My Journey to Financial Freedom

Today i have spent reading "your town" and catching up on some journals i like to read.I like "i will never be broke again she is very inspiring.also homless in md you two have some great ideas and encouragement which are things i really need right now.Today i have also contacted a few agents...looking to start building my team.I want to wish everyone best of luck to you on your deals,and continued success to all of you who are already on your way to the top.

Yesterday was kind of different.I placed my ads as usual.I received an email from a woman i thought would be a potential buyer.When i spoke with her she was also new to REI and was looking for someone to walk her through a few deals (tutor her).She told me she had "be a real estate millionaire" and had some coaching program.This coaching must not be very effective.So i gave her as much advice as i could,told her to get the two newer books also,recommended the local REI clubs and told her to read the book again and take notes.Also i told her to get to this site and start reading,reading and reading and the answers will come.I will contact her next week to see how she is doing.I will also see if she would like to partner in the future when she gets up to speed and if she is motivated.Well i just hope that i helped her some how.that's all for today,thanks for reading.

I haven't posted in my journal in a week.Well now it's march.I didn't make my goal of making my first assignment in Feb.Thats ok because i wasn't ready yet.I am just about done reading your town,awesome book again Dean!!It still amazes me the effort Dean puts forth to give us all we need to succeed.Knowledge,direction,support(this site)and encouragement.I have now found my area of interest,im working with a agent now and i meet with an attorney tomorrow.So things are starting to come together.I found two possible buyers in my area i will call tomorrow.Also i will drive my target neighborhood this week gathering information and call a few FSBO's.The webinar with homeless in md is also very helpful and i encourage newbies like myself to check that out.So my goal for this month is to get that first deal done.Its hard to believe that a month and a half ago i knew nothing about RE.The hard part for me is i can't talk about RE to anyone except here,they would only break my stride and take the wind from my sails "can't have that"! Well thats it for now.Peace and much success to everyone on their deals!

I often do the same thing. When I have time I just drive around my area of 5 small towns and just look for houses. You have your goals set and you are working them, which puts you ahead of most. The key is not to get discouraged which is easier said than done. I know because I have gone thru it from time to time even though Jeremy and I are working deals as we speak, there is still that lag time.
We are buy and hold investors and we are building our residual income as we close more deals. We haven't done any assignments to date but we have had our chance on a couple of occasions. Flipping is very risky up here in upstate NY because just like your area we got hit very hard also. I just did a walk thru on a house that a guy is trying to flip but bit off more than he could chew. We could buy the house for about 10k but there is about 30-40k worth of work yet to do and we don't want to tie up $$$ for that long of a period. So you see the chances are always out there and you will find one and then you are on your way. Stay the course and don't let anyone sway you from your dream.....Jan

Keep the positive attitude!

How did the craigslist ad work out? I am thinking of doing something like that to drum up some pre-foreclosure business.

How are the rental opportunities on those 10K properties in your area? Are a lot of them vacant and how is the condition typically?

Have a great day and look to talk to you again soon.

Stan

Thanks Jan and Stan.The graigslist thing hasnt worked at all for me,I only got 1 response and it was from a woman who wants to learn.The $10000 houses,some are in decent shape,not in the greatest part of town but not bad either.Most are REO's

Well this morning went well.I met with the real estate attorney.They were all very nice and accommodating.He suggested i form an LLC once i get rolling.They said they would be happy to represent me and make sure all paperwork and contracts had my best interests addressed.They said they want me to be profitable and to succeed and also gave me a flat rate for my LLC,purchase agreement,and assignment contract,I thought it went very well.I have never even been in a attorney's office before.Also i sent my agent that i thought was a keeper a shortened version on Matt Larson's "letter To Agent" and he has yet to respond,I guess i will start looking for backups

If anyone is up for a challenge check out "volunteers needed in all states"

This week has been up and down.I met with the attorneys, that went well.Decided to write my agent an email just to make sure he didn't bail on me once i start submitting offers,well he finally got back to me,he said he never got the email.But he did read it and sent me a disclosure agreement so he might be ok.I did find another agent just incase,I will work with both until i feel good about one of them, someone has to want to make some money.Also i started working with an agent in the los angeles area.I'm kind of stumped as to how it's going to work with the contracts.The local association of realtor's doesnt give purchase agreements to individuals,and i wont be able to afford the attorney until i get a deal done.Does anyone know if the contracts on this site will be legal/valid here in michigan.This is the only thing keeping me from putting in offers at this time

