November 2005 Archives

Paul Reinhold form Great Rewards Investment Properties LLC in Redford, Michigan made me very happy today. For some strange reason I dont know why most real estate investors dont ask for references - realtors, loan officers, title companies, contractors, private lenders, bird doggers - dont deal with them if they cant provide you with a reference.

I am always nagging about it that two things - paper and references - will save you enormous amounts of misrey when dealing with people in your real estate business. Happy to report that Paul is the first one who has ever bothered doing it best to my knowledge.

He met a loan officer at the Gold Training last week - they gave my name as a reference, he emailed me asking to verfiy the reference.

Awesome! That is the way it is supposed to be done anyway.

I ran an advertisement in Detroit News couple of months ago looking for contractors. We got around 150 phone calls. Our first instruction was to fax us three references and we will call you back. Almost 100 of them dropped off instantly. The other 50 left were keepers.

Three references, three phone numbers, three phone calls equals no drama later.

Paper and References - that is the way to go in all your business dealings.


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Good Article on GM and its layoffs plan

Why do you care? Well you should if you live in Michigan! My brother in law and dozens of good friends earn their wages from GM and Ford not to mention dozens of Gold members who are working for one automotive supplier or another.

Good article here at autoextremist.com - probably one of the best sites / commentary on the automotive sector you will get in MIchigan.

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A Time To Say Thanks To You!

Its Thanksgiving and a wonderful time to say thank you to all of you – readers of my blog, listeners to the Real Estate Warrior Show, the students who came to my workshops, Gold coaching group students in Michigan – it was awesome meeting you, talking to you and sharing my experiences with you and seeing some of you launch their Michigan real estate investment business.

I was recently asked during a workshop on how I found time to write Mark Ijlal dot com and was it now a lots of “work” to maintain this blog on a regular basis?

Believe it or not – writing this daily blog on Michigan real estate investment and writing the weekly CASHFLOW FAX is one of the most enjoyable things I do. If this is “work” then I want more of it.

This blog would not exist if not because of you.

I remembered typing the first entry in this blog last year and wondering aloud to Nora if anybody besides myself will read anything that I have to say about investing in Michigan real estate.

Turned out thousands of people did liked what I had to say!

We have a New Year coming, the night is still young, and there are deals to be closed and money to be made.

Thank you,

Happy Thanksgiving!


General Motors announced 30,000 layoffs – and off course the local media – television news, radio talk shows and tomorrow’s newspapers are drooling in happiness. The perfect bad news at a major holiday.

First this is not exactly NEW news. GM has been saying it for months that they are looking into laying off 25,000 people. They added 5000 more to the number. Off course why the hell they cannot wait for 1 month to announce it so at least families all across the Midwest can at least have a peaceful holidays is beyond me.

If anything it demonstrates a callus disregard on the part of Big Corporate America and Wall Street for the ordinary families living in the heartland of America.

Also lost in this media explosion is the little fact that only 2400 of these layoffs are happening in Michigan. The plants being closed are mostly out of Michigan. It is mostly smaller facilities that are being closed in Michigan.

On top of it these layoffs are in the form of mostly retirement buyouts and attrition. In most cases I am confident that UAW will negotiate a fair and lucrative buyouts for these employees going out.

Next, if anybody thought that after Delphi bankruptcy in Michigan, GM is not going to come out and do something about their own sorry ass situation - than these people are the ones who need to lift their heads out of the sand and see what is happening around them.

Also, this whole 30,000 number which the media is bouncing around is not something that is happening tomorrow – it is planned over the next 24 months which in car months is an eternity.

What it means to you and me? Plenty and a lot of it have nothing to do with our shared passion of investing in Michigan real estate.

Look, you, who are reading this page, right now are not exactly a “normal” person in any respect. Normal people are watching Dancing with the Starts on television and hoping things are going to work out. I knock on your door, week after week, and you answer. If you were not interested in making your life and financial life particularly better, you would not be reading these lines right now.

So what are the three big lessons in today’s “bad news” for us?

1. Nobody cares about you and your family’s financial well-being – especially your company. If anybody shares any delusion about this still than they need to subscribe and read Fortune, Forbes and Wall Street Journal on a regular basis.

