Bonuses for June and 5-Day Getting Started Training

March Bonus

March is upon us! This is one of the hottest months for real estate. It's also a great time to make a ton of money!
Let's get down to it shall we?
The bonus for the month of June is $1,000.
You qualify for the $1,000 bonus by putting us in front of a minimum of 4 sellers who sign the dotted line. Actually it can be one seller with 4 houses or any combination as long as you are responsible for helping us get 4 purchase agreements signed in the month of June.
The properties don't necessarily need to close in June just as long as they close in June or July.
The bonus is paid ON TOP OF YOUR COMMISSIONS. So if your average commission is $500 per deal, your total income would be $3,000. That's an average of $750 per week working either part time or full time.

Before you get started with training,

What are your goals?

How much money do you want to make each month?

Write down your goals. We will discuss them with you.

Property Locator (Our Definition)

Someone who is dedicated to helping others as well as their self. Someone who is committed to reaching their goals and meeting deadlines. Someone who has a positive attitude, an open mind, and a desire to make a lot of money.
Our property locators put us in touch with motivated sellers. Motivated sellers are people who have gone through a financial hardship, inherited a property they no longer want, or someone who just doesn't want their property. Putting us in touch with these people allows us to explore a range of options that meets their needs.
We seek people who are willing to work hard and don't know the meaning to the word "quit".
Ok. Now that you know what we expect from YOU, here is what you can expect from US:
- Fairness
- Cooperation
- Guidance
- Understanding

Let's get started with training!

5-Day Getting Started Training - Find Motivated Sellers ASAP!

Day 1 -

Make a FSBO list! Get a notepad and a pen. Look through the ad postings on CraigsList, FSBO.com, Zillow.com, and other sites where owners can place ads for the sale of their property (for sale by owner). You're not looking for properties listed by real estate agents at this time.
Search ads in your area by your Zip Code or the city in which you live. Down the left-side of the paper, you're going to write down a minimum of 20 property addresses. You will then write the property owner's name to the right of the address. And then you will write down the property owner's telephone number to the right of their name.

Day 2 -

Call these owners using the script below: “Hi, this is (Your Name). I am calling on your ad… It sounds like I caught you in the middle of something?”
“Is your property still available?”
“Because I work with an investor who focuses only on nice homes in nice areas, can you tell me, is yours a nice home in a nice area?”
“Can you tell me about the property?”
"Are there any problems with the property?"
“It sounds like a nice property. Why are you selling it?”
“Well I don’t know if there is a reason for us to be talking or not. As investors, we have several different methods to buy your home. One method is for us buy your home for 60% to 70% of market value and pay you cash within 30 to 45 days. Is that something we should talk about or probably not?”
[If the property owners appears to be motivated...would sell because they can't afford the payments, moving out of the area, death in the family, doesn't want the rental or maintenance hassles, or some other form of financial hardship, tell them you would like for the investor you are working with to speak with them.]
"This sounds like something the investor I'm working with may be interested in exploring. I would like to schedule a 30-minute phone conversation so he can find out if your property is a match for properties he is buying right now. Would tomorrow afternoon at 2:00 be a good time for you?"
[Get a day and time that will work with the property owner and ask them to put it on their calendar.]
"Ok. I have you down for a call back on Wednesday at 6:00 PM. I will be calling you and introducing the investor to you. Please mark this on your calendar. Goodbye."
[Contact us (jkmvisions@gmail.com or text 972-338-5706) with the seller's name, complete address, phone number, date and time of the appointment immediately after you hang up with the property owner. If the investor has a scheduling conflict, he or she will assign another investor to the call.] - Be sure to write down the answers to the questions so you can share the information with us.

