PART 1 HOME BUYING

SECRETS Here’s How You Can Find the Real Deals!

www.ReallyNiceHomes.com

Home Purchase Information Our Commitment to Finding Your Next Home With You!

My Homebuyers

"VIP GOLD PROGRAM"

www.ReallyNiceHomes.com

WHAT EVERY BUYER SHOULD

KNOW BEFORE PURCHASING

• Property taxes and qualified interest are deductible on an individual’s federal income tax return.

• Depending on your loan, a portion of each amortized mortgage payment goes to

principal which is an investment. • We can show you any home whether it is listed with an agency, a builder, Short Seller,

or even a For Sale By Owner.

• Purchasing a For Sale By Owner using our professional Home Buyer services does not cost you a dime.

• A homeowner can exclude up to $500,000 of taxable capital gain if married and filing

jointly, or up to $250,000 if single or filing separately. The home must have been the

taxpayer’s principal residence for two of the previous five years. We are Professionals Serving Your Needs…

…We tare familiar with the communities where you want to live. …We can represent your BEST interest. …By keeping you informed every step of the way.

Our Commitment is to provide you with the professional real estate services you need and want. We do things your way!

Finding a Home

As a Home Buying Specialist my

commitment is to assist you with…

AND THE SELLER PAYS OUR

COMMISSIONS SO YOU DON’T

1) Locating the best home for your needs.

2) Negotiate the lowest price.

3) Secure the best financing.

4) Meet your home buying needs with the least

amount of hassle.

5) Provide you with superior client service.

How Do You Find the

Really Special Homes? Some people try to find their special home by previewing dozens and dozens of homes online at

various real estate agent websites. The problem is that on any given day, you are only able to

view a select few of the current homes available. Therefore it is critical that you have access to

current information that is accurate, up-to-the-minute and provided to you in real time. How

else can you make an informed decision?

That is why we provide you with our FREE “Home Finder” Service. A list of every home that

matches your home buying criteria emailed directly to your inbox as often as every day. Then,

whenever any new properties matching your needs and wants hit the market, you get instant

notification! Many times you get information before many real estate agents do.

There are a lot of ways to go about finding a home, but by far, the best way is to set-up a quick

get-together at my office. It will only take 15-20 minutes. It will only take longer if you have

more questions. You tell us what you want and we tell you how we go about finding it for you.

That’s right, we work for you, spend our time and dedicate our resources to making sure you get

the best possible value currently available and you pay us nothing for this service.

If you haven't already set a time to meet with me all you need to do is send me an email

message. I’ll do the rest.

We Use a Simple and GUARANTEED PAINLESS

Four-Step Process:

Step one you have probably already taken. Chances are you are already enrolled in

our FREE Home Finder Services and have been receiving information via email on

all the homes currently for sale that match your home buying criteria. We will continue

providing this FREE service for as long as it takes for you to find that special home that you

want. So in a real sense we have already begun working just for you.

Step 2 is you finding a home or homes that are of high interest to you and tell us you would

like to preview these homes in person.

In step three of the process, we will open the doors to the home or homes you wish to see

personally. Additionally, we will make sure that you have the time and freedom necessary to

experience each property fully while you are deciding whether or not which of the homes is

that special one just for you.

Finally, when we do find the perfect home for you, I’ll answer all your questions and give

you all the specific details that you need to make a decision. We will provide you with a current

market value assessment of the home you are considering buying. There is never any pressure.

Should you decide that you’d like to purchase a home, we will handle all the details, including

negotiating to your benefit. Throughout the entire process we’ll work at your pace, and you’ll be the one making all the decisions. We will communicate to you with the frequency necessary

to keep you informed and worry-free the entire process.

We Provide You Information

On Every Home Available

Distressed Properties: Short Sales, Foreclosures and REOs

Purchasing a distressed property can be a time-consuming process, but you can also get a great

deal on a house you love.

A SHORT SALE occurs when a homeowner sells their home for less than (short of) what

they still owe on their mortgage, and their bank has agreed to accept the proceeds from the sale as

payment in full of the loan balance.

A FORECLOSURE occurs when a homeowner has defaulted on the mortgage, and lender

initiates a foreclosure against the property. The property will eventually be put up for sale at

auction.