I would also suggest reading The World is Flat by Thomas Friedman. This is not the world that your and mine parents grew up in – the economy of one life, one job, secured pension is OVER! And irrespective of what happens to gas prices or not – it is not coming back.

2. Once again that does not applies to everybody but to you and me – we have to become good at controlling our own paychecks. What you do in your day job is important because it pays your bills.

But what you do after five every evening – looking at deals, making offers, educating yourself is even more important right now because unless you become good, really good at this real estate thing very quickly – you are not in control of your financial life, your boss is.

3. If you are thinking, pondering, wondering and exploring to start your own real estate investment business in Michigan – than I would suggest that “waiting” is not the operative word here. You don’t have to be good to start something – you can start and become good at it.
I am perpetually astonished at the calm manner of most of my friends in the automotive industry when they are casually discussing the dismal state of their companies and their imminent layoffs at some future dates! Huh!

It is like they are not discussing their own and their families’ lifestyle but some distant cousin in Australia. If you know that your particular industry is not doing well and your job might not be around in the next five years (HINT: find somebody who used to work in the travel agent industry and ask them what happened there after the Internet and 9/11) then the only question you need to ask yourself is this “knowing what I know – what am I doing today to teach myself something new that will feed me and keep in me style for years to come”.
Six pack abs don’t come from just wishing! Six figure bank balances don’t come from just hoping either.

If you want change what you have today – you have to change what you know today.

We all have 4 days holiday coming this week – set some time aside for you, grab a hot drink, turn off the cell phone and TV. For an hour and sit down and think about what you want your life and your Michigan real estate investment business to look like in 2006.

Very few people ever really think about where they are in life and where they want to be in the next 1, 3, 5, 10 years. This attitude is forgivable when you are 20 and think that you will live forever. But after a certain age, that is just plain delusion.

I have several friends in the mortgage industry. Couple of weeks ago, I had a chance to hang out with several of them. As usual some of them were complaining about how hard it is to get business, the competition from Rock Financial and other big boys who advertise 24/7 is killing them, clients are cheap, clients are unhappy no matter what and then the double whammy – rates were gone up in the recent months and there is nobody who wants to refinance.

A pretty bleak conversation to hear – but I remembered the same fellows, four years ago, when interest rates where at their 30 years low – a 15 year fixed mortgage was around 4.5%, 30 years around 5.5% - saying the same exact things.

Funny how some people will always figure out how “not” to make money no matter how good or bad the world is around them.

And off course there were couple of other friends sitting there also, quietly smiling at the rain of bleakness and complaining in a hushed tone to me that they have a different problem – so much business coming in the door that they have to hire assistants and marketing manager just to handle the influx of deals.

Both of these parties work out of Oakland County. Which one is telling the truth and which is lying? Both of them are actually telling the truth.

Somebody told me long time ago that we manifest our own reality. If we get up in the morning and genuinely believe that the entire day will go by and we will not find a deal, sell a house, have a great day then by God it will happen.

If we believe otherwise, that the day will turn out o.k. we will find deals, business would be great and this is a biggie – we will actually “do” something to make that wish come true then it will happen.


General Motors announced 30,000 layoffs – and off course the local media – television news, radio talk shows and tomorrow’s newspapers are drooling in happiness. The perfect bad news at a major holiday.

First this is not exactly NEW news. GM has been saying it for months that they are looking into laying off 25,000 people. They added 5000 more to the number. Off course why the hell they cannot wait for 1 month to announce it so at least families all across the Midwest can at least have a peaceful holidays is beyond me.

If anything it demonstrates a callus disregard on the part of Big Corporate America and Wall Street for the ordinary families living in the heartland of America.

Also lost in this media explosion is the little fact that only 2400 of these layoffs are happening in Michigan. The plants being closed are mostly out of Michigan. It is mostly smaller facilities that are being closed in Michigan.

On top of it these layoffs are in the form of mostly retirement buyouts and attrition. In most cases I am confident that UAW will negotiate a fair and lucrative buyouts for these employees going out.

Next, if anybody thought that after Delphi bankruptcy in Michigan, GM is not going to come out and do something about their own sorry ass situation - than these people are the ones who need to lift their heads out of the sand and see what is happening around them.

Also, this whole 30,000 number which the media is bouncing around is not something that is happening tomorrow – it is planned over the next 24 months which in car months is an eternity.