Day 3 -

Make a Rental list!Look through the ad postings on CraigsList, ForRent.com, Zillow.com, and other sites where owners can place ads for property rentals. Down the left-side of the paper, you're going to write down 10 property addresses. You will then right the property owner's name to the right of the address. And then you will write down the property owner's telephone number to the right of their name.
Call these property owners and use the script below:
(Smile)
“Hi, this is (Your Name). I am calling on your ad… It sounds like I caught you in the middle of something?”
“Is your property still available?”
“Can you tell me about the property?”
“That’s great, I’m looking for a long-term lease of at least two years, is that OK?”
"Are there any problems with the property?"
“Assuming all my rental payments came in to you on time, would you consider selling at the end of two years?”
“One last question, this sounds like a wonderful property… why would you ever consider selling it?”
“Because I work with an investor who focuses only on nice homes in nice areas, can you tell me, is yours a nice home in a nice area?”
[If the property owners appears to be motivated...would sell because they can't afford the payments, moving out of the area, death in the family, doesn't want the rental or maintenance hassles, or some other form of financial hardship, tell them you would like for the investor you are working with to speak with them.]
"This sounds like something the investor I'm working with may be interested in exploring. I would like to schedule a 30-minute phone conversation so he can find out if your property is a match for properties he is buying right now. Would tomorrow afternoon at 2:00 be a good time for you?"
[Get a day and time that will work with the property owner and ask them to put it on their calendar.]
"Ok. I have you down for a call back on Wednesday at 6:00 PM. I will be calling you and introducing the investor to you. Please mark this on your calendar. Goodbye."
[Contact the investor (jkmvisions@gmail.com or 972-338-5706) with the date and time immediately after you hang up with the property owner. If the investor has a scheduling conflict, he or she will assign another investor to the call.]
- Again, be sure to write down the answers to the questions so you can share the information with us.

Day 4 -

Look through the list of 65 Ways to Find Motivated Sellers and pick one method. Create your plan for the method you chose. Now implement the plan. Feel free to research sites such as Youtube for information on how to proceed.

Day 5 -

Look through the list of 65 Ways to Find Motivated Sellers and pick another method. Create your plan for the second method you chose. Now implement that plan. Feel free to research sites such as Youtube for information on how to proceed.
REPEAT the steps!

Quickly find motivated sellers via city code violators lists

Did you get the memo from your local code enforcement office? New construction permits are way down, which means the code enforcement officers are looking for ways to increase activity on existing housing.

How can we use this reality to find more houses to buy? Homeowners with code violations on their houses are very motivated sellers.

What’s a Code Violation?

Localities have minimum standards for housing that include safety, sanitation, and suitability. When a housing inspector finds a house that does not meet these minimum standards, it will be tagged with a code violation.

Code violations are a great resource for finding motivated sellers.

There are various levels of code violations. The most severe is building condemnation. When a house is condemned, it typically receives a large red sign attached to the front door. When driving through neighborhoods, look for houses that have been tagged with a condemned sign like the one in this picture:

Homes can be tagged with violations for being unsafe, open to the public, or for a badly leaking roof.  Code violations can also be for minor issues such as high grass, excessive trash in the yard, or even an unregistered car sitting in the driveway.

Regardless of the infraction, it creates an uncomfortable situation for the homeowner. The code violation must be addressed or the homeowner will face a judge in court and receive a fine.

Code violations on a house can be a great resource for finding motivated sellers. You can often track down the owners and make them an offer to buy their house. In most cases, the owners of the home are not intentionally neglecting their home, but simply cannot afford to keep up the with necessary repairs to keep it in safe, operational condition.

How to Find Code Violations

One way to find the code violators list in your area is to go to the city or county offices and request it. Some localities have a list they will gladly share, since it is public record. This is true of one of the cities I like to visit just outside of Richmond, VA. They always have their “Red Tag” list printed and ready to give me.

Others localities may push back and say it is not available. If that is the case, you should cite the Freedom of Information Act and ask for the form to formally request it. Since code violations are part of public records, the localities cannot refuse to provide them to you.

The Freedom of Information Act is a federal law that was originally enacted in 1966 by President Johnson. It is a short and easy form to complete and forces the locality to release the information that you request.

