Offline***new note 11/11/11 We made the paper today for deal #2! Check out the link in our 11/11/11 post!***
The Tale of 2 Closings----
Closing #1: 46 units, combination of apartments, townhomes, & Duplexes. $500 Earnest Money. PP $1.25 million. Seller carries back $250,000 down payment plus an extra $50K (we got back in form of bank check at closing). Bank finances remainder at 5.75%. Closing costs offset by tax credit. We also got security deposit check of $14K. This was a great landlord, no deferred maintenance, turnkey properties. Cash Flow $5K/month immediately. Easy to raise rents- landlord hadn't ever raised rents more than $10-20. Cashflow potential $8K/month.
Closing #2: 60 Unit Apartment Complex, $2000 Earnest Money. PP $1.25 million. Seller in major financial distress on all properties, pre-foreclosure, GREAT neighborhood, LOT of deferred maintenance. Found an equity partner with farmland equity and used that to finance down payment. They will receive 5% gross rents as long as we own it. No money OOP for them either. Bank financed the remainder AND gave us $900K Operating line for rehab and operating expenses!!! AND we received a low interest rate of 5% since we used farmland for down payment. We live in a farming community. This property is in distress and we have a general contractor already lined up to start rehab next week. We are at 50% occupancy due to the need for rehab. The county commissioner board is also giving us a 2 yr. tax moratorium (NO property taxes- saves us $72K) on our rehab complex and we are negotiating a rate freeze for a minimum of 5 years. This is an eye sore in the best neighborhood in town. Everyone wants it rehabbed and the mayor is on our side too. The bank is also allowing us to pay quarterly interest ONLY payments until rehab is finished. After rehab, we will cash flow around $10K/month. We also have a potential deal with a local college for student housing, which would be a guaranteed cash flow of around $35K/month.
Both properties are in GREAT neighborhoods. We won't buy if it's not. Closing #1 properties were never on the market. We networked through landlord association and initially thought we would try to wholesale this property. Then we became focused on purchasing it ourselves when we realized seller would finance down payment. Closing #2 was much more complicated and we have actually been working on this one for exactly one year with the distressed seller. She received an offer from a big landlord in town that owns the adjacent property. HOWEVER< THIS IS IMPORTANT------FIND OUT WHAT SELLER NEEDS!!!!!! We related to her and cared about her situation. Through our long conversations with her, she revealed a note she had with her parents for $50K that was important to her to get paid off. So, guess what we offer, how about we assume that note? That was all it took. Our offer and that of other potential buyer was very close. This tipped the scales in our favor. That was a hard contract to get signed and took a few weeks. We were also diligently working with the foreclosing bank throughout the process. They wanted it in new hands and we were focused, professional, and had a plan. We spent several weeks preparing a very detailed business plan for both of these properties. The bank was impressed. We have good credit but not a lot of equity or income. We really had to prove ourselves in this whole process. We celebrated when we got each loan approved through the bank's board. We have learned a TON throughout this process that we would love to share. There is so much more but too much to write on here. We encourage questions, and would love to help others through our experience.
We plan to hold these properties long-term and have great cash flow properties to pass onto our children. There were many bumps in the road, and we are not going to lie, we could have given up SEVERAL times. It was not easy at all, but we were diligent and focused on getting them done. All of the credit must go to the LORD. He was faithful in the entire process. We asked for wisdom and guidance and to protect us if any part of it was not in our best interest. This past week has been kind of a blur. We spent most of Tuesday and Wednesday in the bank, attorney's offices, and title company offices. Crazy week but AWESOME results!
Sheila
"If God is for us, who can ever be against us?" Romans 8:31 NLT
Sheila, I am so jazzed for you guys. Also rather jealous but totally amazed and awed at what you have accomplished in only 2 deals! Way to go you guys. Very inspirational. I would love to know every last little detail about the deals along with your business plan if I may. I also am like you guys. I don't have much debt, have great credit and what to gain/hold multi fams for long term stability and growth and as fast as possible. If you guys could help expidite my journey I would be forever grateful.
Again Holy Cow and Congrats!
Jason
You can never fail if you keep trying.
If you do something everyday that puts you closer to your goals it will never be a wasted day.
I have several questions for you:
1) Why did the landlord for the first deal decide to sell all his properties that are still producing great cash flows?
2) How did you find out about the 2nd deal? Did you just reach out to the seller directly after seeing the building in town?