What it means to you and me? Plenty and a lot of it have nothing to do with our shared passion of investing in Michigan real estate.

Look, you, who are reading this page, right now are not exactly a “normal” person in any respect. Normal people are watching Dancing with the Starts on television and hoping things are going to work out. I knock on your door, week after week, and you answer. If you were not interested in making your life and financial life particularly better, you would not be reading these lines right now.

So what are the three big lessons in today’s “bad news” for us?

1. Nobody cares about you and your family’s financial well-being – especially your company. If anybody shares any delusion about this still than they need to subscribe and read Fortune, Forbes and Wall Street Journal on a regular basis.

I would also suggest reading The World is Flat by Thomas Friedman. This is not the world that your and mine parents grew up in – the economy of one life, one job, secured pension is OVER! And irrespective of what happens to gas prices or not – it is not coming back.

2. Once again that does not applies to everybody but to you and me – we have to become good at controlling our own paychecks. What you do in your day job is important because it pays your bills.

But what you do after five every evening – looking at deals, making offers, educating yourself is even more important right now because unless you become good, really good at this real estate thing very quickly – you are not in control of your financial life, your boss is.

3. If you are thinking, pondering, wondering and exploring to start your own real estate investment business in Michigan – than I would suggest that “waiting” is not the operative word here. You don’t have to be good to start something – you can start and become good at it.
I am perpetually astonished at the calm manner of most of my friends in the automotive industry when they are casually discussing the dismal state of their companies and their imminent layoffs at some future dates! Huh!

It is like they are not discussing their own and their families’ lifestyle but some distant cousin in Australia. If you know that your particular industry is not doing well and your job might not be around in the next five years (HINT: find somebody who used to work in the travel agent industry and ask them what happened there after the Internet and 9/11) then the only question you need to ask yourself is this “knowing what I know – what am I doing today to teach myself something new that will feed me and keep in me style for years to come”.
Six pack abs don’t come from just wishing! Six figure bank balances don’t come from just hoping either.

If you want change what you have today – you have to change what you know today.

We all have 4 days holiday coming this week – set some time aside for you, grab a hot drink, turn off the cell phone and TV. For an hour and sit down and think about what you want your life and your Michigan real estate investment business to look like in 2006.

Very few people ever really think about where they are in life and where they want to be in the next 1, 3, 5, 10 years. This attitude is forgivable when you are 20 and think that you will live forever. But after a certain age, that is just plain delusion.

I have several friends in the mortgage industry. Couple of weeks ago, I had a chance to hang out with several of them. As usual some of them were complaining about how hard it is to get business, the competition from Rock Financial and other big boys who advertise 24/7 is killing them, clients are cheap, clients are unhappy no matter what and then the double whammy – rates were gone up in the recent months and there is nobody who wants to refinance.

A pretty bleak conversation to hear – but I remembered the same fellows, four years ago, when interest rates where at their 30 years low – a 15 year fixed mortgage was around 4.5%, 30 years around 5.5% - saying the same exact things.

Funny how some people will always figure out how “not” to make money no matter how good or bad the world is around them.

And off course there were couple of other friends sitting there also, quietly smiling at the rain of bleakness and complaining in a hushed tone to me that they have a different problem – so much business coming in the door that they have to hire assistants and marketing manager just to handle the influx of deals.

Both of these parties work out of Oakland County. Which one is telling the truth and which is lying? Both of them are actually telling the truth.

Somebody told me long time ago that we manifest our own reality. If we get up in the morning and genuinely believe that the entire day will go by and we will not find a deal, sell a house, have a great day then by God it will happen.

If we believe otherwise, that the day will turn out o.k. we will find deals, business would be great and this is a biggie – we will actually “do” something to make that wish come true then it will happen.


In memory of Sue Peng

sue and al.jpg
Sue and Al, Spy On My Wall at my office in June 2005.

Sue Peng, Gold member and one of my Spy grads passed away yesterday after losing a battle with cancer. I had the opportunity to spend 4 long days and evenings with Sue and her companion Al Bette in June during the Spy on My Wall when they came to my office in Madison Heights plus she would stop by at the office once in a while if she was not getting the newsletter or CASHFlow Fax in her email to check up on me.