Make Friends with the Inspectors

Another way to find the code violators in your city is to talk to the inspectors in the streets. If your path crosses an inspector on the street, it’s a nice opportunity to get the real inside scoop on the code violators. They can tell you who they have recently tagged and sometimes give advice on how to contact the homeowners

Once you have the list of code violators, drive by the homes and select the ones that interest you. Contact the owner by phone or letter. You can generally find the owner’s name and mailing address in the tax assessor’s online records.

Marketing for code violators is another guerrilla marketing technique for Property Locators.  It is essentially a free source of motivated seller leads.  

65 Ways to Find Motivated Sellers

• Accountants and CPA Firms: They have clients with financial problems where an investor can be of help.
• Advertising: Never stop. Use simple ads with a USP, Unique Selling Proposition: Quick Closing, All Cash etc., We Buy Houses Ads, Newspapers, Flyers.
• Attorneys: Attorneys know when people need money, often to pay their fees! Not just probate but divorce, family law and real estate attorneys.
• Auctions: Do your homework in advance. Auctions move very fast and a single mistake can be costly. Visit your local auction a few times to just observe. Know values and repair costs before bidding.
• Apparel with Logos: Hats, T-Shirts, Golf Shirts, Hand Bags
• “We Buy Houses” Bandit Signs: Check your local sign ordinances. Some places have no issue with them others do.
• Bird Dogs: These people can be very valuable to your business. It is important to know your local laws about compensating unlicensed people, however, so do your homework first!
• “Blue Tarp” Houses: often blue tarps on roofs signify major roof damage. Contact the owner to see if they want to sell the property.
• Drive for Dollars: Look for houses with boarded up windows or in a state of visible disrepair and contact the owner to see if they are interested in selling.
• Business Cards-different types: one for sellers, one for buyers, one for professionals (banker, attorney, CPA). Keep them on you at all times and pass them out every chance you get!
• Builders Models: Frequently builders will sell a model home at a discount.
• Car & Truck Loans: Some folks would rather keep the wheels than a roof over their head. Buy here, pay here dealers can be a good lead source.
• Car Repos: If the car is going the house isn’t far behind.
• Carpet Cleaners: Many of their customers are preparing a house for sale.
• Charitable Groups: Frequently receive gifts of real estate, but they’d rather have the cash.
• City & County Inspectors: Code violations and red tags. If you develop a reputation of buying distressed properties and improving them, you become an asset to the community.
• Classified Ads: Look for specific keywords that could possibly mean the seller is motivated such as: transferred, motivated, divorce, owner financing, must sell, etc.
• Condemned Houses: Many counties will provide you a free list.
• Consumer Loan Companies: When their loans go bad they are frequently willing to deal rather than foreclose.
• Courts: Eviction Filings, Probate, Divorce Cases, Tax Liens, Code Violations
• Credit Repair Agencies & Counselors: Many times the only way someone can get their spending under control is to sell a house they can no longer afford.
• Direct Mail: Pre-Foreclosure Letters, Probate Letters, Out of Town Owners, Bankruptcies, Divorce, Delinquent Taxes, Military Owners
• Door Hangers: You can also use pre-printed post-it notes to leave messages at target properties. Be sure to advertise on both sides, you can even sell the back side and recover your advertising cost!
• Door Knocking: Distribute flyers and go door-to-door asking residents if they know of anyone planning to move because you’d like to buy a house in their neighborhood!