3) What kind of property management company are you going hire to manage your properties? (especially the apartment complex) How do you decide who to hire to maximize occupancy?
4) What are the property FMV for both deals?
Ken, sorry it has taken so long to answer you. We are still about a dozen private messages behind. Busy with other stuff going on. Let me know if we can answer any more questions!
1) Why did the landlord for the first deal decide to sell all his properties that are still producing great cash flows?
A. They are great cash flow properties but also a lot of work for him. When we initially called all of the local landlords, we asked if they were buying or selling (trying to build a buyers list). He said he wanted to sell because at his age he didn't want to have to do the little stuff anymore. He just wanted a big check and be able to go on vacations when he wanted. He had them paid off and was in no major hurry to sell but saw his opportunity to get out of the business and eventually agreed to our terms. He missed a chance to sell at a higher price before the bubble burst and was still a bit bitter about it. We offered him a fair price if he would do the carry back. (we learned from a DG superstar to offer a higher price if seller carries some or all) We had a BPO done to see what the FMV was and it came back lower than he expected. He agreed to the price and that was that. He wasn't a super-motivated seller in the beginning but after coming back from a Hawaiian vacation to fix leaky sinks, he became motivated! Beginning to end, this deal took a year to complete and was at a dead end several times. It took a lot of negotiating to make this a "win-win". So, find out what your seller needs. Also, we were convinced the deal was dead at one point yet never burnt the bridge. He came back to us when he was ready. NEVER burn a bridge!
2) How did you find out about the 2nd deal? Did you just reach out to the seller directly after seeing the building in town?
A. After calling ALL of the local landlords (to build a buyers list), we heard rumor of the apartment owner facing bankruptcy. We went to the owner to find out what she needed. Then we went to the foreclosing bank with the idea of having them finance our first deal. As we were leaving we said "by the way, we know about the foreclosure on the apartment. How would you like to be out of that headache?" We took the asset manager and the loan officer on a secret viewing of the property. Some very dilapidated units were unlocked and after seeing the current condition of the property with their own eyes... They were begging to throw money at us to fix it up! After seeing the business plans for both buildings the bank realized it was in their best interest to let a real estate "expert" take this project on. We are not experts but after studying Dean's books and learning the basics, the banker thought we were! Learn the lingo, do your homework. If you talk the talk and look like you have your head on straight, banks will take you serious. Know your stuff and stay confident, be a real estate expert!
3) What kind of property management company are you going hire to manage your properties? (especially the apartment complex) How do you decide who to hire to maximize occupancy?
A. We have a property manager who will soon be living on-site. We knew this individual from a prior deal. He is a former Marine who you don't want to argue with. He is doing a great job collecting rents and dealing with trouble before it happens. We were lucky to find him and he is very happy to be a part of this project. How do you go about finding a good property manager? God helped us find ours, you can find other DG threads for a better step-by-step on that.
4) What are the property FMV for both deals?
A. Deal 1 has a value of around 1.4mm (2mm before bubble burst)
Deal 2 had appraised at 1.95mm in fair condition before the bubble. It's after repair value will be close to 3mm. It's getting a MAJOR facelift to get there though.
Our theory, if it doesn't cost us out of pocket, we can offer higher prices and better terms. The cap rates are still 13% (or better) and we didn't have to put much money up. It's paying for itself and then some. Lowball if you are going to wholesale.
If your seller will carry some, get your NOI figured out and make it worth their time! Make it a win-win!
When the market gets back to were it was, there will be a million and a half or so in equity. We are in it for the cash flow and eventual retirement. So we have 30 years to catch the right wave.
Sheila
"If God is for us, who can ever be against us?" Romans 8:31 NLT
Again Holy Cow and Congrats!
Jason
We knew the bank didn't want to take this property back and used that to our advantage. We set it up so that the bank was begging us to fix a problem that they didn't even know they had until they had seen it with their own eyes. We showed them their problem was real and offered them a solution. They are making a ton of money on this deal over the next 30 years. As the loan officer said, "this is like a 30 year marriage", so find a banker you like. We sat with a former bank president and talked for hours about what banks like to hear. Don't offer to pay it off early, etc...
In your situation, I would call your local landlords today. Find out who has equity and wants to sell. It may take time to build trust first, but the right seller will be happy to finance your down payment to get out of the business. Get a bank on board with this plan and go get em!
