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The answer is, ask your lawyer? When a home is being sold through a trust, the heirs of the estate need to be informed. If there are any objections they need a chance to express their concerns.  It does not mean that the home can not be sold, just that whatever the objection is needs to be dealt with, sometimes through court action.

There heirs can agree to to forgo the 45 day waiting period for the Notice of proposed action by singing off before the home is sold. So, if you are selling a home in trust be sure and ask your lawyer if the waiting period can be waived before the sale of the house so that the escrow can close in less time.  You don't want to sign an offer with a 30 day close and find out there needs to be a 45 day waiting period.

If you have any questions about selling a home in San Mateo or Santa Clara that is in a trust or probate please feel free to contact me.

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

marcy@marcymoyer.com

650-619-9285

D.R.E.  01191194

I frequently hear the question "Can I short sell my house if I have not stopped making payments."  The answer to this depends on your lender, the investor on the loan, and the phases of the moon.  However, at least right now, if you have a loan with Wells Fargo then at this moment in time they will look at approving a short sale if you have not stopped making your payments.  Wells Fargo has two different review processes, one for currently defaulted and one for eminent defaults.  So if you are currently making your payments, but you have circumstances which will make it impossible for you to make the payments in the future then you are likely to have an eminent default and can potentially qualify for a short sale.  Nothing is for ever, and with short sales there are no guarantees, but it is worth a try.

If you have any questions about short sales in San Mateo or Santa County please feel free to contact me.

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

marcy@marcymoyer.com

650-619-9285

D.R.E.  01191194

Federal Government Disclaimer (MARS): 1. You may stop doing business with us at any time. You may accept or reject the offer of mortgage assistance we obtain from your lender [or servicer]. If you reject the offer, you do not have to pay us. If you accept the offer, you will have to pay us commission as agreed to in listing contract for our services.
2. Marcy Moyer of Keller Williams Realty is not associated with the government, and our service is not approved by the government or your lender; and 
3. Even if you accept this offer and use our service, your lender may not agree to change your loan.

Deaths in families are always hard. They can bring out both the best and worst in a family. There is often a combination of sorrow and a bubbling to the surface of many past, and normal family rivalries and childhood issues. Every estate must have an executor and this executor can be anyone the owner of the estate appoints if the estate has been put in trust. If there is no trust but there is a will and the will names an executor that person must be affirmed by the probate court.  If there is no will the probate court will asign a personal representative.

As a realtor who has been fortunate enough to list many homes in trusts and probates I have found that the ones that go the smoothest are those where a trust department at a bank has been named the executor. My experience has been that when a trust department handles an estate:

1.  Everything is done in a fair and impartial manner. No one gets to help themself to some personal and sometimes valuable effects that were not specifically left to them. Everything is divided according to the terms of the trust or will.

2.  No one is left to do the many many hours of tedious work needed to dispose of the estate leaving them resentful and/or exhuasted. A professional does that.

3. There are laws which govern how an estate is settled. They must be followed or there can be financial consequences.  Trust departments are experienced in following these laws and doing things properly.

4. Sometimes estates are to be distributed over time instead of in a lump sum. When this happens trust departments are in a good position to hold the money and distribute it in accordance with the terms of the trust or will.

5.  Trust departments charge money. It will cost your heirs money to have a bank settle an estate, but it may be worth it to have things done properly and keep peace in the family.

If you have any questions about selling a home in a trust or probate please feel free to contact me:

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

marcy@marcymoyer.com

650-619-9285

D.R.E.  01191194

Wells Fargo has a call center which is where you call to initiate a short sale, and then to get updates before they assign a negotiator.  But what sets them apart from some other banks' call centers is that they stay involved throughout the short sale process.  So, if you call or e-mail your negotiator and he or she is not available you can ask the call center to talk to them directly.  It is a very nice system, kind of like talking to an agent's personal assistant. Sometimes you get more information from an assistant then you do from agent. 

Isn't nice to know that at least some banks are trying to get this process more organized?

If you have any questions about short sales in San Mateo or Santa Clara County, please feel free to contact me.

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

marcy@marcymoyer.com

650-619-9285

D.R.E.  01191194

Federal Government Disclaimer (MARS): 1. You may stop doing business with us at any time. You may accept or reject the offer of mortgage assistance we obtain from your lender [or servicer]. If you reject the offer, you do not have to pay us. If you accept the offer, you will have to pay us commission as agreed to in listing contract for our services.
2. Marcy Moyer of Keller Williams Realty is not associated with the government, and our service is not approved by the government or your lender; and 
3. Even if you accept this offer and use our service, your lender may not agree to change your loan.

