Seller Beware!

Unfortunately the real estate industry has a real problem.  Real Estate agents are giving lock box codes out to people without licenses to view vacant homes. 

This is not the way a real estate agent is suppose to practice. 

     1.  Make sure your agent will attend all showings with purchasers not represented by another agent.

     2.  Ask your agent their office real estate agent showing verification process.
              A.  Does the office require all real estate agents showing property to give a license ID number?
              B.  Does the office require the office to verify the license number with the state for accuracy?
              C.  Does the office require the showing agent to leave 2 telephone numbers?
              D.  How does the office verify these numbers are correct?
     3.  At what point is the lock box code to your vacant home released?

Why?  The real estate agents that are giving the lock box codes out with out proper verification procedures are at risk of causing theft, physical harm and more.

Our offices uses a system called "BookAShowing".  Only State of Michigan licensed real estate agents with a membership to the Flint Area Association of Realtors can use the system.  Our office knows the person setting the appointment is licensed and accountable.  Please see www.bookashowing.com for more information.

Out of area agents must give license number, office telephone number, office address and the agents direct number.  We then verify the license on-line, match all numbers with names, call the office if open, then the agent.  We are always looking for ways to improve the system, any ideas, please let me know.

I would like to do away with push button and dial boxes.  They are not the safest tool available.  Companies now make lock boxes that must be opened electronically.  When the lock-box is utilized an email and/or text message is sent to the listing agent.  This alerts the listing agents that someone is viewing the home.  The seller can get a full report as well.  The Flint Area Association of Realtors did have this type of service at one time, agents complained because there was an extra item that had to be carried.  It wasn't the best system, now the systems are much improved.

Any ideas to help secure homes and make showing safer is more than welcomed.

Whether it's your first home or your 5^th today is the day to purchase. Whether you are purchasing an occupant owner home or an investment property today is the day to purchase. I don't have to tell you about the great deals on the market, you already know that. Let me tell you some other advantages.

Owner occupied investments.

If you are thinking of purchasing your first home, stop there. You are actually purchasing your first investment. This investment, if treated right, will lead you to your dream home.

Let's say you purchase your first investment for $100,000. You put $10,000 down (10%) of the purchase price. $100,000 is the present value today. The market finishes correcting itself and you sell in 6 years. If your property increases an overall of 8% per annum as it has in the past, your investment is now worth approx. $158,700. You will have approx. $28,600 in mortgage payments and $10,000 cash out, while receiving about $ 20,000 after the sale. Where else can you make $20,000 in 6 years?

Use the equity to purchase your second investment.

Don't sell; why not turn the first investment, into a life time money maker? This is when your money starts paying you. A person always needs shelter. As the population increases, shelter needs increase. Rent the home; let the tenants purchase the home for you. If you can, charge a little more than the house payment and pay down the mortgage faster or create a fun fund.

Soon you will be able to use the equity again to purchase your 3^rd investment and so on.

There are many tax benefits to being a "landlord". Talk to your accountant, but here are a few, the heater you would need to replace if you lived there or not. Most maintenance items and the interest you pay on the debt. A property manager, yes property manager, you have better things to do than collect rent and it is a write off. Taxes and the list goes on.

Remember, as the debt is paid down the equity goes up!!! The value increase in the property will offset any maintenance issues usually.

When you do decide to sell your investment property, you may want to invest in a 1031 Exchange. The 1031 allows you exchange or trade your investment for a different one. This is a great way to up your investments and defer payment of taxes.

At a recent Flint Chapter Women's Council of Realtors meeting, modular and manufactured homes were discussed.

Modular and Manufactured Homes are built in a factory. The factory is climate controlled. Great building conditions and assembled on the property.

Modular homes are appraised same as a stick built. It is possible for a 2nd homeowner, Realtor® Appraiser and Home Inspector not to be able to identify the home is a modular home. When the modular home is put on the foundation, it's the same as a stick built home. Modular homes are made to BOCA code, conforms to city and township building codes. The modular home is financed the same as stick built home.

Manufactured homes depreciate very quickly. A manufactured home contains tags on each outer section and in the inside. The tag on the inside of manufactured homes can be placed in the cupboards, on the furnace room door, the electrical panel and many other places. The tag contains the serial number, make, model, vin and year built. The tag information is needed for financing. The manufactured home is titled as a car with the secretary of state.

If the tags are removed, a surety bond must be purchased and the proper paper work filed to clear the title.

For most types of financing, the manufactured must have an engineered inspection. This inspection assures the lender the wheels are gone and the home affixed to the property and cannot be moved.

The next step for a manufactured home is the affidavit of affixture. This document removes the title forever. The manufactured home becomes part of the real estate. Most title companies will take care of this paper work.

Thank you to Ben Guzak of Allied Appraisers in Flint Michigan and the Citizens Bank crew!!

www.CompleteRealtyLLC.com your Real Estate Resource Center.....