Remember, it's not just about property and profits... It's ultimately about people. Both sellers liked us and wanted to work with us as people, not just as buyers. Dean's video about shutting up and listening is a great tool too! Find out what they need, be a listener first and then maybe a problem solver.
Sheila
"If God is for us, who can ever be against us?" Romans 8:31 NLT
God is always faithful!
My head started to hurt by the second paragraph.. : ) However, it sounds like a really awesome deal.
God is good...
Thanks.
Brian
Brian Carter
Proverbs 13:20
BirdDogBot
Hi Sheila,
This is an awesome post. Thanks for sharing your experience.
You really show a great tenacity to stick with these deals and work with the sellers. It does truly show that this is all about people.
Your experience is very inspirational. Also agree about finding your niche. All good advice.
God bless you and yours.
I sent PM about the business plan.
Thanks,
Roger
URL for Journal : http://www.deangraziosi.com/real-estate-forums/investing-journals/43293/...
All things are possible to him who believes! ----- Mark 9:23
In the middle of difficulty lies opportunity ------ Albert Einstein
Your comments are very helpful! It's interesting how the first landlord didn't hire a property management company to manage all his properties while he could enjoy getting the rent checks every month.
Sheila, did you use a realtor specializing in commercial props in these deals? Also out of curiosity, do you mind sharing the annual rent roll and expenses of the apartment complex?
A few things I got out of your experience:
1) Call ALL local landlords
2) Be patient. 1 year of REALLY hard work for a lifetime of fortune!
3) Real estate is a people business. In fact, let the bankers SEE the property themselves so they're not just crunching numbers.
4) Have a brilliant business plan!!!
Keep moving forward everyone!
Real Estate Investor, if you would like the chance to work with me in the US East Coast, send me a PM (Private Message) anytime to see if we are a good fit for each other.
Wishing you abundance,
Ken Siew
Sheila, did you use a realtor specializing in commercial props in these deals? Also out of curiosity, do you mind sharing the annual rent roll and expenses of the apartment complex?
A few things I got out of your experience:
1) Call ALL local landlords
2) Be patient. 1 year of REALLY hard work for a lifetime of fortune!
3) Real estate is a people business. In fact, let the bankers SEE the property themselves so they're not just crunching numbers.
4) Have a brilliant business plan!!!
Keep moving forward everyone!
Again, great questions!
I asked the seller why he didn't just get a property manager years ago so he could just retire. He told me that it was still his liability and that he couldn't put that much trust into anyone else. If he were gone and his property manager let the place go to waste, he would just have to fix it all back up himself. Our town is only around 25,000 people and there are no "property management companies" in town. (We are already planning to fill this niche due to many other landlords in similar situations!)
We did not use a realtor for any of these transactions. We did use our attorney A LOT though. He is the best around! We approached him for our team as soon as we learned from Dean how to build your power team. He was cheaper than paying a realtor commission on a million dollar deal and he is a legal expert who covered our rears throughout the entire process. We avoided some big mistakes that could have cost a ton by running everything by him first. He paid for himself in that regard. His total bill was thousands less than a realtor's commissions would have been.
Build your power team and put attorney near the top of that list. If a realtor had brought these deals to us, their commission would have made them non-deals. A good realtor is very valuable when you get their time and energy for free with MLS properties. But the best deals for us will never see the market. Get them before the list!!! Get your name out there as the one to call before they list! Craigslist ads, flyers, and bandit signs are great but just picking up the phone and networking with the other landlords is how we got these results.
Sheila
"If God is for us, who can ever be against us?" Romans 8:31 NLT
Sheila, did you use a realtor specializing in commercial props in these deals? Also out of curiosity, do you mind sharing the annual rent roll and expenses of the apartment complex?
A few things I got out of your experience:
1) Call ALL local landlords
2) Be patient. 1 year of REALLY hard work for a lifetime of fortune!
3) Real estate is a people business. In fact, let the bankers SEE the property themselves so they're not just crunching numbers.
4) Have a brilliant business plan!!!
Keep moving forward everyone!
Again, great questions!
I asked the seller why he didn't just get a property manager years ago so he could just retire. He told me that it was still his liability and that he couldn't put that much trust into anyone else. If he were gone and his property manager let the place go to waste, he would just have to fix it all back up himself. Our town is only around 25,000 people and there are no "property management companies" in town. (We are already planning to fill this niche due to many other landlords in similar situations!)