She was one of the nicest, kindest people I have the fortune of knowing in Michigan. The world is not a better place today. We needed more of her, not less.

My heartfelt condolences to Al Bette and I pray that God will give him strength to face this enormous loss.

Sue we will miss you! I know you are in a better place tonight. Find some good deals in Heaven. Godspeed and stay in HIS grace forever.


{Warning: Heavy Sarcasm Ahead!}

Some crazy people who have developed $400 Million worth of real estate in metro Detroit think that Michigan economy is still breathing. So they have decided to build a 90 acre site at Telegraph north of Square Lake Road.

The 90-acre site at Telegraph north of Square Lake Road is being billed as a town center, one that includes lofts, condominiums, townhouses, restaurants and office space, along with high-end shopping, an extravagant health club and an 11-screen movie theater.

Included in the $2-billion development are eight parks, two lakes and miles of waterside walking paths.
So where is this place again? It's in "downtown" Bloomfield Township, or what developers plan on turning into another bustling downtown area in the suburbs, such as Birmingham and Royal Oak. Here, though, envision cobbled walkways, leading you to upscale restaurants that have an urban feel.

The project was designed by the architects who created the Grove at Farmer's Market in Los Angeles and Chicago's Peninsula Hotel. In May 2007, 70-80 retailers and restaurants are expected to open.
The developers, the Harbor Cos., have developed more than $400 million worth of real estate in metro Detroit, including high-end Oakland County homes, office buildings and shopping centers in Bloomfield Hills, Ann Arbor and Roseville.

But the luxurious living is what sells me on this latest Bloomfield Township deal. Two residential buildings, the Regency and the Contemporaine, will eventually offer 1,500 homes. The first phase, also to be completed in May 2007, will include 475 condos

The Regency will feature eight floors of condos that will overlook a plaza with a fountain and ice skating rink, and townhouses with lake views. The 153 units range from 1,100 to 2,220 square feet and are priced from $350,000 to more than $1 million. The 10 townhouses along wetlands are priced at $1 million and include three bedrooms and 3 1/2 baths. They range in size from 2,465 to 2,565 square feet.

The nine-story Contemporaine offers 84 lofts, some with fabulous lake views. The units, which range from 1,100 to 1,605 square feet, are priced from $350,000 to $900,000.

Each condo, townhouse and loft will include master suites with marble baths and walk-in closets, 10-foot ceilings, ceiling-to-floor windows, hardwood floors, kitchens with stainless steel appliances and granite countertops and reserved, covered parking.

.

If that is not enough, read this – in the midst of “bad economy” that our media – newspapers, television and radio – so desparately want us to belive in :

Construction is scheduled to begin next spring. But since the information center's grand opening two weeks ago, the sales team has sold more than 25% of the condos, or $20 million worth of real estate. Five of the swanky townhouses also have been sold.

You can the entire Detroit Free Press Story today by Suzette Hackney here:
Please check back for further evidences of the “bad economy” in Michigan later in this blog. {Heavy Sarcasm Ends}

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Nick Blackman, Gold Member, emailed me his business card for a critique last week. I really coud'nt find a fault with it. I asked if he would mind I used his business as a great example for other Michigan real estate investors. He kindly agreed.

What I really like about the card is he got it all in a very small package. Name, fax, email and website (which although is a work in progress, he still went ahead and put the address there. Good move) and a cool logo in the front - what he can do for everbody he is handing out the card in the back alongwith something that I have seen may be twice in the two years - a list of cities that he wants to do deals in - Gold member Chris Anderson and P.J.Cotters have great cards too and I have to get them scanned in also so I can put them up here also.

But details matter - I ended up pointing a deal toward Chris because his business card said St.Clair Shores as one fo the cities he was interested in doing a deal in and I had found a house there.

All these little things - having a business card, efax, may be a blog or a site if you are serious about this real estate thing - by themselves they mean nothing, but together they add up.

I always say that "they" cannot write you a check if they dont know your name.

CardFront.jpg

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Warrior Show and a Blunt Guest

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If you have not listened to November 5, Real Estate Warrior Show then you are not going to get this. By the way, you can dowload the show and the previous shows at http://www.RealEstateWarriorShow.com

But if you listend to the show then did you see how frank Nekter was about that he is looking for private investors. Hey, if you are going to shoot, just shoot, don’t just stand there and ask questions.

