Cashing in on Pre-foreclosures and Short Sales shows investors exactly how to take advantage of what many are calling the best upcoming investment real estate market we have experienced in decades! Chip distinguishes the difference between good deals and bad deals, reveals just how easy it is to find, evaluate, and obtain foreclosure properties, tells how to negotiate a profitable transaction, and unveils the power of using short sales and other strategies to create a win-win situation for the investor, the seller, and the bank. Even first-time buyers looking to score a bargain on purchasing their own home will be armed with all the tools they need to confidently evaluate and pursue a profitable deal - and save thousands in the process. Cashing In on Pre-foreclosures and Short Sales incorporates quotes and advice from top industry professionals, as well as a healthy appendix packed with state and national foreclosure guidelines, including valuable contacts and websites, sample forms, checklists, and all the necessary tools you need to find, evaluate, secure and profit from foreclosure properties.
CHIP CUMMINGS is a real estate investor, licensed mortgage lender, certified trainer for the National Association of Mortgage Brokers, and past president of the Michigan Mortgage Brokers Association. He is also the co-author, with Ralph Roberts, of the Wiley titles Mortgage Myths and Foreclosure Myths.
What Others Are Saying……...
Foreword.
Acknowledgements.
About The Author.
Introduction.
Downloadable Letters, Forms and Checklists.
Part I. Where to Start.
Chapter 1. A Crash Course in Pre-foreclosures and Short Sales.
What are foreclosures?
What are Pre-foreclosures?
What are Short Sales?
Steps in the Foreclosure Process.
The Best Market is NOW!
Seven Reasons Why Foreclosures Are Increasing.
How I Got Started in Foreclosures.
Foreclosures and Short Sales – Neither Illegal nor Unethical.
What You Need For Success.
Making Contact.
Chapter 2. Why Most Foreclosure Strategies Don't Work.
Why Everyone Doesn't Do This.
A Note to the “Skeptics”.
Why You'll Probably Fail.
My 17-Steps to Success.
The Three Phases of Foreclosure.
Why to Avoid the Last Two.
Why Pre-foreclosure is the Best Stage for Investing.
Pre-foreclosure Risks.
Chapter 3. Down Markets: the Easiest Time to Capitalize & Profit.
Good Markets vs. Bad Markets.
Why a “Down” Market is Better.
Understanding Foreclosure Statistics.
Why Foreclosures Happen.
Why Understanding the Market and Market Trends is Important.
Chapter 4. Everything You Need To Know About the Foreclosure Process.
Two Types of Security Instruments.
Two Types of Lenders.
Seven Types of Real Estate Loans.
Senior Lien vs. Junior Liens.
Mortgage Lender vs. Mortgage Broker.
The Three Main Controlling Loan Covenants.
Due-on-Sale Clause.
Reinstating Loans.
Lender Acceleration Remedies.
The Two Types of Foreclosure Actions.
About Judicial Process.
About Non-Judicial Process.
Identifying Your State Process.
How the Process is Stopped.
Chapter 5. Everything You Need To Know About Foreclosure Properties.
Determining the stage of foreclosure.
Making a Quick First Assessment From the Curb.
Assessing the Neighborhood in 5 Minutes.
Evaluating the Investment Potential.
Conducting Thorough Research.
Chapter 6. Navigating State Foreclosure Laws and Regulations.
Finding State Statutes Online.
State-by-State Chart of Foreclosure Guidelines.
State by State Process Timelines.
California Foreclosure Statutes.
Your Legal Responsibilities.
Chapter 7. Avoiding Foreclosure Fraud Schemes.
Common Foreclosure Scams.
Avoiding Foreclosure Scams as an Investor.
Avoiding Equity Skimming.
Reputation is Everything.
Chapter 8. Financing Solutions for Foreclosure Properties.
Show Me the Money!
Fannie Mae and Freddie Mac.
Raising Cash.
Assuming a Loan.
Taking Title “Subject to”.