We did not use a realtor for any of these transactions. We did use our attorney A LOT though. He is the best around! We approached him for our team as soon as we learned from Dean how to build your power team. He was cheaper than paying a realtor commission on a million dollar deal and he is a legal expert who covered our rears throughout the entire process. We avoided some big mistakes that could have cost a ton by running everything by him first. He paid for himself in that regard. His total bill was thousands less than a realtor's commissions would have been.
Build your power team and put attorney near the top of that list. If a realtor had brought these deals to us, their commission would have made them non-deals. A good realtor is very valuable when you get their time and energy for free with MLS properties. But the best deals for us will never see the market. Get them before they list!!! Get your name out there as the one to call before they list! Craigslist ads, flyers, and bandit signs are great but just picking up the phone and networking with the other landlords is how we got these results.
Sheila
"If God is for us, who can ever be against us?" Romans 8:31 NLT
Thanks dp2,
I've looked into the commercial refinancing, but the rates are substantially higher. It is better than the 14% though! I have had a few deals on big apartment complexes go no where, I've had several million dollar note deals go south, and I'm direct to several sources who offer them legitimately (we screen well ahead of time to make sure to be talking to the one with the authority to sell them, that is the key), but they have all fallen out for one reason or another. Its easy to say to do a big commercial deal that will pay $200K, but that would be a $50M deal. I have a $3M deal in the works; that will pay me $12K. So, it isn't as simple as it sounds. But, this is a world of great information! Thanks dp2!
My next statement might sound ridiculous: it's often easier to obtain financing for a larger, commercial property.
First, you might consider getting a commercial, blanket loan to buy a commercial property and pay off your HML. Second, another option is to do a commercial wholesale deal that's large enough such that your assignment fee will be enough to pay off the HML. Third, you could equity partner with someone, and have him/her to come up with the amount to pay off the HML. And the list goes on. . . .
This is so inspiring for me!! I am a single mom with four kids and have thought about doing this for the long term cash flow, but got a little discouraged thinking I should start out small. But- there is no reason I can't think BIG!! Thank you for what you did, and for posting it here for us to be inspired! God BLESS you!
Could you explain what a business plan consists of? Does it showcase your plans for the property, like how much in repairs, what type of repairs, estimated rent after repairs... Could you explain that to me in more detail please?
Thanks Sheila! Again, what a great deal!
RENinja
"Remember, success is a journey, not a destination.
Have faith in your ability."
Bruce Lee
what you are doing...there is a ton of multi-units for sale in my state, cause everyone wants to leave...taxes are horrible. I've been looking out of state too. Just curious if you stayed close to home on these deals?
Barbara
Sheila,
Thanks, I really appreciate it. I must admit, hearing your story I never once thought that you came across these deals via calling for rents about buyers. I know about it but never crossed my mind. Thank You and god bless.
You can never fail if you keep trying.
If you do something everyday that puts you closer to your goals it will never be a wasted day.
Barbara,
These are close to home. If we are going to hold them and manage this rehab it has to be within a short drive. We are working on a true no money down deal for another investor. That apartment complex is almost 800 miles from us. The Internet is amazing! PM us if you find landlords who will do this in your area if you find them. We have buyers for these if the conditions are right. (or keep it for yourself!)
We are looking for these deals all across the country though. If you have leads, shoot them to us!
Sheila
"If God is for us, who can ever be against us?" Romans 8:31 NLT
We found this by following Dean's principles for building a buyers list. About a year and a half ago we tried to build a better buyers list. We figured we should start with people who already owned rental property. Our area has a "landlord association" we went to their website, wrote down the addresses for the properties, looked up the owners, and then made cold calls.
We say "Hi, we represent a group of investors (DG family) that buy and sell property all over the country. Are you currently intrested in buying or selling?" (or something like that) We read all of Dean's books, knew the lingo, and knew what a deal looked like. We were just trying to build a list, our thoughts were "wholesale something" to the buyers. The thing is, our area has only a few young landlords. Most are older and want out. This is how we got into our "no money down apartment plan" or "landlord buyout plan" (haven't came up with a real name for the deal.)
Stick with Rock Bottom Blueprint. We have it, it is awesome! We just took Dean's method for finding buyers and found sellers. Then when they were motivated, we made the deals happen.