A REAL ESTATE OWNED (REO) occurs when the bank has successfully foreclosed

on the property and the foreclosure auction did not result in a sale to an outside bidder. Thus the

lender ends up as the new “owner” of the home.

Distressed properties often have challenges not typically found with a traditional real estate transaction.

Work with an Agent who is Qualified to Handle This Type of Transaction I have been a licensed Real Estate Broker for almost 30 years and have listed, sold and negotiated

the completion of more than 2700 transactions. Many were Short Sales, REO’s, Distressed Property, and difficult, Complex Transactions.

What You Should Know About Buying Distressed Properties:

Buying a short sale or REO property is a complex process. The overview below is intended to give you an idea of what you may face if you decide to pursue a purchase of a distressed property: Short Sale Properties Short Sale properties may often be in better condition than properties that are in foreclosure, as the

homeowner is working with the bank to release them of their debt and is trying to avoid foreclosure.

Before making an offer on a Short Sale, please keep the following in mind: • Any offer must be approved by seller’s lender. • Because of the required approval process by the lender, approval of your offer (and therefore the short sale) could take months.

• A lender may change the terms of the agreement made between the seller and the buyer.

Foreclosed Properties (REO) • Lenders will typically sell the homes “as-is,” meaning that REO properties will often need

repairs.

Before making an offer on an REO, please keep the following in mind: • The lender most likely will not agree to make any repairs to the home. • The lender may require you to finance with them. • While most REO properties are already vacant, there is the possibility of tenant problems

which may cause a delay in closing, and may also increase the price.

• If you are not using the REO bank as your lender it is possible that certain repairs will be required to be made to the property before your lender will agree to close

• Property information

• Area information

• Financing sources

• Real estate skills (negotiation

agreements, settlement)

• Commitment

• Follow-up and through with every detail

• Communicate to you a minimum of every 2-3

days via email and/or regular mail.

Successful

Purchase

Communication The key to a successful home purchase.

Through constant communication, we will keep you apprised of every detail in the entire process

of your home buying experience. Once we have found that perfect home I will negotiate with the

sellers and their agent to get the best possible price and terms for the home you desire.

You will benefit from our years of experience in the real estate business at no cost to you. As

you know, many buyers are unaware of the fact that our commission is paid by the seller in most

cases.

• Property requirements

• Area selection

• Financial information

• Property selection

• Commitment

Real Estate Associate Buyer Contribution

We Will Use Our Multiple Listing Association, Technology, The Internet and our Private Resources and Contacts... to provide you with up to date information on each new home as it comes on the market. We

preview the “new on market” list constantly, on the lookout for the perfect home for you.

Utilizing My Services in Search of Your Perfect Home

NEW HOMES We work with most builders and can get all the information you need to make any decisions, but I

will need to accompany you to the property on the initial visit.

SHORT SALES BANK OWNED FORECLOSURES We will work with you on short sale, bank owned and foreclosure properties. It is critical that you

have professional representation in these types of transactions. I am sure you have read of some of

the nightmare experiences buyers have had in this type of transaction. We will be with you every

step of the way to avoid a catastrophe!

FOR SALE BY OWNER A homeowner trying to sell his home himself is usually doing so in hopes of saving the

commission, coincidentally, this is the reason a buyer wants to deal directly with a homeowner.

If you should see a FSBO, FORECLOSURE, BANK OWNED or any property of interest to you

and want the advantages of my services, please let me make the initial contact so you get "inside

information".

THE NEIGHBORHOOD There are many factors to consider when selecting a neighborhood that is right for you.

Below are just a few of the many factors -- You may think of others that are important to you.

Please write them on your Home Search Criteria form so they do not get forgotten.

Neighborhoods have characteristic personalities designed to best suit single people, growing

families, two-career couples, or retirees. Investigate to determine if the neighborhood matches

your lifestyle and personality.

Scout out the Neighborhood!

It is important that you scout the neighborhood in person. You live in more than your house. Talk

to people who live there. Drive or walk through the entire area at different times of the day, during

the week and on weekends.

Travel to and from places that you would typically frequent to be sure you are comfortable.

Look for access to major thoroughfares, highways, and shopping. Check with local civic, police,

fire, and school officials to find information about the area.

Look at traffic patterns around the area during different times of the day and drive from the area to

work.

