Mark Ijlal

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March 28, 2006

Black Tuesday at GM & Delphi

My brother in law and Nora’s best friend husband both work for GM as engineers. They may not have a job by the end of today.

People have sometime told me that I am pretty cynical. I choose to think that I am a realist. I am pretty harsh on myself but above all I am realist. And here is the reality about this Black Tuesday which is unfolding right now today as I am writing this.

This is not the first time they have fired people who were supposed to have “secure” jobs and I can guarantee it that it isn’t the last time either. They will fire more people in the coming months / years – entry level, middle management, senior managers and blue collar – it is all the same now.

The thing that used to be about having a secure job for the next 30 years and retiring with a gold watch is not coming back anytime soon. Question is what should you do about it? Start your own business? Do real estate deals on the side? Sell stuff on EBay?

How about doing anything is better than doing nothing! Find 30 minutes every day – sleep late or get up early; TiVO the programs that you cannot bear to miss, beg your significant other to help you free up 30 minutes a day – I have done all the above when I was making the transition from employee to owner.

Once you have found the 30 minutes – learn something, research on the Internet, read a book, listen to an educational audio CD’s. I am pretty busy by any means of the world. If you followed me for a week the first question that will pop in your head is “how the heck is he doing ALL this?” and yet I am doing the above. I am researching 30 minutes a day a very cool new business (not related to real estate) that I just found on the Internet

I have given myself 4 weeks to complete my research and make my decision to move forward or drop the idea. The education and research is being done on the Internet. I bought 2 books from Amazon and a home study course from an expert in the field. Read 10-20 pages every night before going to sleep; listen to 20 minutes of CD every day. In 4 weeks I will know “more” than I do today. I buy and use shortcuts – books, audio CD’s, Internet discussion rooms, forums, Google Groups and Yahoo Answers, SBA, Fortune / Forbes / Entrepreneurs websites – whatever I can use to get the information.

Got your knowledge – awesome! Now lets act on it – want to sell stuff on EBay – lets list something and see what happens. Want to buy and sell real estate in Michigan? Lets make 5 offers and see what the banks call you back with.

The job you had today – white collar / blue collar / no collar – did not come to you in a dream. May be you attended a college or may be you went to a trade school or may be you learned on the job. The keyword is that you “learned” to do whatever you do 9-5 right now. You, Donald Trump and me were all born the same way – naked, crying and helpless. What we choose to do afterwards was entirely up to us.

You can learn to become an “owner” or a “real estate investor” where your income, fate and family’s welfare is not dependant on an email coming from the high floors GM headquarters where you are just a name on a pink spreadsheet. Rather you become like me where you paychecks are completely dependant on your own efforts. You make money – you get to keep 100% of it all. I have not meet too many wealthy people who work for somebody – have you?

Somebody asked me a while ago that if I am ever get scared of owning of my own business to which I said that all I had to do is turn my Dell X1 laptop on and look at my desktop. It is a picture of Hailey and Sage with Nora – that is enough motivation for me to overcome any fear that might come my way.

There are 3 kinds of people in this world – one’s who are playing the game; one’s who are watching the game and the one’s who have no idea that there is a game going on.

Decide on this Black Tuesday who do you want to be?

March 27, 2006

Oakland County Report Card for March 26, 2006

Quick how many houses do you think sold and closed in Oakland county last week?

Zero?
10?
50?
100?
Or more???

How about...

Auburn Hills – 11
Beverly Hills – 3
Birminhgam – 6
Bloomfield Hills – 8
Clarkston – 10
Clawson – 9
Commerce Township – 10
Davisburg – 2
Farmington – 3
Farmington Hills – 19
Ferndale – 10
Hazel Park – 5
Highland Township – 3
Holly – 3
Keeo Harbor – 1
Lake Orion – 5
Lathrup Village – 1
Madison Heights – 8
Milford – 4
Northville – 4
Novi – 18
Oak Park – 6
Oakland Township – 3
Ortonville – 1
Oxford – 7
Pleasant Ridge – 2
Pontiac – 17
Rochester – 7
Rochester Hills – 17
Royal Oak – 20
South Lyon – 5
Southfield – 21
Sylvan Lake – 2
Troy – 14
Walled Lake – 16
Waterford – 23
West Boomfield – 14
White Lake Township – 8
Wixom – 4