He knew he had limited time – actually I was not too happy with the show that day. There is so much he is doing right now which is interesting and should be known by you. We just touched on the topics really – one hours is not that much.

So he did the smart thing – instead of watering it down, he just came out and said that I am looking for private investors. By the way he is really good at getting private investors and it is a testimonial the crazy flood of “opportunity” that we are all seeing that money is not enough.


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Secrets of Ambition - Time Magazne Story

Cover story in Time Magazine about what makes some people ambitious and some people content. I was disappointed in their story. 8 pages and all I got was that wolves and monkeys also show signs of ambition.

But 2 other interesting quotes for us:

At Washington University, researchers have been conducting brain imaging to investigate a trait they call persistence--the ability to stay focused on a task until it's completed just so--which they consider one of the critical engines driving ambition.

It is my observation that most real estate investors give up too easily, too quickly in pursuing their dreams. Sure there is a fine line in being a persistent and being a stubborn idiot. Although Nora will have some comments of her own here about me. :-)

But almost all the time, all the good things in life – love, children, and good food – take some time and persistence to get. I have always wondered if one of the reason we love our children so much is that it takes patience, waiting for nine months, the expectancy in the air for them to come in our lives.

Look I am as guilty as probably as anybody. I want the whole cake too and damn it I want it right now. But I see in my 2 businesses that if I stick around for a while, put some “good systems” in place then money and success just comes keep rolling in.

Persistence equals lots of money in my world.

Next quote is even more interesting. Reminded me of Rich Dad, Poor Dad – when Kiyosaki is talking about the difference between how the middle class differs from the rich in spending their money.

“When measuring ambition, anthropologists divide families into four categories: poor, struggling but getting by, upper middle class, and rich. For members of the first two groups, who are fighting just to keep the electricity on and the phone bill paid, ambition is often a luxury.

For the rich, it's often unnecessary. It's members of the upper middle class, reasonably safe economically but not so safe that a bad break couldn't spell catastrophe, who are most driven to improve their lot. "It's called status anxiety," says anthropologist Lowe, "and whether you're born to be concerned about it or not, you do develop it."

You can look up the article at www.time.com (subscription required to get the entire article).


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Postcards to Michigan Renters

I just finished a series of 7 postcards for Nora and Nora that they are mailing out to renters to deal our present and future houses. These postcards are going to high end renters – paying $800 to $1000 per month.

I used to live in Novi at 9 Mile Road and Haggerty. That apartment complex has 290 units - $950 per month – 2 bedrooms, 2 bathrooms, and private entrance. It is people who are gladly paying almost a grand a month to rent rent out 93% occupied meaning 270 units.

If you can get a 3% response out of these 270 units – that is 8 deals – average profit $20,000 per deal – you are looking at $160,000 net profit.

So you can understand that I spent the entire morning doing these postcards. And by the way that is just one apartment complex – there are dozens of these apartments in the suburbs no matter where you live in Michigan. You can check out www.apartments.com or www.rent.com to see what is available in your area.

I am going to write a little bit later – Sorry! Cant give away the house here, I did spent 4 hours developing these so this stuff is proprietary– to give you some ideas of your own what you can try in your Michigan city.

But there is another big secret here that I just gave you. Can you guess what it is?


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MLS Search right from your desktop

If you use an Apple computer and have their latest Operating system Tiger installed on it - then you can actually search Maui MLS right from your desktop with a small program called a widget. Check this screenshot out. Now if they have Realcomponline like this - we would all be in heaven. It is free by the way. I have an iBook and the Widget Dashboard is something Window Users can only dream about.

mauirealestatemlssearch_200508031141.jpg

http://www.apple.com/downloads/dashboard/shopping/mauirealestatemlssearch.html">You can check the details here.

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Stealing Selling Strategies From Builders

Instead of sitting on the sidelines and worrying about what if nobody buys my house – lets steal something from new construction people and see what they are doing to sell their homes fast.

1. Stainless Steel Appliance Package.
2. Buying down mortgage rate by ½ point.
3. $3,000 to $5,000 toward any or all - Purchase Price, Closing Costs, Best Buy Gift Card, I love this one – Gas Card.
4. All Appliance package – microwave, refrigerator, washer/dryer.
5. This is the best I have seen in creative promotion – Employee Discount Pricing For everyone. Since the car companies got this drilled in everybody’s head anyway right now – why not use it to flood buyers to our homes.