I'm not saying we are genius or anything remotely similar, a lot of luck happened and all the pieces came together and the timing was perfect with these sellers. There were a lot of "Devine Delays" that, while frustrating at the time, proved to be for our benefit! Never burn that bridge, today's roadblock is tomorrow's breakthrough! It may not work in every neighborhood for everybody. We found a way to get these properties at very little cost so we attacked the deals.
Still, for wholesaling, do excactly as Dean shows. He has a great recipe! While following his wholesale recipe, we found a buy and hold strategy that others (in the right situation) may be able to duplicate. With the right seller and the right bank, a person with a plan could get these results also. (I need to add a disclaimer in there somewhere.) Know your stuff, read Dean's books! Know it, be confident, get your head on straight, then find a deal and get a bank on board. If the bank isn't on board, find another bank. This isn't for everyone, buy and hold is a commitment unlike wholesaling.
Let us know if we can help you out!
Sheila
"If God is for us, who can ever be against us?" Romans 8:31 NLT
I have a feeling we may be seeing you on stage next Spring! Yippee!
Karen
"You're never too old to be what you were meant to be!"
www.deangraziosi.com/real-estate-forums/investing-journals/59128/day-for...
"Shining Like a Star & Dancing on Sunshine"
"Shoot for the moon! Even if you fall short, you'll still land among the stars!"
That is down right AWESOME!!!!
What an inspiration for all of us!!
Sandi
What a way to start a "Legacy" for the kids.
Very Inspiring..
_______________________________
Keep Going.. Someone is always paying attention.
Maurice
Hard and steady work surely brings success, Congratulations.
Sandra
"You can never get to the top, if you are not willing to climb. Do not look at the difficulty of the climb, only anticipate the view from the top."
"Can't even walk without you holding my hand." (Song)
"Is anything too hard for the Lord ..." Genesis 19:14
"In all things, wait on the Lord."
"Think not of your own deliverance, but trust in God who will give in abundance."
"When you are down to nothing, God is up to something." Unknown
"Our lives begin to end, the day we become silent about those things that really matters." Dr. Martin Luther King Jr.
Thanks Sheila! Again, what a great deal!
RENinja
They plan was very detailed in regards to NOI. Ultimately, that what the bank needs.
Historical numbers on the properties.
Current numbers.
Future numbers based on a local market analysis.
I hope to have the plan edited for sharing soon! Trying to jam 40 hrs of work into a 24hr day everyday this week...
We are looking for more deals like these in all areas for anyone who can do the legwork. PM us if you want to run a deal by us! Would love to build a bigger network!
Sheila
"If God is for us, who can ever be against us?" Romans 8:31 NLT
I will book mark this. So basically this plan is what you brought to the bank and that convinced them to loan to you. I guess they were a little apprehensive to see such a big group of properties
. Thanks for answering the question and I just want to say you DESERVE an AWESOME vacation for doing this deal.
Would you like to see properties from the MLS? Or do you prefer to deal with unlisted motivated sellers?
Thanks again
RENinja
"Remember, success is a journey, not a destination.
Have faith in your ability."
Bruce Lee
You may find a gem on the MLS if you find a multi unit that has been on there awhile. Off market cold calling is what I prefer you do. Call every apartment within an hours drive of you and find me a seller with equity that wants to sell. Send me the details in a PM and we'll try to close it. I have a buyer lined up looking for 20+ units, tenants in place, property management in area, and no deferred maintenance. He closes quick but I need the seller to carry back at least 30% for this deal to work. Find me one!
Sheila
"If God is for us, who can ever be against us?" Romans 8:31 NLT
Conngrats, these are greattttt deals! I am very impressed by all of the patience you guys had, great job!!
Jeremy
This train, Dreams will not be thwarted
This train, Faith will be rewarded
Big wheel roll through fields where sunlight streams
Meet me in the Land Of Hope And Dreams
Bruce Springsteen
I really love what you did! That's really big, especially when you were just looking to add some landlord buyers to your list and stumbled on these huge deals!
Congratulations, I'll be on look out for any multi-family props with equity:)
- Truly believe in yourself! -
Dennis
Fast track to quick cash!
May God continue to bless you!
Andrew
"Be very careful, then, how you live- not as unwise, but as wise, making the most out of every opportunity..." Apostle Paul writing to the church in Ephesus
They wrote up our last deal in the local newspaper for a "feel good story" in today's paper. We stayed anonymous and let our property manager do the talking.