Is the neighborhood near parks, places of worship, recreation centers, shopping, theaters,

restaurants, public transportation, schools, etc.?

We Understand the Secret of Power Negotiating

We will deliver your offer personally to the Seller with their

Agent present. We will negotiate to your benefit!

A face-to-face presentation by me on your behalf will also

insure that you get the best price and terms!

There is no other way to represent your best interest.

Having Negotiated Hundreds of Successful Offers Throughout Our Years of Experience.

Avoiding the Most Common

Mistakes Home Buyers Make...

1) Not understanding a local market and all that is available.

2) Thinking that it is both safe and easy to buy

foreclosure and short sale homes. This is a biggie!

3) Not understanding pricing and the value of certain

amenities.

4) Weak negotiating. This mistake alone can cost the buyer thousands of

dollars.

5) Not requiring the proper inspections and/or not understanding these

reports when an inspection is done.

6) Not understanding the importance of being pre-approved by a Lender

prior to beginning the home buying process.

Utilizing my exclusive service, your home purchase will go smoothly

and you will avoid these costly common mistakes.

Financing

Pre-Approval Program

Many buyers apply for a loan and obtain loan approval online

before they meet with an agent and begin looking at homes for

sale. If that is what you have done, great!

If you have not completed this process yet it is one of the very

things we will help you accomplish before we begin the home

buying process. Its as Easy as 1-2-3 1. A home loan credit report is generated by the credit bureau

2. Your employment, bank accounts, and rental payments (if applicable)

are verified

3. All information is forwarded to the underwriter for approval

Loan Pre-Approval

3 Key Benefits 1) You know exactly HOW MUCH YOU CAN AFFORD

(Eliminating wasted time looking at homes that are above

or below your price range)

2) You get the BEST FINANCING (I.e. lowest interest

rate, lowest down payment, which will allow you to get

the most house for your money)

3) You can make a STRONGER OFFER (You get the

power of immediate action, you can beat out other

buyers, and you can negotiate the lowest price & best

terms.)

Benefits of Buyer Agency Although the typical agency agreement spells out the fiduciary duties an agent must fulfill for

the seller, the buyer is often left, in a sense, unrepresented. However, buyers too have the option

of being represented exclusively by their own agent. Consider the following benefits;

1). Loyalty The real estate agent must act in the best interest of the buyer.

2). Obedience Must follow the lawful instructions of the principal (buyer). 3). Disclosure of all material facts

• Examples, but not limited to:

• Relationships between agent and other parties

• Existence of other offers

• Property’s true worth

• Status of earnest money

• Commission split with other brokers

• Seller’s financial condition

• Legal effects of contract provisions

• 4). Confidentiality Any discussions, facts, or information can be shared freely with the kind of CONFIDENTIALITY

you expect from someone working in your best interest

5). Accounting in dealings Reporting of where any money placed in the hands of the broker is kept

6). Reasonable skill and care

• Arriving at a reasonable purchase price and advising buyer of such.

• Affirmatively discovering material facts and disclosing them to the buyer.

• Investigating the material facts related to the sale

As a buyer’s agent, I represent you and your interests in the purchase of your new home, not the seller’s interests. This is different from a typical sub-agency transaction where the buyer is not technically represented.

AGENCY It is commonplace for both the broker who lists the property for sale and the broker

who works with a buyer (sometimes called the co-broker) to be paid by the seller.

Their duties, loyalties and faithfulness are owed to the seller, and they must tell the seller all important

information they know which might affect the seller’s decision concerning the sale of their property.

While neither broker is your agent, the brokers can provide you with: • Information about available properties.

• Help in analyzing and comparing the physical and economic features of different properties.

• sources of financing

• an opportunity to preview the property

• assistance in making an offer to purchase

Both brokers are obligated by law to treat you honestly and fairly.

They must: • Present all written offers to the owner promptly

• Disclose material facts about the property known to the broker

• Offer the property without regard to race, creed, sex, religion, national origin, handicap, or family/domestic

partnership status

If you choose to have a real estate broker exclusively represent you (not the seller) as your agent , you should

enter into a written contract that:

• Clearly establishes how the buyer's agent will work for you and you alone

• Sets out how your agent will be paid and by whom

I certify that I have provided the prospective buyer with a copy of this information.