I have to start off by saying "great conference call Dean" I only hope i get a deal done in time to get a seat at the edge.OK well my issue with the RE agents is now handled.I have all the pieces to my puzzle put in place except 1.The buyer's list!I live in a town of 70,000 we had GM,A large pharmaceutical company,A few large company's and tons of small factories,there is literally maybe a dozen of the small factory's left and they have all cut back.The reason im saying all this is there is allot of people moving away and starving for work.The people who are here with money are being very conservative.I joined two REI groups and they are made up of older people who have had property's for years and dont want to risk getting any more.They say "I know everyone says its a great time to buy,but im gonna see how this works out".And then there are a few young,just starting out Investors like myself looking for the same thing i am.I have called the two "I buy houses" in town and they say things like"We are getting more leads then we want,but thank you" I run 3 ads on both craigs list and back page at least once a week.I just cant figure out what im doing wrong or are people just being that conservative,being MI is one of the worst states right now..unemployment/etc are right there at the top.So I have this one hurdle to get over and then its time to start getting property's and doing deals,which will be plentiful,there are deals everywhere.My agent says REO's are going for 60% below FMV regularly.One last thing.I shoot my attorney an email about probates.They are the largest probate attorney in the county.He said "great idea" if you can take the property off their hands quickly and let them get their cash they will be willing to sell very cheap,since it wasn't there house,they just want their cash as soon as possible with the least hassle.He went on to say that it would be a great partner ship where HE,His client,and I could all benefit from something that is usually long and painful."great idea Michael.So that was definatly the highlite of my week...until next time,I'm working on a buyers list...Any ideas would be great.

Well Fellow DG'ers I see the light at the end of the tunnel but I am feeling discouraged this morning.I know my two agents work with Investors but they both stated "Im not going to wast everyone's time submitting offers that have a 1% chance of being accepted" I figure I can start with REO's since they are everywhere and going for 45-50 cents on the dollar,then once I have a rapport and some value with them as leverage try to impliment Matt's 25to1 strategy.

I have been noticing there are no bandit signs or fliers any where in my town regarding RE.Also nothing in the paper"we buy houses" or offers for rent to own or owner financing.So I know that once I get going there really isn't any competition in these areas.It makes it hard to find active buyers wanting to give a green investor an opportunity.The agents etc are not into investing their time with a new investor with these crazy ideas,but I think I can get around that.As Matt Larson said"fake it till you make it"
I have found a half dozen "great" deals but they are all bought or pending even a day or two after hitting the market,so I know there are buyers.I go to my REI group but there are only like 7 people there.I'm missing something,and can't place what it is.

So to this point I have had Dean's books Profit right now and your town for 40 days.I have read both and took notes and am starting on profit again from the beginning,I want this entire book in my memory.I don't want to need to scramble for the book.I want to be confident that I know what im doing and talking about.I have my attorney who is behind me and wants to refer his probates to me,By the way he is the only person here in Kalamazoo Mi that is behind me,thinks I have a sound plan and wants to do business with me.Unfortunately I can't work with him until I get a deal done.I really need to find a way to get a agent that is with me like that,and willing to take a chance to help me succeed.I also need to find at least a few active buyers that don't have the time and are eager to have me find them property's.These are my two obstacles right now.

Maybe I should start with fsbo's and bypass the agent until I locate someone I am confident with!

And im bewildered on finding buyers.I found a ton of websites etc that buy but then I have to lock up a property with out a end buyer or contracts from my attorney,Guess I will use Dean's..Hope that doesn't get me into trouble...and what about escape clauses.

Just for anyone who may wonder about me complaining about buyers.I'm not really complaining because "I WILL GET IT" but since getting Dean's books 40 days ago I have been at this about 14 hours a day,I cant find a job so to me time is money and im sick of this garage so I am nose to the grind stone.I have done about 20 different ways to find buyers and I must be missing the way that will click in my area.It will come to me I just have see the result and invision/beleive there is no option but to make this work,to succeed,I always solve the problem so why should this be any different.Others are doing it."SO CAN I" "absolutely"

Lastly to the tittle:I have felt like I was on a roll this week.My agent sent me a awesome market analysis and listings on the prime REO's 1 of the two "we buy houses" I found in town said they needed a project in my suburb.I found a few.Researched them,did comps,drove by them etc.then I email my agent that I have houses to see and gave him the info.He emails me back that all are sold/pending and he said it like I was stupid for not knowing that.Now I know that these things happen,but im trying to dance around uncooperative agents and pull all this together with no resources and I cant tell a soul.The people I have mentioned my plans to act like.. I didn't even just say something, and if my mom found out she would tell me to find somewhere else to live since I have all this time to waste.

So for all you newbies.You can see my situation,no resources,no money,and no support that I can be successful other than that provided by the DG family.The moral Is...Dean goes out of his way to change lives.All this for $35.I had to sell stuff to get his book,but the book and this web site are all you need to be successful...and I will be successful!!!!! until next time,,,boy I had allot on my chest,thanks for reading..lol

Does anyone see something i am missing?there is a piece to this puzzle missing and its driving me nuts...