Well, it has taken a lot of months, and 4 buyers, but I finally got approval today from Chase for a short sale in the Belle Haven neighborhood of Menlo Park.  So far everyone is delighted, and hopefully we will make it through the loan and property contingencies. 

Short sales are sold "As-Is", period. Banks do not allow any credits, repairs, or other consessions for things that are wrong.  That is why I try to get inspections on all my short sale listings before they go on the market. That way there are fewer surprises at the end.

Nothing is a done deal until it is done, but we have come a long way, and my record is still 100% on getting an approval, and hopefully will stay at 100% on closing.

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

marcy@marcymoyer.com

650-619-9285

D.R.E.  01191194

Federal Government Disclaimer (MARS):
1. You may stop doing business with us at any time. You may accept or reject the offer of mortgage assistance we obtain from your lender [or servicer]. If you reject the offer, you do not have to pay us. If you accept the offer, you will have to pay us commission as agreed to in listing contract for our services.
2. Marcy Moyer of Keller Williams Realty is not associated with the government, and our service is not approved by the government or your lender; and 
3. Even if you accept this offer and use our service, your lender may not agree to change your loan.

This was not a terrible week for me with short sales. In fact, it was pretty good. Here's the summary:

1. Closed a Menlo Park Short Sale with Bank of America, I represented the buyer.  It was smooth, and took 3 months start to finish.

2.  Another buyer is buying a short sale in Sunnyvale.  The file had been lost in bowls of HAFA, (government assisted short sales), but the listing agent managed to find it, get it back to a tradional sale, and we are waiting for a negotiator to be assigned.  we are 6 weeks into it.

3.  My Menlo Park Short Sale Listing with Chase has been in and out of escrow 4 times now.  the investor for Chase wants more money than the house is worth based in its condition.  After being with the latest negotiator 6 weeks we got another response from the investor asking for more money now than what they approved last time.  The buyer has now agreed to the previously approved price and we are waiting to hear back from teh negotiator.

4.  My Santa Clara Short Sale Listing was submitted 5 weeks ago.  It finally got a negotiator this week.

So all in all it has not been a bad week.  Short sales are still long, and can have problems, but all in all there are a lot of yeses so they are worth pursuing if you can not keep your home and want to avoid foreclosure.

If you have any questions about short sales in Santa Clara or San Mateo County please feel free to contact me.

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

marcy@marcymoyer.com

650-619-9285

D.R.E.  01191194

Federal Government Disclaimer (MARS):
1. You may stop doing business with us at any time. You may accept or reject the offer of mortgage assistance we obtain from your lender [or servicer]. If you reject the offer, you do not have to pay us. If you accept the offer, you will have to pay us commission as agreed to in listing contract for our services.
2. Marcy Moyer of Keller Williams Realty is not associated with the government, and our service is not approved by the government or your lender; and 
3. Even if you accept this offer and use our service, your lender may not agree to change your loan.

Today I got a call from the listing agent on a Sunnyvale Short Sale where my buyer is waiting patiently. The agent said that the file went into HAFA limbo. A new wrinkle in short sale submission is HAFA elegibility testing.  When a short sale is submitted many banks are automatically sending the file for HAFA review, to see if the owner qualifies. the problem is that too often either the buyer does not qualify and you have lost 6-8 weeks waiting for a reply.  In this case the file just got lost in the HAFA department but the point here is that the banks are doing this automatically. The seller has to specifically ask to be taken out of the program when you submit the short sale package or it will go into auto review.  Since up to this point less than 10,000 HAFA short sales have been approved nation wide it is a real long shot. Since not only does the seller have to qualify, but the investors on the loan and all mortgage insurance holders have to approve the pay off.  It may be that the revamped HAFA program may have better success, but until I see those numbers I will not believe it.  My short sale sellers have opted not to roll the dice, but instead try to move on with their lives sooner rather than later.  So now I have another question to ask the lisiting agent before submitting a short sale offer, "Is the Seller applying for HAFA?"  If so, it is a good bet that there will be an extra 2 months added on to the short sale unless they get approved for the buyer, the price, and the investor's ok ahead of time. If not I will remind the listing agent to opt out.