Source: Detroit Free Press, Real Estate Section, November 6, 2005

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For those who worry about selling homes fast – consider this – nearly 34 million people rent in America right now. That is compared to 69 million homeowners. That a very large number of folks who would be interested in buying reasonably priced homes from investors.


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Mortgage Fraud

This is the bad side of the PC revolution – laser printers, scanners and cheap software has made it easy for criminals to produce fake documents and make life hard for the rest of the honest investors. I am trying to get the local FBI office / County officials to come The Real Estate Warrior Show sometime in the coming weeks to talk about it. This is a big problem that affects investors especially when your are selling houses. Appriasal reviews, seasoning of title, non owner property purchases all get affected by the rising number of mortgage fraud.

I read an article sometime earlier this year on Detroit being 3 nationwide in mortgage fraud. Miami and Los Angeles were #1 and #2 in this notorious list.


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Macomb County Going Wireless?

I am telling ya – these people in Macomb county have their eyes set on Oakland County. West Bloomfield was talking about it then Oakland county is looking for bids but Macomb County looks like is actually going to do it.

The plan is – Downtown Mount Clemens is phase 1, rest of Mount Clemens is phase 2 and then the rest of the county in phase 3. This thing will happen will as early as June 2006. They are looking for bids right now. Downtown Mount Clemens is doing what Birmingham, Ann Arbor, Novi, Royal Oak should be doing – using technology to be hip.

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Thinking about starting a blog?

Check this t-shirt out first before you write your first blog entry. :- )

Ferndale and Pot

One more reason to invest in Ferndale – they might legalize pot for medicinal purposes. I knew the city had potential. : - )

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Wyandotte Goes Upscale

Downriver Update: Wyandotte is getting upscale condos - $185,000 to $300,000. 90 homes with construction of first unit is underway. They are being built, if you live in the area and are curious – on St. John Street, west of Briddle. Watching your cities – especially where you live or where you want to invest in real estate – is essential. It would be interesting to see if other companies are developing plans to develop Wyandotte even more. Downriver investors take notice please.

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Fed, Rates and What's Coming Next

By Martin Crutsinger, Associated Press WASHINGTON - The Federal Reserve, still concerned about inflation, raised a key interest rate Tuesday to the highest level in more than four years and signaled more increases are likely.

The Fed announced it was pushing its target for the federal funds rate, the interest that banks charge each other, to 4 percent from 3.75 percent, where it had been since the Fed's previous interest- rate meeting Sept. 20.

It marked the 12th consecutive quarter-point increase since the Fed began gradually raising rates in June 2004 to make sure a growing economy did not generate higher inflation.

Higher interest rates fight inflation by slowing economic activity. The high rates dampen consumer demand for such items as automobiles and homes and raise the cost of borrowing for businesses.

The Fed rate increase was quickly followed by an increase in commercial banks' prime lending rate. The prime was raised by a quarter-point to 7 percent, the highest level for this benchmark for consumer and business borrowing since June 2001.

This is big news #1 this week:

Primve is 7% - do you know that there is no such thing as non-conforming (bruised credit) 30 year fixed mortgage. These loans are all 2 year or 3 year adjustables. Meaning if you got a home loan three years ago in 2002 or two years ago in 2003 at a pretty good rate back then – your adjustable is about to mature and start adjusting. Meaning it will not be fixed anymore but will be directly related to the Prime rate.

Cant afford the high payment? And want to refinance? Well you are still getting a high rate based on what is available right now.

This is folks is what we call a bad situation – in most instances the mortgage payments are about to go higher, way higher for hundres of thousands of non-conforming loans coming to maturity.

If somebody is already having problems making payments – then is definitely going to make the situation even harder.

Belive it or not people are literally selling their homes because if they did not make any effort to fix their bruised credit (almost 70% of them don’t in my experience) then they will have an uphill battle in front of them.

Remember what I wrote about HELOC’s – this is all tied together. Prime is high which is pushing HELOC rates higher. Non-conforming loans coming to maturity are facing even higher rates then they started with – two years ago, three years ago they are were being hit by 7%, 8%, 9% - when the going was good actually.

