RINA'S Daily Journal: Chapter Two - The SECOND $1M

ok Rina.....I definitely did not put enough CAPITALS and !!!!!!!!! in my post!!!!!!!! But you expressed my excitement level perfectly here Its so incredible I want to shout it out from the rooftops!!!!!!!
2010 is going to AMAZING - THANK YOU for inviting me out -I cant wait to be there and jump in the market with you AND I'm so glad you meant it because here I come LOL........xoxoxoxoxoxoxome

Hi Rina.

Shane is right. We are glad that you are in DG family, caring for other people includig beginner investors like myself. You have been my role model.

It's very nice to read your journal here. I will always come back here, looking forward to what you have to say everyday!

I am just getting started in REI, but I would like to be like you someday, and would like to give back to other people.

Hiro
in New York City

Hiro - Glad to have you here. I know from your PMs that you have been working hard at getting started! Congrats! I wish you much success in your REI, and glad to help any time I can.

Laura - Oh, you already KNOW how excited I am. I'm gonna get those two places under contract on Monday. I don't think we can lose going for those. I'm also looking forward to seeing the one you sent the link for. Gail is showing me that one and a couple others tomorrow morning. Maybe we'll have a couple more winners!!

Well, it may be fate telling me it's time. Time to let go of my love of landlording. Waahh. I really like that part, BUT I am getting limited on time and really enjoying the FUN part of REI (the deals!). Today one of the property management groups in town called me personally to let me know that they are offering 3 months free to new clients. Feb, March, April. I guess now would be a good time to try them out. And I have heard only good things about them so far from other investors. (plus they are the most reasonable in town!) Been in the business for YEARS, own and manage their own properties, plus have a Real Estate brokerage among other businesses relevant to owning/repairing properties.

Closing went just fine today. I almost feel bad sharing how easy things go now, but I want everyone to know what they have to look forward to in their REI. I struggled SOOOOOOO hard at the beginning. But as you form relationships with your "team" (agent, bank rep, title comp. rep, attorneys, PMLs, HMLs, buyers, sellers,etc.), everyone WANTS to work with you (and give you discounts!). SO just keep your eye on the prize! You can do it too!! It just gets easier with each hurdle you conquer!

Night to all. Sweet REI dreams.

Rina

OMG. You two are liable to buy up the whole town. lol. Should be fun to read all about the journey. I can't wait!

Blessings
Barbara

That is great that the management company called you to manage your properties and offered a discount to boot, 3 months free, WOW! I would be interested in hearing about how you like their service down the line.

Something tells me you & Laura will have some very interesting REI adventures together and some good stories to share. Looking forward to hearing about them.

Your Friend & DG Sister,

Lea
SPR Property Solutions, LLC

Well, today was a big day after hearing the announcement of the FHA lift last night!
I met with our legendary realtor, Gail, and was on the phone with Laura to strategize our 2010 REI attack! Looked at 2 REOs downtown and made offers.
~ 3/2 near college, listed for $79,900, dropped to $65K offered $50K.
~ 3/1 farther north, listed for $39,900 just taken back this month, cash-for-keys, offered $20k.

On Tuesday I will be meeting with Gail at the office to make a calculated plan for submitting probably 100 offers this week. I have been picking up mostly private sales the last few months using my refi system, so have not been working with Gail on the REOs. This news has us both both in high-gear to make some serious money, and Gail is one of if not THE best REO agent in the area, not to mention the most intense and aggressive in sales. She LOVES a challenge and is ready to MOVE these babies!! With Laura coming to join me, we have an even greater sense of invincibility (strength in numbers!)! It will be an awesome feeling to be able to swiftly turn these empty REOs into homes again, with us making $ in the middle. I will be contacting the city and Housing Authority to see if there's any way we can assist with the local housing program in our new goals.

Also, Laura and I have decided to do another double purchase this week of 2 cash-flow properties being offered by another local investor. We will each be purchasing a 4bdrm/1 bath SFR in college area for $65K, both recently rehabbed, renters in place at $850 month, already under excellent property management.