Total houses sold and closed for the week in Oakland County : 330

Source: Detroit Free Press

March 17, 2006

Short Sale in Michigan: what changed in 2006

There is lot of crap out on the Internet implying that nothing ever changes in real estate investment. Off course if you are a guru selling a course taped in 1975 then yeah it does make sense talking about how nothing ever changes in real estate investment.

Anybody with even 10% of their brain cells functioning can see that this is not the same real estate world as it was 5 or 10 years ago. Lots and lots of thing have changed – most for the better; some for the worse.

One of the really interesting things that I am recently seeing is one that not too many people saw coming.

I am talking about Short Sales – conventional wisdom being that they worked flawlessly when you are dealing with preforeclosures with 2 or more liens. The first mortgage holder rarely if ever discounts and even if they do discount – it is really nothing to brag about. On a $100,000 mortgage they might knock off $5,000 or $10,000.

The second mortgage holder, the third mortgage holder – all fair game and big discounts could be asked and had. Nora is doing – check this out – a commercial Short Sale right now in Wayne county where the bank has already discounted from $600,000 to $450,000 – on a building / business worth $700,000.

Well that was so last week. :- )

I had my coaching group monthly training session last night. Rodney Townsend one of my members had some really interesting insights to share with the group about the Short Sale deals he has in play right now in Michigan – in cities ranging from Muskegon, Detroit, Rochester Hills to name a few. From zero to 8 deals in play in the last 60 days.

Rodney shared with the rest of the members what he has been up to – and interesting thing on a very very good deal that he just closed which will NET him $25,000 after everything – on a Short Sale – was that the bank discounted $50,000 – on the first mortgage. The housed needed paint, carpet and new windows.

Now if you have no clue about Short Sale then you are not going to care – but if you know anything about Short Sales then you should have fallen off the sofa by now.

I know I did.

A bank discounting first mortgage to the tune of $50,000 on a house with require cometic stuff to flip – that is unheard off. It is not a REO – it is freaking preforeclosure with the homeowner still there. You cant even say that the bank had it for months and months and just wanted out.

Freak occurrence?

Doubt it because I have another member with a house discounted $92,000 – once again on first mortgage with no major renovations. Actually this member had almost let the deal go because his idiot partners went chicken on him at the last minute so he stopped faxing the bank. Next thing you know the bank called him wondering what happened?

Let me repeat that – the bank called him wondering why he stopped talking the Loss Mitigation Department.

Some other really interesting things that were also shared by Rodney during the last night training that I will write about later.

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March 16, 2006

Seen lots of houses for sale lately in Michigan?

I don’t remember who it was who asked the questions at last weekend – I think it was Michael Sinclair who commented on the number of houses that are for sale in Michigan and off course the media reports that houses are taking longer to sell in Michigan and off course blaming it on the “bad economy” in Michigan.

May I suggest to you that the bad economy solution is the easy way out? The obvious solution, which off course is the one, printed in newspapers by reporters who have talked to realtors and loan officers.

Here is an interesting exercise you can do – call on 20 For Sale By Owners types; go to Owners.com or ForSaleByOwner.com or just look in your Sunday’s newspaper section– and ask them if they help you with closing costs?

Guess what the majority is going to say? “Are you crazy – if I could afford to do all that I would hired a Realtor to sell my houses.” A large number of For Sale By Owners is not because the homeowners are prudent enough to try to save on the 6% commission but rather because the homeowners have NO EQUITY to give to begin with.

Same thing with the majority of the houses listed with Realtors – where there is just enough money to pay the Realtor, pay the transfer taxes and pay the bank or in many cases banks for the various liens of the property.