• Drive or walk Neighborhoods: Get to know them well and take notice of changes.
• Estate Sales – often the real estate will also be available and perhaps with owner financing
• Eviction Court: great place to find landlords
• Expired Listings: Connect with an investor friendly Realtor
• Family Members: talk about what you do and ask for referrals
• Farming Local Areas: Become the local neighborhood expert.
• Flyers: Cut your cost in half, print two to a page and distribute: Shopping Centers, Wal-Mart, Home Depot, Malls. Put on car windshields or pay someone to do it for you.
• Friends: “Do you know anyone who wants to sell?” Most people know 2 people who will be buying or selling a home this year.
• FSBO Signs: for sale by owner
• Funeral Homes: Can be a good lead source before information on a decedent becomes public.
• Garage Sales: Are they moving?
• Hair Salons: Lots of talking going on during hair cuts!
• Home Builders: Need to sell their buyer’s houses so they can close on the new place.
• HUD Foreclosures: Have an agent send you a list of HUD foreclosures in your area.
• Insurance Brokers: Policy changes from owner occupant to landlord or vacant house coverage.
• Investor Packages: Investors who are ready to retire and cash out their portfolio. May be able to negotiate seller financing as well as a discount.
• Judgments: Check the public record or hire someone to do it for you.
• Large Employers: Let them know you buy properties so if they need to transfer an employee, they don’t get stuck carrying the house. This can be good for renting executive properties for short-term transfers, too.
• Lenders: Banks / REOs: – Mortgage Brokers, Private Lenders, Hard Money Lenders
• Properties With Liens: Mechanics Liens, HOA Liens, Tax Liens
• Lis Pendens: Notice of a law suit, usually a foreclosure.
• Magnetic Car Signs and Wraps: Check with your auto policy carrier as to whether or not this will affect your coverage. A rider may be required.
• Market Bulletin Boards: Grocery stores, coffee shops, restaurants
• Military Transfers: Military bases provide an excellent transient market for those needing to sell and buy off- base housing
• Mobile Homes: Get to know park managers. Banks don’t like mobile homes but they can become little cash cows.
• Networking: Other Investors, Call We Buy Houses ads & signs, Churches, Public Speaking, Investment Associations, Work, Clubs
• Newspaper Carriers: They know the neighborhood better than anyone else and may be able to alert you to vacant or boarded up homes.
• Nursing & Retirement Homes: Frequently residents need to sell a house.
• Pens: Buy cheap ones with your marketing message on them and leave them everywhere you go.
• Pizza Boxes: many sell advertising or sponsorship spots
• Postman: Same as the newspaper carriers- they know the neighborhoods well and could act as a bird dog for you.
• Relocations: Great for Subject-to or buying on lease option
• Rental Agents & Property Managers: Let them know you want to buy and also find a local manager. You buy, they manage…win/win!!
• Retirees: A growing population with free and clear homes. Excellent prospects for seller financing.
• Section 8 Landlords: Each county maintains a list
• Social Media: A great way to get your message out: Facebook, Twitter, YouTube
• Structural Damage: Once you know what you’re doing, you can buy at rock bottom pricing.
• Tax Deed Sale Properties: These do not come with title insurance so do your home work.
• Title Companies: Not all transactions close like they are supposed to. Let the title companies know you can help in a pinch, for the right price.
• Trading Up: Trade your newly renovated property at retail for a property down the block that you can buy wholesale. Try a sign that says “Will Take Your House In Trade”
• TV and Radio: Cable companies may have community service spots for free.
• Withdrawn MLS Listings: Easy to get from a friendly real estate agent.