This morning I got a call out of the blue from a stranger who tracked me down from PFRRN, terrified but so NEEDING to believe in Dean, as they are drowning in debt! It was my pleasure and privilege to share that indeed it was for real and give her steps to start, and she just about cried. THEN it turns out that the realtor who had helped her husband and her buy their house was none other than, you got it, Gail. THEN she was ecstatic, KNOWING it was for real (since I had been the one to convince GAIL that Dean was the real deal. LOL) I am hoping her call back to the Success Academy gave her the courage to say "YES", and take this great opportunity to change her life like so many of US have!

I have been skimming back through "YOUR TOWN" all day (never can retain everything from the first reading). It's sitting open right here next to me. I am just in awe of what these 300 pages hold, and I know this is going to affect my life as immensely as BARM did. Sounds so extreme, I know, but I feel like I have magic in my hands when I am holding these books, because of what can be accomplished with them.. Of course it's by the choice of the reader what the end result will be. For me and Laura, this year will be one like we've never seen. And it will just keep getting better. I believe the same for every DG member willing to make it so.

Rina

will keep you posted for sure! Thank you for the boost! I think we women are gonna have something to celebrate this year. We'll have to get together at the EDGE!

blessings to you both!
Rina

Your going to be so busy making deals now that you have a management company. I want to be you when I grow up.

I was wondering if each property you buy, do you re-fi them into a LLC?

If you do, do you just use the address for the name of the LLC? Or do you have your own naming system? How's that work?

Blessings
Barbara

Right now, it is still about half & half; we have several properties still in our personal name from before I had my system down with the bank. They had been reluctant to refi without both my husband's and my signatures (which we still do), and my LLC is in my name only (he had reasons, we're still working on that issue ).
Now with the system I have in place with the bank, I buy in the name of my LLC, and they will refi (I'll explain at the EDGE how I do this with a double-close) in the name of the company, but also with our personal guaranty.

I am looking into using trusts, and/or multiple LLCs in the future, to see if there would be more value and gain per property that I re-sell. There is a gentleman I have met locally (long-time investor), who holds each of his properties in its own LLC, named for the address of the property. So, yeah, there are people that do that. I don't fully understand the benefits (mostly asset protection I think), but I am learning, and maybe one day a light-bulb will go off and suddenly I'll think "Oh, man, I need to be doing that!" For now, I haven't.

I wanted to repeat this here, as well:
There is a lot more possibility and flexibility for all investors this year since the FHA's waiver of the 90-day flip rule on Friday (Jan 15) http://www.hud.gov/offices/hsg/sfh/waivpropflip2010.pdf.
It is like a huge sigh of relief for many new investors struggling to break into the game.

Thanks Barbara. Hope that answered the question ok? Thanks for stopping in, oh, and, I don't think I'LL ever grow up. lol. will forever be learning.

God bless!

Rina

Some of you might be following this on our Facebook conversations, too, but Laura has dived right into this move to Wisconsin! She actually put her house in Jersey on the market this week and already has several bites!! Also, I showed her pictures of the 3/2 on the 80 acres ( http://www.trulia.com/property/1086370334-6676-S-Range-Line-Rd-South-Ran... )and she fell in love with it! So NOW she not only is moving to the area, she will be only 4 MILES from me! Woohoo!! We're figuring out how much acreage she wants to keep, and then I will either keep or sell the rest (Win/Win!!). I actually got a call yesterday from someone who wants the place but I told them it's been taken (SO EXCITED LAURA!!). Even if she doesn't stay forever (hoping she will), she will make a good return on her investment. SOOO cool to be working together!

Meeting with Gail tomorrow morning (she blocked out for however long it takes). Today she is checking into the FHA lift to see what it entails, and we will finish formulating our plan and start making offers tomorrow morning. (already made 2 on Saturday)

Off to start this beautiful Monday with a bang! (LOVED Dean's blog this morning!!)

Rina

If there is anyone not yet using this tool, I wanted to share it. The state has made available all the info from Real Estate Transfer Returns online, for the whole state (anything recorded after July 2009). This is SOO nice. You can look up exactly what was paid for the property, when the sale took place, name/address of buyer and seller, etc.
Check it out, you'll love it!:
http://www.revenue.wi.gov/ust/retn.html

Rina

Thanks for sharing that Rina, I'll check it out for sure!
I'm sooooo jealous of Laura getting to work with you full time! You make a great team, that's for sure, I hope I get the chance to meet you both soon!

Dawn

Rina I've been reading how you can sell/(assign) your REO 'find' to another investor if you have it set up to go into a LLC. (Separate LLC from your company) Probably has to be a cash deal, maybe. The banks are supposedly okay with letting the REO go into a LLC.

