express receipt requested mail.
This is exactly what we need, distressed seller, distressed property and a hungry market. Come to Daddy.
Time to chew gum and kick some ass and I'm all out of gum.


Title: Re: He Luvs Direct Mail
Post by: Randoskie on November 19, 2019, 04:18:25 pm
The waiting game is the worst. Thinking and imagining all the things that can go wrong and that have in past deals.
My thoughts go to Nason, the sickly old guy that is existing in this crap hole. Shud I have gave him 20 or a hundred buks? Not to seal this deal but to help this poor guy out. Shud I bring him a puppy and a bag of chow? Or wud the dog be crapping all over creation and making a bad situation worse? Does he need someone to talk to and empathize. Selling this property I hope will get him where his family can patch him up.
I mailed the letter Saturday to the owner on file, named Helen. If she's dead, then wer talking possible title problems.
Which is my main fear.
In that letter I included the purchase Agreement and a $200 check for earnest. I usually dont do that but I want this deal. I may hav it sold for a 20 frikin grand wholesaling fee.
Will Rand0 crash and burn or with a little compassion and patience, he somehow pulls this deal together?