If you have any questions about short sales please feel free to contact me.

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

marcy@marcymoyer.com

D.R.E  01191194

650-619-9285

Federal Government Disclaimer (MARS):
1. You may stop doing business with us at any time. You may accept or reject the offer of mortgage assistance we obtain from your lender [or servicer]. If you reject the offer, you do not have to pay us. If you accept the offer, you will have to pay us commission as agreed to in listing contract for our services.
2. Marcy Moyer of Keller Williams Realty is not associated with the government, and our service is not approved by the government or your lender; and 
3. Even if you accept this offer and use our service, your lender may not agree to change your loan.

California has a lot of disclosure laws for the protection of all parties in a real estate transaction, particularly buyers. There are buyers who do not want to buy a home where there has been a death on the property, and there is a disclosure obligation to disclose if there has been a death in recent years.  This works very well if the seller has to fill out the Seller's Supplemental Disclosure or The Seller's Property Questionnaire and Supplemental and Contractual Disclosure forms. But many trust properties are exempt from those disclosures, and many of those properties would be more likely to have had a recent death.  So what do you do if you want to know if there has been a death on a Mountain View home that is exempt from seller's disclosures?

The answer is really simple, ASK THE SELLER.  What you have to do is for you or your agent to ask the seller's agent to ask the seller directly if the owner died in the house.  While the trustee or executor does not have to fill out the written disclosure asking about a death, they do have to answer honestly. Trust me, the person selling the house will know.

The trust advisory that the buyer is supposed to sign when they make an offer tells you to do that. It says "If the Property is being sold because of the death of an occupant of the Property, and if Buyer has concerns about the manner, location, or details of the death, then Buyer should direct any specific questions to the seller."

So if you are concerned, ask.

If you have any questions about buyer or selling a property in Trust or Probate anywhere in San Mateo or Santa Clara Counties, please fell free to ask me.

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

650-619-9285

marcy@marcymoyer.com

DRE  01191194

Memories can be housed in stuff, especially as people gets older and they find that objects are needed to jog their memory.  The problem is that very often when it is time to leave the place that has been home for 30, 40, or 50 years, there is wall to wall stuff. The plate on the wall that was handed down by great grandmother is probably not going to be wanted by great grandchild number 1. However, with the normal tensions that arise in settling an estate, and the enormous popularity of shows like Pawn Stars and Antique Road Show, many heirs believe that the house full of stuff they have inherited may be worth something.  Also, if you need to sell a probate or trust home in order to settle an estate this stuff needs to be cleared out.

In order to keep the peace in the family and to make sure that nothing is overlooked the most logical thing to do is get the personal contents appraised.  If the sale is a probate sale, this is already written into code. A probate referee will be in charge of making sure all of the personal effects are inventoried and appraised.  If the property is in a trust, the personal effects are the responsibility of the trustee of the estate.  If you are the trustee, get everything appraised and sold by a professional estate seller.  You can get a company like DGW to come in and take everything to their warehouse to be sold at multiple auctions.  Or you can have an estate sale at the house and then get rid of anything that does not sell.  The point is, get a professional who is trustworthy to sell things for the most that they can sell for.  If there is something valuable these people will know and it will keep the peace in the family.

My only other advice would be go through all the papers, envelopes, and furniture yourself. You never know where mom may have stashed cash for an emergency. You are more likely to find money that way, than in the antique piano that no one wants.

If you have any questions about trust or probate sales please feel free to contact me.

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

marcy@marcymoyer.com

650-619-9285

Listing Agent Mistake Part 1

It has always amazed me why I get the following call

“ring, ring”---“ring, ring”

Jesse Gonzalez: Jesse Gonzalez

Suzy Super Buyer Agent: May I speak to Jesse Gonzalez

Jesse Gonzalez: Speaking

Suzy Super Buyer Agent: Oh…Hi Jesse, my name is Suzy and I am calling about that property you have listed on 19^th Ave., are you working any offers?

Jesse Gonzalez: I don’t speak about the details of any of my offers I receive with anyone other than my client however, I can tell you that any offer you submit will be presented to my seller.

Suzy Super Buyer Agent: You can’t tell me if you got an offer?

Jesse Gonzalez: No, I am not at liberty to discuss my clients offers with anyone other than my client. I can assure you that if you provide me with an offer from your buyer it will be presented.

Suzy Super Buyer Agent: Well….(un-comfortable pause) I just want to know if you’re working an offer because I don’t want to waste your time, I know you are really busy.