Just throwing that out there. Might be a reason to have separate LLC's. Or I could of been reading a fairy tale too. Something I'll be thinking about as I go.

Blessings,
Barbara

Dawn ~ I think we'll probably be meeting sooner than you think. And when Laura gets here, you'll have to gather the DG gals from down there and join us up here for a weekend, or maybe come to Minneapolis as our guests to an MNREIA meeting. The DGers are gonna start meeting up before the monthly meetings (every 1st Tues of the month 6-9pm)

Barbara ~ Thanks for the added info. Absolutely share anything you learn. Thank you so much for all you contribute.
I think with the new FHA rules (or lack thereof), we will have no problem now wholesaling REOs, or even retailing them. Did you get to read the document yet? http://www.hud.gov/offices/hsg/sfh/waivpropflip2010.pdf. They are finally starting to work WITH the investors to get some of these REOs off the books. Actually, for wholesaling to cash buyers, this hasn't really been a problem anyway, but wow does this make it easier.
On the other hand, I still don't know if the banks are going to jump on PAs signed with and/or assignees. They just like to know it's a done deal. Still not gonna stop trying it though. Eventually it might become a commonly accepted thing if they keep seeing it enough.

Have an awesome day!

Rina

Rina,
First off thanks for the tip on the new flipping regs. That is huge for investors! Also, I didn't know you come to the twin cities for an investment club, thats my area. Ive been meaning to join one here, if you could shoot me the info I would love to come and meet some of the other DG'rs.

Thanks,
Brooks

WOW!!! 80 ACRES??? I love the photo's of it, right up my alley
I love woods and open land. good luck Laura, i can see you harvesting crops with Rina with all that land lol. Im sure you too are going to do great and build your friendship even further than it is already.
god bless
Richie.

Yes, it's beautiful! Can't wait to go jump in the swimming hole with Laura this summer! Plus she's bringing all her art supplies, I will LOVE to see what her new home inspires her to paint. Gonna be great!

Rina

Hey! Nice to meet you. Yes, you'll have to meet up with us, maybe next month?
Here's a link to the MNREIA website.
http://mnreia.usinternet.com/index.cfm?PageID=1
They meet 1st Tues night of every month at the Radisson Roseville. You'll get to meet cathyb, Nathan Biggar, Vaughn, Eric (bronco), and others. It is a GREAT group, and there are usually around 200 in attendance at the Club meeting. Hope to see you soon!

Rina

Hey Rina,
I just looked at the pics...nice spread and it's so cute! Guess I'll have to pack up the life saver and join you in the pond...hehe! (Actually, I swim like a fish, I was raised on a lake).

Are you referring to Ariel? I know Mike S is near Orfordville...anyone else?
I think we should rent a bus and go to one of your REI meetings. We'll have to find a driver though, I can't drive one of those BIG things!!!

Dawn

Great motivating website. I appreciate Rina, Matt and all of you for posting as well as the motivating videos.
A little about myself. I'm a 57 year old male, husband, father, coach. I am looking to retire in about 2 1/2 years as a speech pathologist in our local school district which has been a very rewarding career. I want to continue to learn and ramp up my real estate investing. I'm not starting from scratch like some others. I do have six single family homes that I have been renting out. I started 25 years ago. I recently hooked up with a real estate agent that has been an investor himself and he does not have a problem submitting low offers, so we are working together to get our first low offer deal done. I have not been successful in finding an attorney that is an investor. When I ask the real estate attorneys in my area if they are familiar with assumptions and double closings they say "Tell me what those are" and "I let the title companies do all closings", so I'm still looking for an investor real estate attorney.
That's it for now. Keep those inspiring messages coming. Let's keep learning and get out there and go for it!

First, let me say Congratulations for moving ahead in your REI. I will enjoy hearing of your 25 years of experience, and enjoy even more watching you grow exponentially with how you use your newly-found knowledge! (Seeing the difference in my own life, since Dean, has been incredible.)
It made me laugh to hear the responses from your title company/attorneys because I had the EXACT same thing here when I wanted to start using Dean's techniques. Thank God I was able to find team members willing to "try it". Now that's water under the bridge and it's a common practice (at least with me. lol). Felt kind of good "paving the way" in our area. I love a challenge, even when all the negativity scared me to death. lol

Well, congrats again, and it's good to have you here!