Your Assignment for the Rest of this Week

I have included a sample call list below.  This will give you an idea of what we are talking about when we reference "the list".  

You can create the list on paper or on your computer.  It doesn't matter to us as long as you can read it and use it.

The names, addresses, and phone numbers will come from the online ads in forsalebyowner.com, Craigslist. zillow.com, and other sites that allow "for rent" and "for sale by owner" ads.

The phone scripts will help you determine if the seller is motivated.

Please create your list with as many names and addresses as possible.  Please make sure to include the reason for selling, any problems with the property, and the call back date and time for each property.

How to Choose Which Ads to Call First

When you are looking through the “For Rent” ads, immediately screen out any that are offered through either property management companies, real estate companies, brokers or sales agents. 

The reason for this is you want to be able to talk directly to the owner of the property. 

Of course you are also going to look for other signs that the owner is a flexible seller. Here is a list of language used in classified ads that often indicates a motivated seller:

• FSBO (“for sale by owner”—a good sign!)

• OWC (“owner will carry” the mortgage…i.e., seller doesn’t need all cash)

• Lease-option (just what you are looking for… one caution is to make sure they don’t want a huge option payment.)

• Moving

• Must sell

• Estate sale

• An out of state phone number in the ad

Contact me via email at jkmvisions@gmail.com once your list is complete (at least 10 properties) or as soon as you have a call back date and time.

Why Does Your Property Locator Agreement Expire?

As you'll notice, the Property Locator Agreement expires 180 days (six months) after the Agreement date. The reason the Agreement expires is to allow us to focus our efforts and develop the people who deserve to move into management positions.

You see, we need people who are hard working and willing to learn new things.  Our organization is growing and the people we promote must prove themselves.

Each Property Locator must demonstrate a willingness and ability to help us close $60,000 worth of real estate options within 180 days in order to continue working with us.  Only the performers will be invited to remain and grow into management positions.

$60,000 worth of real estate options in 180 days is an average of $10,000 in option fees per month.  Your commission would be $1,000 a month if you hit this target.  Obviously, most people want and need to earn more so we are here to mentor you in order to help you make more money.

The clock is ticking so let's get started and see how far we can go together.

Making Money As A Property Locator

Making money with us as a property locator is easy. Simply contact the homeowner (family, friend, neighbor, etc.) and let them know you work with some folks that buy houses in any condition or price range in their area. Ask them this question: "Would you like for me to schedule a conference call so I can introduce you to them?" If they are interested in us making an offer, simply let us know and we'll schedule a conference call (using our toll-free conference system) where you can introduce us to the seller, we can answer any questions and get started immediately.

We then begin our due diligence' process, i.e. property research, verify ownership, property taxes owed, market value, etc. Once we complete our due diligence process and have determined to move forward - we make an offer in writing to buy the property or buy an option to purchase the property - upon the acceptance of our offer by the legal home/property owner - we schedule the 'closing' using our title company and/or attorney - at and upon closing of the transaction, you will be paid (...the amount mutually agreed to in the agreement you sign with us).

**NOTE: Generally, the 'due diligence' process can take 5 to 10 business days...depending on the property, complexity, and the homeowner...you will be updated through-out this process.

Next Steps

First, understand our target market -

We can only work with people who's number one goal in life right now is to sell their house. They're often dealing with a time-sensitive circumstance, as well as financial and emotional stress caused by:

• Approaching Foreclosure
• An Inherited Home
• Divorce
• Job Transfer
• An Inability to Sell the Home Themselves
• Bad Tenants
• Vacancy

We can save these homeowners time, money, energy, and stress by BEING the buyer they need! We've can help people in these situations, we just need help finding more people we can assist.
Behind every lead is a person, the seller. For us to turn a property lead into a successful purchase, we need to be dealing with a highly motivated home seller. This is the key principle that will determine your level of success as a property locator.

Second, advertise your service -

Place free ads on Craigslist in the Housing Wanted ( http://dallas.craigslist.org/mdf/hsw/ ) and in the Real Estate Services ( http://dallas.craigslist.org/mdf/rts/ ) sections.
"BUYING PROPERTIES NOW! DON'T DELAY. CONTACT US FOR DETAILS NOW! (Hurst, Euless, Bedford, Colleyville)
We can help you get out of that unwanted property! Are you worried about your house payments being too late or too high? Sometimes things happen and we get behind and need a little help. Are you looking for a way out of your mortgage?
Are you about to face foreclosure? We can help you find a solution to prevent foreclosure and the continued damage to your credit.
Do you have a problem property? Get out of that property and put cash into your pocket!
Let's discuss your options. What can a simple 20- minute phone conversation hurt? Call me now!
(Your Name)"

Third, contact owners directly -

Make a list of people who have posted "house for sale" and "house for rent" ads on Craigslist and other places. Call these people and ask them about the house and the reasons they are selling or renting. Ask them if they would be willing to sell for below market value if we could get them cash within 30 days. If they are motivated, set up a time for a conference call with us.