You can imagine the rates being quoated to them now.


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Home Equity Line of Credit, Rising!

Got a frantic phone call yesterday from a friend. They purchased a home three years ago – 80% first mortgage at a pretty good rate (remember those days when fixed rates for 30 year mortgages used to be 5%?) and they got a (big GULP!) a 20% home equity line of credit at a low low rate of around 4%.

Well since this week and with the Fed’s latest rate increase – their home equity line of credit which is a very popular way of pulling money out of your house or to use it to cover the down payment – has exactly doubled.

And they are in extreme panic because Feds also announced that they ALL the intentions in the world to raise the interest rates over and over again.

At this point the 9% Second Mortgage is looking pretty good for them. Because there is no way they can afford a 10% HELOC payment.

In the coming months – we will all see a record number of foreclosures and vacant REOs and homeowners will just leave their properties as interest rates rise pushing the HELOC payments over what most people thought they would ever pay.

HELOC’s are tied to the Prime rate – they don’t have fixed rate. Meaning that there is no limit on how high your HELOC payment can go.

Countrywide actually used to have a program – which did used to look pretty good three years ago – 95% HELOC to buy a home. Imagine that payment right now.

On a side note – most HELOC have a clause that if the property owner misses a payment or two – the bank has a right to push the rate UP, way UP, just like a credit card.

Just did a deal in West Bloomfield – the HELOC went from around $700 to $1400 because the homeowner missed two payments.

I am watching this interest rate situation very closely. You should be too.

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Clinton Townshop gets a new mall – Nordstorm’s is anchoring. Troy on the othe other hand is losing jobs by droves. Macomb is rising! I hope Oakland is going to go out and put the Free Wi-Fi they keep on talking about. By the way San Francisco and Philadalhphia are both looking into the idea of just giving free wireless access to an entire city.

This is an interesting development happening right in front of us. Also is it just me or Dearborn is getting more and more high end resturants and spas? You gotta pay attention to these things - at least in the city you live or want to invest in Michigan real estate. A good source of such news is the local newspapers - you know the kind they send your home for free once a week. At least read the front pages and the top stories.

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The Purpose Driven Business

This is truly a great article in Fortune (article requires Fortune subscription) about Pastor Rick Warren, author of The Purpose Driven Life – a book that has sold 26 million copies. Irrespective of your religious beliefs or whether you agree with him or not – this is a remarkable Amerian success story. I know, I know – what the heck it has to do with real estate? Nothing really but it has to do with a lot with running a successful business and living life on your own terms and that always interests me.

"Most people make two common mistakes," Warren says. "We set our goals too low, and we try to accomplish them too quickly."

I think that we all make this mistake - more often than we think. I am looking at all the things I got done in 2005 - 2 months to before 2005 is history and 2006 begins. I know that every deal that I push through the pipeline right now will affect my bottom line in first quarter 2006. So gotta move on. Some things that I wanted to finish up in 2005 - will not get done. So they get swept under the rug for 2006.

By the way Thanksgiving is an excellent time to renew relationships with the people in your Black Book. Whoever you have made contact with in 2005 and you intend to do something with - thank them in November. Your list is waiting for you to thank them. So are the homeowners to whom you sold houses in 2005, private investors you borrowed money from, friends you have made in the local reale estate investment community and so forth.

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The boss thing

Here is the old joke about running your own business – the bad news is that you have got a crappy boss ; the worse news is that crappy boss is you. When you own your real estate business and you are making money consistently – who motivates you, who keeps you focused, who challenges you?

I have been thinking about creating a high end, advanced level mastermind group of young enterepreuners in Michigan – some of them in real estate – some of them not – in 2006. The mastermind group setting is the best that I have seen to generate good ideas and keep you focused. I was in a mastermind group in 2005 - and out of 16 people - 10 of them had no intrest in real estate but most of them they could see things in our businesses that we cannot.


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Post A Secret

PostSecret is an ongoing community art project where people mail in their secrets anonymously on one side of a homemade postcard. This is truly a hypnotic site. Warning: don’t visit this if you have some things planned for the evening because you will be sitting in front of your computer for hours – mesmerized. Alternatively funny and extremely sad – this is a truly an addictive site.