This has been an eye-sore in town for too long and the whole town is glad to see it under new ownership. Wish they would have left off the purchase price, that's nobody in towns business. They were also pretty harsh to the prior owners for the dilapidation under their ownership, going into all the details on their violations. We just don't like defamation without recourse.
But, we're going to stay on the paper's good side for marketing purposes. When the place is cleaned up, it's OPEN HOUSE time and we'll need them for the advertising.
It's short and to the point. Here's the link:
http://www.myjournalcourier.com/articles/new-36347-west-complex.html
Sheila
"If God is for us, who can ever be against us?" Romans 8:31 NLT
Love the good press
A new name and a completely renovated apartment complex, that's the way to go big! Post some before and after pics if you get a chance!
Real Estate Investor, if you would like the chance to work with me in the US East Coast, send me a PM (Private Message) anytime to see if we are a good fit for each other.
Wishing you abundance,
Ken Siew
This has been an eye-sore in town for too long and the whole town is glad to see it under new ownership. Wish they would have left off the purchase price, that's nobody in towns business. They were also pretty harsh to the prior owners for the dilapidation under their ownership, going into all the details on their violations. We just don't like defamation without recourse.
But, we're going to stay on the paper's good side for marketing purposes. When the place is cleaned up, it's OPEN HOUSE time and we'll need them for the advertising.
It's short and to the point. Here's the link:
http://www.myjournalcourier.com/articles/new-36347-west-complex.html
That is awesome! I'm sure everyone will be watching and waiting, wanting to be first in line to rent your gorgeous new apartments!
I am very happy for you and Mr. Sheila!
Karen
"You're never too old to be what you were meant to be!"
www.deangraziosi.com/real-estate-forums/investing-journals/59128/day-for...
"Shining Like a Star & Dancing on Sunshine"
"Shoot for the moon! Even if you fall short, you'll still land among the stars!"
Congratulations!! These deals are simply awesome. The Lord is good!
I can't wait to see your business plan - how generous of you to share it with us. I'm so excited to learn from it! These type of deals are exactly what I want to start doing, so reading about how you did yours is an absolute God-send.
A couple questions if you don't mind:
1. How many deals had you done before these 2 deals?
2. What types of deals had you done previously?
Again, congratulations on your success! I'm so happy for you
You are right about that: "The Lord is Good!"
We have done some flipping in our past but when the market tanked, we picked up Dean's book and tried to wholesale. Our problem is that every time we find a great deal to wholesale, we decide to keep it and find away to buy it ourselves without using our money. We have worked with other investors in our area and coached them on strategies to maximize their profit and limit their out-of-pocket. We started with no money so that's why we try to keep our deals at no money down.
We bought a 4 unit apartment building earlier this year using another investor's 401K. It didn't cost her any money and we didn't have to spend a dime either. We bought it for 25% of its value and had it under a lease option to sell before the ink was dry on our purchase! We tried the Greg Murphy on this one with a tweak. We still made money in the beginning, middle and (in 2 months) the end! Selling for 20K more than we bought it for and the end buyer still gets a deal. This one came from a flyer placed in a smoke shop. Our town has banned bandit signs so we put flyers and business cards everywhere!
We have been on this site for about a year and a half. Since January 2011, we have acquired 110 rental units total and $2500 spent on them. We have gotten cash back twice, and a healthy rehab loan on the 60 unit.
We believe the Lord has everything to do with or success and deserves all the Glory! Whether we succeed or fail, we still Praise God! We are not the wisest or the strongest but we always remember:
1 Corinthians 1:27 "but God has chosen the foolish things of the world to shame the wise, and God has chosen the weak things of the world to shame the things which are strong,"
A much wiser and stronger buyer tried to buy the 60 unit also. He has far more experience and resources than we had yet we were able to succeed where he couldn't. We know that we could not have made this happen on our own and must give the credit to He Whom it belongs. For whatever reason, He has allowed this to happen and we are grateful. If you could see how just the right people have come into our lives at just the right moment you would see the divine orchestration behind it all.
Most recently, an out-of-work HVAC man from another state had moved to our town. He just wanted a chance. We gave him a chance and the man has already saved us thousands of dollars on furnaces that we thought were going to need replaced. This man can fix ANYTHING! He came up to our door at the exact time we needed him. This has happened with every person that we have worked with so far. Amazing how He works!
Sheila
"If God is for us, who can ever be against us?" Romans 8:31 NLT