You and I on the other had are playing a different hand. Done properly we have a currency that most homeowners don’t have, will never have – it is called EQUITY.

Buying a house for me? Want me to pay for your closing costs? No problem! Want me help you with your down payment? No problem? Want to me to throw in an extra month mortgage payment? No problem.

Now off course if you are civilian and don’t know how to find foreclosures, fix them and sell like we real estate investors do then…

Bad economy? I guess somebody forgot to tell this to these crazy builders who keep building these houses, sub divisions after another. Read the Sunday’s edition of the your metro area newspapers – not the outdated real estate section but the New Construction Section where the builders are offering more incentives than a Las Vegas Casino. You know why they are throwing all the goodies at you – they have EQUITY.

The truth of the matter a large part of homeowners has gotten used to using their houses as virtual ATM”s – good for loan officers who are getting paid every time somebody refinances; good for Realtors who keep selling the same crowd houses over and over again with the line of average American buys a new house every 7 year!

Do you every wonder WHY they have to buy a NEW house every 7 year??? I mean do kids really become that BIG in 7 years??? How about buying them a bigger bed? And off course good for real estate investors who are being spoiled now by the tsunami for foreclosures coming in the market.

Name 3 people that you know you bought a house in the last 36 months and who put 20% down on their new home purchase.

How about 15% down payment?

I can name 1 person that I know personally who builds a new home – put 20% down payment. ONE person in 3 years.

How many can you name???

Now name 3 people that you know who have been living in their home for 5 or 10 years and have not refinanced – most likely a debt consolidation or cash out refinance and pulled every single penny out of their home. So even though technically speaking they should have some equity just by appreciation in their property but in reality they don’t.

I cant name even ONE!

So here is the non-obvious to think about – we the real estate investors who are able to buy bank foreclousres with EQUITY have a currency that homeowners how are competing against us in selling their houses don’t have – because either they bought their houses with No Money Down Mortgages with the hopes that the houses will appreciate rapidly which has not happened in Michigan with the exceptions of few HOT cities or we are competing against homeowners who have no EQUITY left to barter with after multiple refinances, cash outs, debt consolidtations episodes.

Truth of the matter is that if you are not making money in Michigan real estate now; cannot find good deals in Michigan; cannot convince yourself that there is anybody who is making money in Michigan, then may I suggest to you that the fault lies not anything but – drum roll please – but in your ignorance of what is really happening in real world of Michigan real estate.

March 08, 2006

Very Cool Michigan Business - Acacia Photography and African Safari

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If you are looking for vacation to remember for a lifetime – then look no further then Bill Cowger and his African safari – you can check the details at and some incredible wild life photography at his website. I am definitely going in 2006.

Franly I cannot belive that he is doing all these 12 days for the price he is charging I recently met Bill and we started talking and turns out that he owns a database consulting firm but his first love is professional photography so he built dual businesses to do both. A very cool Michigan success story.

March 04, 2006

Wayne County ranks worst in the nation for foreclosures

Wayne County ranks worst in the nation for foreclosures

Defaults soaring in state

Wayne County ranks worst in the nation for foreclosures

Brian J. O'Connor / The Detroit News

February 27, 2006

DETROIT -- Katherine Ben-Ami closed on 11 homes a minute Wednesday.

If she were the world's fastest real estate agent, that would be good news, but the sad fact is Ben-Ami is an attorney for the Wayne County Sheriff's Office, and in 35 minutes she supervised the auction of 379 foreclosed Wayne County homes.

"Wednesday's always been a big day," she said, "but not this big."

For hundreds of people each week, Michigan's sputtering economy literally hits home.

After recording more than 9,000 foreclosures in 2005, Wayne County ended January with 3,364 homes in active foreclosure, the highest of any county in the nation by more than 1,000, according to statistics compiled by Foreclosure.com of Boca Raton, Fla.

While Wayne County is ground zero, foreclosures are rising throughout Metro Detroit and Michigan. Active foreclosures in Oakland and Macomb counties and the entire state have doubled in the past two years.

You can read the entire Detroit News Story here;

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