Jesse Gonzalez: Suzy, it’s my job to present any and all offers to my seller so, if your client writes up an offer, it’s not wasting my time to present that offer to my seller.

Suzy Super Buyer Agent: So, you aren’t going to tell me if you have an offer?

Jesse Gonzalez: I can tell you that if your buyer wants to make an offer I will present it to my seller.

Suzy Super Buyer Agent: I don’t understand, does that mean you don’t have any offers?

Jesse Gonzalez: No, what that means is if your buyer wants to make an offer, I will present it to my seller for consideration.

Suzy Super Buyer Agent: Jesse, if you could just help me out here, I can prevent everyone from wasting a lot of time.

(long uncomfortable pause)

Suzy Super Buyer Agent: Jesse are you there?

Jesse Gonzalez: Yes, I am here

Suzy Super Buyer Agent: Did you hear the last thing I said?

Jesse Gonzalez: The last thing I heard was that you didn’t want to waste anyone’s time.

Suzy Super Buyer Agent:  So, are you going to help me out?

Jesse Gonzalez: What was it that you need me to help you with?

Suzy Super Buyer Agent: Never mind…don’t worry about it. (click, hangs up phone)

So, the conversation above wasn’t a hypothetical situation, it actually happened and happens often. In fact, it happens to me so often that I am 100% confident that many listing agents out there are complying with these request without ever once verifying what they can or can’t do from their clients, the sellers.

I don’t know about your State’s laws and regulations on client confidentiality however, I do know what is in my client’s best interest and many times….if not all the time, it’s not in my clients best interest to inform buyer’s agents if I my seller is currently working an offer.

For many of you, that is all I would have to say and you would understand why I believe this is the case but, I am sure I need to break this down for some of you so, let’s do it together.

So, my seller got an offer on his property, he has 2 days to consider the offer and get back to the buyer. To keep the timeline easy to understand, let’s say he got the offer on 1/1/11 and the buyer’s offer time limit is 1/3/11. Obviously, during negotiations, the property is still active in the MLS and the appointment desk is still scheduling showings. Why would I let this happen?

Simply stated, my seller reserves the right to continue to market the property up to Binding Agreement because, hopefully we will continue to get offers and hopefully, one of those other offers will be better than what we got. This is in my client’s best interest and truth be told, it’s my job to make this happen, if possible. This gives my client the potential to receive the maximum possible from the market place and as a broker who has a fiduciary responsibility to my seller……I better be making sure his interest is above my own.

Ok, so…..it’s 1/2/11 and my seller hasn’t made a decision, better yet, I tell my seller not to respond to the buyer’s offer till we absolutely have to in hopes of getting another offer. It’s early afternoon on the 2^nd and I check my email….BOOM! Guess what, it’s another offer, from another agent for my seller. Now my seller has two offers to consider instead of one……..this is vagenious! (yes…I said VAGENIOUS, VAGENIOUS, VAGENIOUS) LOL

Now, could you imagine what would have happened if buyer’s agent number 2 would have called me before showing the property to his buyer and I told him….”Yeah, we got an offer, we are negotiating it now”? Do you believe this agent would have told his buyer that the property was under contract and no need to see it? As the guy from the Men’s Warehouse says…..”I guarantee it” That’s right, instead of my seller looking at two offers and being in a better situation than before, he would be looking at a single offer, struggling to decide how far he can push the envelope with this single buyer. At the very least, with two offers he can run the clock on the time limit’s, negotiate each one individually and take the best offer or, notify all agent of multiple offers and let them battle it out.

So, hopefully you see my point, it’s not in my clients interest to tell any buyer’s agent how many offers we are working if I don’t have permission from my seller and or if I don’t have a offer from said agent.

I get why the buyer’s agents are making the phone call….they don’t want to put their buyer’s in a multiple offer situation however, if you are a listing agent and you are disclosing to these buyer’s agents just how many offers you are working before you have talked this strategy over with your client, in my humble opinion, you are in violation of your fiduciary duty and are in breach of your client’s trust. Granted, you may never get caught doing this…..some of you may not even have any hang-ups working with buyer’s agents to cheat your sellers out of money but, make no mistake, if you disclose this information, that is exactly what you are doing.