Yesterday got better,that little snag irritated me but showed me the way I was going was a bit down the road yet.I will now focus on my buyer's list and FSBO's.I got a call from my craig's list ad.I now have two active buyers looking for multiple property's and I need to find them at least one each in the next few weeks....wish me luck

It's been a bit since my last post.To start off my buyer's list has grown quite a bit I now have 12 buyer's,progress.I have been going to see property's with my agent (REO's)and most are beyond ugly houses they should be condemed.I dont think that after repairs there will be any equity.So..I have started to concentrate on FSBO's.

I have one I am talking to the guy on that is motivated and has moved out of town.He is willing to lease option or accept reasonable offers,so there are options there.

The second one is 4 houses down from my mom's house where I grew up,and currently live.I believe it is owned free and clear.The owner bought it from her mom and is renting it,she said she is willing to negotiate.The SEV is $35,000,TOTALVIEW estimates it at $103,000 which I know is high.Looking at the few houses that have sold over the last few years on the tax assessors web site and they all sold for double the SEV which my agent told me is a good way to find market value.So by this estimate it is worth $70,000-$80,000 maybe.I told her I had to run some numbers and I would be in contact with her.I intent to offer her between $35,000 and $40,000 she is asking $55,000 hopefully she is not insulted and accepts my offer.My only problem with this one is her nephew is renting the house,he grew up there.He knows I live at my mother's house,so I hope he doesn't try to ruin my image.Well I will contact her today and see if she is willing to take my offer before I look at the house.If she does take my offer I am not sure what to do about earnest money or how to negotiate closing.I have no Idea how the closing prosess works.I have heard that once the contracts are signed you sent them to the title company with your closing instructions? I am not sure what they are.

So everyone I feel a first deal is in my near future.Until next time....

Mike,
You havn't posted here for a while. I hope everything is OK. I was reading your journals and it was interesting. I am from Michigan as well! I now live in Allendale,but moved from Holland. You did a lot more than I did in real estate investing. I am too shy and trying to break the ice. I just purchased "set for life" and hoping this will be the electric for my jump start. I also am currently getting ready to apply for a home equity loan or line of credit. I am unemployed so I dont know if i can get it. Anyways I hope your still hanging in there cause you never know who's reading. I read your journal and it inspired me to right you. Who knows down the road we my help each other make money? Michigan is one unhappy state. But that should benefit real estate investors from what I read.
Good luck,
Rick

WHEN I MOVED FROM MD TO PA, I LIVED WITH MY GRAM. I HAD A DOG AND COULDNT LIVE WITH FAMILY. WHEN I STARTED LOOKING FOR A HOUSE, I ASKED THE REAL ESTATE AGENT ABOUT SELLER FINANCING. SHE HAD NOT HEARD OF THAT. NOW I HAVEA HOUSETHROUGH SELLER FINANCE.. NOW I HAD PROBLEMS IN MY PREGNANCY SO I HAD TO TAKE AN EARLY PREGNANCY LEAVE AND BE OFF WORK, UNPAID LEAVE.THAT HAS GIVEN ME TIME TO READ DEAN'S BOOK RE MILLIONARE, RE NOW. I KNOW RE IS THE WAY THE BUILD WEALTH. IF NOT, WHAT? THIS ECONOMY IS BAD, BUT THERE IS HOPE WITH THIS WEBSITE, AND DEAN AWESOME ENTHUSIASM. YOU CAN GENUINELY SEE THAT HE WANTS TO HELP YOU SUCCEED.BE ENCOURAGED AND NEVER GIVE UP!!
SALUTE,
CHRISTI

I am still hanging IN THERE.bear with me my A turns on the cAps lock.I hAve been working it I got one deal done but didnt make much.Right now I'm trying to find job so i can get my own place.ALSO I Want TO Re Evaluate MY Market AND what will work here.Give me A few months And i will be A_ _ HOLES and elbows in RE Again!! best OF LUCK TO YOU all!

Your journal is the only one I have ever read all the way through. I'm from MI too. But I live in between two towns with a population (2012) of 3,701 people. My daughter just told me that's inside the city limits. This is rural country. I have been watching GREG MURPHY and I think I'm going to go the simple way. Find my A+ TEAM and start from there. RE agent, Lenders, Credit Repair, Title Co. and Attorney. Offer RENT-TO-OWN or SELLER-FINANCING and that's how I am going to start. So how's life been with you? Have you got your own place yet? Keep hanging in there Mike. God Bless YOU!