God bless,

Rina

I love the picture you conjured up in my mind. LOL. Can't wait!

Yeah, I was thinking of some of the other DG peeps that have been on the site. Maybe if you line something up and put out an invite, you'll get a response? That would be so fun to see everyone, and it's ALWAYS great brainstorming with people in person! Let me know what you come up with, sis.

Have an awesome day! (and good luck on the title company job!!)

Rina

Rina,

I just got caught up on your journal. I am so glad that things are moving ahead so fast for you. I read where you have started a management business. Why? It seems you are doing so well in real estate that you wouldn't want to devote the time to a management company. There must be some advantage to this that I don't see yet. I am hoping to finally get my business moving. This winter has been a real challenge. I looked at the picture of that property that Laura is planning to move to. It looks wonderful too. I grew up on a 50 acre farm in western NY and in the 70's I owned a 176 acre dairy farm. The picture of that property reminded me of my farm near Clymer NY. If possible, send me PM so I can reply and ask you some other things please.

Tim

Hi! Thanks for stopping in. Sorry to hear about the hard winter. Hopefully with the new year, things will be looking bright as you renew your REI goals and sail into 2010!

Yes, I am so excited about Laura coming! It's gonna be a great year!

About the property management, I'm not sure which post you meant but Nooooo...no..lol.. I am not starting one, I am planning to turn over several of my rental properties to a great management company now starting February. It is just taking too much of my thought time. I don't even really spend much time interacting with my renters really, so it's not that. But just making sure payments come in, recording, all that, is sort of distracting when all I really want to be doing now is the deals part of REI. So thanks for mentioning that so I could clarify.

Feel free to ask anything you'd like here or in the PMs. I am happy to help with what I can.

God bless you and your family, Tim, and I pray 2010 is the best year ever for you!

Rina

While this house would have been an awesome flip opportunity, I have decided to use it as bait. LOL. I'm thinking with the numbers, it might help with building a local buyers list. We'll see what happens.

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$15000 Attention rehabbers, handymen * 1+Bdrm handyman special * (Superior (Allouez))
Date: 2010-01-20, 4:50AM CST
Reply to: hous-s8udc-1561438585@craigslist.org [Errors when replying to ads?]

Rehabbers or handyman, here is a great fix&flip opportunity or rental property. I have a 1-2bdrm/1 bath single family home under contract for $15,000. All utilities are working and turned on. Good neighborhood in Superior. The house is solid, cute from the outside, could use a little face-lift on the inside. The title work is done, closing is set for the end of this week. If you have cash, I will assign the contract for $5,000. Tax value on the property is $44,000. Room for addition to improve the property. If interested, please respond to BuyersMatch@live.com or text - 218-391-****.

Thank you,

Rina

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Rina, do you have title work done on each of your FSBO properties? How much do you pay for that, and how long does it take them to get it done?

Cathy

In WI, the standard purchase agreement says the seller is responsible to provide clear title/title insurance to the buyer at the seller's expense. So, unless some other arrangement is agreed to, this is the case. For the property I have listed above, the seller's attorney actually DID write an addendum saying that the buyer had to order and pay for title insurance if they wanted it because the seller had agreed to such a reduction in price. That was fine with me, because title insurance is based on purchase price, therefore will cost a little bit of nothing. And yes, whether it was paid for by the seller or myself, I would ALWAYS want title insurance.

Hey, congrats on the two you have locked up!! That is awesome!

Rina

P.S. My title company gal is really fast (can take as little as a couple days). Of course, the longer it has been since title insurance has been updated, the longer it would take for the search, therefore for the title ins. commitment.

I like this text idea. Just got the first one asking for the address, he would check it out. I texted back. Will wait to hear.

I also just an email response to something else I answered this morning. Gentleman looking for 2-3 bdrm home for his son on CD, willing to put a big chunk down and co-sign for the note. Hmm.. better run. The day is starting well.

Rina

Way to go Rina, REI seems like it is getting so easy for you now, Well deserved with the hard work you put into. Its nice seeing how you enjoy each day reaping the benefits of your hard work. You definatley are an inspiration to say the least. keep going my friend, I love reading your about the additions to your REI portfolio.
god bless.
Richie
and thanks