             I am sure you've heard stories about an REO agent in San Diego getting a listing assignment in Los Angeles, I am just really curious to see how many mile radius the asset management companies/banks are limiting you to I have had some companies cut back from 30 to 15 miles from office. Does anyone use their home address? If so how do they get away with it? I would like to hear seom of your feedback. Thanks, wish you all a productive 2011.

I always wonder how I became lucky enough to get that first REO property over 10 years ago. Definitely a different market than what we have right now.

Now I watch agents send out stacks of resumes, do BPOs for less than $45 and they are getting the business. Sometimes I question whether or not the banks, asset managers and investors realize exactly what they've gotten?

I tend to think not, particularly when I have a new REO agent in my office stated the following: "I don't spend a lot of time on those BPOs, I just pull up comps in the neighborhood and use the 3 lowest recent sales -- I don't want to do the banks any favors." All I could do was look the agent in the face and say "Wow." All the while reminding myself about the code of ethics and how I would want to be treated if I were that agents client. Although our clients are large financial institutions that may not have a face, they deserve fair treatment, and not the "just give 'em the three lowest comps -- don't wanna do 'em any favors" treatment. I thought to myself, I've been in some of those lowest comps in the neighborhood you used for that last BPO, no wonder the last REO listing you had in my neighborhood was listed so low and an offer came in within hours of placing it in the MLS and guess who sold it too.

This upsets me not only as an agent, but as a customer of these financial institutions and a tax payer that has contributed, and will continue to contribute to the bailouts.

Hot off the presses! Huge News for ANY REO Listing Agent....

Freddie Mac/Homesteps just announced that they will be doing live on-site interviews at the upcoming REO Expo Event for open positions they have for listing brokers around the nation. Don't miss out or waste any time because this opportunity will pass by quickly!

To learn more check out this link for all of the details: http://www.reoexpo2010.com/freddie-mac

Plus, if you looked at the above page and want to get a head start, download their questionnaire/application to hand to them live and in-person at the REO Expo do so by clicking here: http://www.reoexpo2010.com/FreddieMac_Pre-Interview_Questionnaire.pdf

Please note: They do not have openings in every state, but don't let that stop you from trying anyway. As you know in this business, there are no guarantees and you never know when doors to opportunity will open up.

Lastly, NFSTI & The BPO Automation Group will host a 10x10 booth to help promote our networks during the REO Expo convention. During the negotiations with the guys of REO Expo we were able to heat up the offer for attendees who use our discount code (REOXNFSTI).

All members utilizing this code will receive a $100 discount off the registration price.

Here are the details of the REO Expo:

• What: The REO Expo
• Who: Hosted by Housing Wire and REO Insider Magazines, MC'd by Pro Football Hall of Fame Inductee Emmitt Smith!
• When: June 6-9
• Where: Dallas, TX (Hyatt Regency Reunion Tower)
• Why: To share the latest in Default Servicing, Display new technology, learn new aspects of the REO trade, and for the Pinnacle Award Ceremony.
• How: Registration is online at www.REOExpo2010.com. Be sure to sign up sooner than later because attendance is capped and the free classes that we're being offered through the Open Door Institute and Default School are closing up fast.

Don't Miss Out....Sign up Today!

Nicole Ocean

When a sump pump is running and pumping water from its basin to the outside, strange noises can be heard. When the pump transitions from running to shutting off, there is a loud slurping/gurgling sound as it searches for water before shutting off. After speaking with an REO agent who is listing a home in my area last week, all I could think was, have asset managers really reach the bottom of the barrel?

There is an active property, attractively priced for its location and size, that shows up contingent with a kickout. A client of mine inquires about the property and the nature of the kickout. The MLS states there is a home inspection contingency which while possible, would be unique for any seller to kickout an offer due to a home inspection in a slower market.

Upon calling the agent, she states that she is “new” and asks me how she should have updated the status from active? Dumbfounded I ask her if her client, a credit union has the option of kicking out the contract based on the home inspection, answer- no. Not wanting to embarrass, I explain to the agent that since she does business in a neighboring state, maybe that’s how they do it there. She states that she simply didn’t know and after checking, she has been licensed for 5 months.

There are volumes written and ranted about regarding agents that are trying to break into the REO business. There are viable companies out there selling education, more designations, platforms to become members of, and on and on and on. I find it insane that quality agents are seemingly overlooked for ones that couldn’t find their way out of a cornmaze!