Find the Motivated Seller

Finding good real estate deals is an art that takes time to master. Like any business, customers are what drive it. Your primary customer is the seller who is motivated to sell below market value. Finding motivated sellers requires keeping your nose to the ground.

Nothing happens and nothing matters in real estate until you find a deal. You cannot put together a deal without a motivated seller, and you can only convince a motivated seller to do something creative or at a discounted price. A motivated seller is one with a very good and pressing reason to sell below market.

The most common problem new Property Locators face is finding bargain properties. Many who start out actually quit without ever contacting their first property owner. They go through the motions of looking for deals for a few hours or days then decide it doesn't work. They forget that finding motivated sellers is similar to the salesman finding his first customer--it takes persistence and effort.

At the cost of sounding redundant, the concept is simple: Find motivated sellers who are willing to sell their properties at a discounted price or "soft" terms. Currently, the real estate market in some parts of the country is hot, hot, hot! Many people are complaining that the strength of the market precludes investors from finding deals on properties.

The popular misconception is that in a rising market, even the most motivated seller can find a buyer for his property at full market price. The truth is, you can find deals in ANY market. A logical person knows that time, money, and effort can solve virtually any real estate problem. But, some people are too emotional about their real estate problems or have other motivating issues.

Some of these issues include:

• Divorce
• Lack of concern
• Inexperience with real estate repairs
• Time constraints
• Death of a loved one
• Job transfer
• Landlording headaches
• Impending foreclosure & other financial problems

Farming neighborhoods

Successful real estate agents use a technique called "farming" to increase their business activity. They pick a neighborhood or two and focus their marketing efforts within that area. You should try the same technique. Start with a neighborhood that is relatively convenient for you.

1. Drive the area: Spend a few weekends driving around the area. The goal for you at first is to learn about the area, the style of houses, and the average prices. Over time, you may expand your farm area, but stick with areas that contain the type of homes you plan to purchase.

It is not necessary to begin your investment career by learning every square mile of a large metropolitan area; it is important to learn the value of "typical" homes in your target areas. This knowledge will enable you to make quick decisions about whether a particular prospect is a bargain.

2. Attend open houses: Visit open houses and "for sale by owner" (FSBO) properties on weekends. Speak directly with owners and their agents. Pass out your business cards. Make friends. Word of mouth and referrals are a big part of any business.

Part of the process of finding a deal is to know how to recognize one. Take a good look at the property and its physical features. After viewing a couple of dozen open houses in the neighborhood, you will get to know the value of the properties and the different styles of houses. When someone calls you about a house in that area, you will know the value by its description.

3. Look for ugly and vacant properties: While you are driving around neighborhoods, look for vacant, ugly houses. How can you tell if a house is vacant? Look in the window! Of course, this practice may get you shot, bitten by a dog, or arrested. First look for the obvious signs of vacancy: overgrown grass, no window shades, boarded windows, newspapers, garbage, mail piled up, etc.

If you are not certain whether the property is vacant, knock on the door. If the owner answers, be polite, respectful and ask if he is interested in selling. In many cases, it may be a rental property, so ask the occupants for the name and telephone number of the owner.

If the property is vacant, ask the neighbors if they know the owner. Most neighbors are helpful, as they know "ugly" houses hurt their own property values. In addition, ask the mailman; they know all of the empty houses on the block. Leave a business card and write down the address of the ugly or vacant properties. When you get home, look up the name and address of the owner.

Finding the owner of a vacant house can be difficult, which is why the persistent people who find the information make the most money. The name of the owner can be found by calling your local tax assessor's office or by looking up the deed recorded with the County land records.

If you want to contact the owner, it takes a little more digging. Try speaking with the neighbors or asking the post office for a copy of a change-of-address form on file for the property. Online services, such as www.infousa.com, will search public databases, such as the Driver's License Bureau and the Department of Motor Vehicles.

Some cities, towns, and counties will "tag" a house with code violations. This is often a sign of a neglected or vacant property. Ask your city if you can obtain a list of such properties or find where this information is publicly recorded.