Buyers Agent_______________________________________________________date______________________

(buyer)____________________________________________________________date______________________

NEWLY CONSTRUCTED OR RENOVATED BUILDINGS

WHY USE AN AGENT TO PURCHASE A NEW HOME?

The advantages of having an agent help you purchase a new home are the same as those for

purchasing a resale home…

• Knowledge of the market

• Help in finding the perfect home quickly

• Expertise in contract writing/negotiation

• Closing assistance

The builder has a professional representative watching out for his/her interests, and you need the

same expert representation.

Buying a new home or newly renovated property is a little more difficult and time-consuming than

buying a resale. I can professionally guide you through this process.

It is very important that your interests be professionally represented when you are entering into a

contract for a semi-custom or a build-to-suit home. These transactions are complex and the contract

details must be exact in order to protect you and to ensure you get exactly the home you want!

We have prepared a list of questions to help ensure that you are dealing with a reputable builder

and will review them with you should you be interested in pursuing a new construction or a

completely renovated property.

REMEMBER – the Builder often requires that your Agent accompany you on your first visit to

the Builder’s sales office in order for your representative to participate in the process.

We will recommend that you have a home inspection performed. Since there is

a BIG difference in Home Inspections and Inspectors, we will assist you in the

selection process.

When major defects are identified we will help determine

which, if any, should be corrected by seller.

What is a Major Defect: any defect that would have a negative effect on the

long term value of the home or the safety of it’s inhabitants if not replaced or corrected.

Often it is best to get quotes for repairs and request dollar amount at closing.

If the seller declines, you will have the option to the return of your deposit

monies in full or continue with the purchase.

Home Inspections Finding the Major Defects

Protects you from unplanned expenses when you

don’t know how reliable your appliances will be.

Includes furnace, air conditioner and many other

protections that can be extremely valuable in the

event unforeseen trouble occurs.

We will recommend Seller Includes a

Home Warranty FREE HOME WARRANTY INCLUDED IN OUR VIP GOLD SERVICES

THINKING ABOUT BUYING

Prior to our meeting, please fill out this quick survey. Tell us what concerns you most about buying your

home using a real estate agent.

That way when you meet with me we will discuss only those things that are MOST IMPORTANT to you.

Your meeting with me will only take about 15-20 minutes unless you have more questions.

WHAT ARE YOU CONCERNED ABOUT?

NOT CONCERNED VERY CONCERNED

LOAN QUALIFICATIONS? 1 2 3 4

HOME VALUES? 1 2 3 4

LOCATION & VALUE? 1 2 3 4

DOWNPAYMENT? 1 2 3 4

MONTHLY PAYMENTS? 1 2 3 4

PREVIEWING HOMES? 1 2 3 4

PRICING? 1 2 3 4

CLOSING COSTS? 1 2 3 4

SHORT SALES & REO’S? 1 2 3 4

APPRECIATION? 1 2 3 4

FINANCING? 1 2 3 4

Thank you and see you soon

Home Work Page

Here is a Partial List of Our Home Buyer Services...

• We provide you with a list of every home in every area of interest

• We open the doors so you can inspect every home first hand.

• We continue until you find the home that is exactly right for you. • We provide you with detailed information. • We counsel you so you can make informed decisions. • We prepare a complete Purchase Offer for your approval. • We negotiate directly with Seller and Agent on your behalf. • We negotiate to your benefit in every situation. • We open escrow and deposit earnest money for you. • We find and help secure the best possible financing. • We order and coordinate every inspection need or requirement. • We explain the findings of all inspections. • We monitor the progress of your escrow DAILY! • We communicate almost daily with you during escrow. • We oversee every detail involved in your new home. • We make sure every "i" is dotted, every "t" is crossed. • We make sure that your escrow closes on time. • We explain all escrow and other documents involved. • We make sure escrow closes. • We hand you the keys to your new home. • We check in with you in case there are any surprises. • We continue to communicate with you forever. • We handle all of your friends and family real estate needs. • We personally provide the same level of service to your referrals. • We ask you to grade us on our services. • We will continue to serve you for all your real estate needs and wants.

All of this and you pay us nothing! It almost seems unfair

doesn't it?

(VIP GOLD SERVICES)