We have experience in working with most REO agents in our area by being a major supplier for BPO’s in the Maryland market. As we see on a daily basis, REO agents are limited in time, so follow up, and returning calls can sometimes be lacking, However, these are agents that typically know their business very well. Once their business is cultivated, they are sent great distances to preserve, market and sell distressed properties. Often times too far. As agents, we have a fiduciary responsibility to serve out clients. Is there a fiduciary responsibility in selecting a qualified real estate agent that serves the market the subject property is located in? I would hope so!

How Not Having the Proper REO Team can Jeopardize your REO Business.

If you have your REO Systems in place and you are experiencing growth, have you considered an REO Team?

If so, what would you consider looking for as you build your team? I have just chosen three tips for this post. There are many more, but I find that these three are important to building a successful REO business.

1. Experience

2. Education

3. Integrity

Experience

How much experience does the potential member have in doing BPO’s? What asset companies have they dealt with and for how long? What about tasks such as Utility set up and ordering services from your vendors? When it comes to the closing transaction tasks, how much experience do they have in dealing with escrow/title companies, lenders and co-agents? These are just a few of the question you should consider when building your REO team.

This is important because the REO market is different for every REO agent. And it is crucial to have a good amount of experience in dealing with asset companies, asset managers, banks, title companies, lenders and other REO agents. I have found that there is a basic flow to an REO transaction, but sometimes there are exceptions. And I have found that learning from that exception, adds to my REO experience. And I can add this to my REO process to reach a successful transaction.

Education

Training is so vitally important. Would you consider adding a team member to your business who already has been trained on various REO portals or someone who you have to train? Time is critical, especially when it comes to tasks such as BPOs or determining occupation status. Do they know the criteria for searching for comps for the BPO?

And when it comes to the contract to close tasks, how much training does the team member have in using various online transaction management systems? Such as EbrokerHouse, SettlementRoom, RELAY, TransactionDesk, TAZAREO, and others? Again, your time is important and having a member who is proficient in using these systems will save you time and money.

Integrity

Enough can’t be said about this topic. Simply put, everyone needs to be honest in their business dealings with one another. I feel that this is a foundation in a truly successful business. If a member is cutting corners to try to get the job done, it will come out in the end. Just a quick example. If a bid (quote) is submitted by a vendor for a repair on the REO property, don’t change the amount when submitting it to the asset company. I have known of this to happen and the person did think they were getting away with it. And since it was just a small amount in the beginning, it was not discovered. So the person felt safe and increased their bid amounts. But when the asset company discovered this, all monies had to be refunded for all of the bids. And of course that agent lost their business with that asset company. A hard but powerful lesson.

I hope these few tips: Experience, Education and Integrity can help you in your search for a successful REO Team.

To your business success!

Roxanne

The bible tells us to turn to the Lord in times of need, that He is the provider of everything. I hope I don't offend anyone here but the Holy Spirit moved me:

THE REO AGENT"S PRAYER

Lord, you are the provider of all things and all of my success belongs to you.

Please if it be by your will and not by mine that I am a succesful REO Agent.

Allow the asset managers to see my name and trust in my job performance . Give them the peace of mind that I will safely and ethically get their transaction completed in short order. May my knowlege of the art of real estate protect them with due diligence.

May , by your power, I never miss a deadline, get my work done on time, and find the maximum value for their properties. May I always communicate with them quickly when they need to know.

Protect me with your Holy Spirit when I have to go offer some money to a homeowner that they may vacate the premises without harm to anyone.

Move me to keep a good ledger of expenses and approved costs and keep me organized so as not to loose anything.

Remind me to willing pay the referral fees and allow me to network with the right people to help build the business that will help to build your Kingdom. remind me always to tithe you as what I earn is already yours.

Lord, your Son assured us that anything we ask ask in his Name.

Humbly, I present my prayer in the name of the Lord Jesus Christ,King of Endless Glory. Amen.

Recently I started exploring all the features on my 9700 Blackberry Bold...and found the video feature. Practice made perfect with a willing "Test Asset Manager" to send my weekly occupancy check as a video with audio. It works great!

Today I am going live and will be testing the water with a REO property coming into inventory with a weekly occupancy check and a Asset Manager that enjoys assisting me in progress. I will be running two systems at once...the old one and my new one. On the otherside of the coin...I am wondering what the "REO Bank" will need to document their files and a video may not fit the mold? If nothing else it is just really interesting to explore and try something new to improve REO Agent methods...looking forward to my Asset Manager's reaction.