Violating the “Due-on-Sale” Clause.
Bringing on Other Investors and Partners.
Planning for Contingencies.
Where to Start.
Chapter 9. Getting Serious About Being a Foreclosure Investor.
This is a Business!
Become a Professional.
Creating Your Marketing “A-List”.
Setting Up Your Office.
To Hire or Not to Hire?
Forming a Legal Business Entity.
Shaking Off the First Time Jitters.
Chapter 10. Building Your Foreclosure Dream Team.
Recruiting The Players.
Part II. Finding and Investing in Foreclosures.
Chapter 11. The Complete 17-Step Process.
Declaring a Loan in Default.
Foreclosure Notices.
Notice of Lis Pendens.
Notice of Default.
Using the Foreclosure Tracking Worksheet.
Publishing of Foreclosure Notices.
Accessing Foreclosure Notices.
Foreclosure Reporting Services.
How Lenders Handle Delinquent Loans.
The Real Key to Success.
Chapter 12. Locating the Right Pre-foreclosure Properties.
Finding pre-foreclosure opportunities.
Finding Foreclosure Notices.
The Best Types of Property to Buy.
Finding the Sellers.
Letting Sellers Find You.
Chapter 13. Contacting and Interacting with Property Owners.
Why Direct Mail Works Best.
Six Letter Approach.
When the Phone Rings.
First, Try to Help:
Chapter 14. Verifying Critical Property Information.
Getting the Facts.
Securing Loan Information.
Dealing with Private Lenders.
Calculating Equity.
Chapter 15. Doing Your Homework.
Starting with Basic Research.
Due Diligence Checklist.
Ownership Search.
Property Records Search.
Tax Records Search.
Building Records Search.
Comparable Sales Search.
Demographic Data Search.
Crime Statistic Search.
Flood Zone Search.
Insurance Claim Search.
Two Types of Property Liens.
16 Other Types of Liens.
Verifying Liens.
Using Title Companies.
Chapter 16. Conducting a Complete Property Inspection.
Before You Arrive.
Arriving at the Property.
The Walk Through.
Exterior Inspection.
Interior Inspection.
Environmental Inspection.
Using a Professional.
Chapter 17. Accurately Estimating the Current Market Value.
What's It Worth?
Got Equity?
Appraisal vs. Assessment.
Defining and Estimating the Current Market Value.
Chapter 18. Analyzing Your Costs and Profits.
Estimating Repairs and Renovations.
Estimating holding costs.
Assessing the Homeowner's Options.
What Do You Pay?
Chapter 19. Negotiating with Property Owners.
The Six Rules of Negotiation.
Before You Start.
Striking a Deal.
Negotiating Uphill.
Chapter 20. Negotiating with Lenders and Lienholders.
Understanding State Lien Laws.
Senior vs. Junior Lienholders.
Two Types of Liens.
Six Most Common Types of Subordinate Liens.
Verifying the Liens.
Removing a Federal Lien.
Fraudulent Liens.
Contesting a Lien.
Finding Nonexistent Lienholders.
Discounting Liens.
Lien Holder Worksheets.
Contacting Lienholders.
Chapter 21. Negotiating with Attorneys and Trustees.
Loan Loss Mitigation.
Negotiating with Lenders.
When the Numbers Don't Work.
Chapter 22. Negotiating and Securing Short Sale Transactions.
What's “Upside-Down?”.
Understanding a “Short Sale” and a “Short Pay”.
The Four Parties Involved.
Who To Talk To.
Ten Key Factors For Approval.
PMI Insurance Factor.
The 11 Steps in a Short Sale Transaction.
Short Sale Package Checklist.
Why Short Sales Can Fail.
Determining the Short Sale Offer.
Tackling FHA Short Sales.
Navigating VA Short Sales.
Chapter 23. Nailing Down the Purchase Agreement.
Agreements NOT to Use.
16 Key Mandatory Elements of the Purchase Agreement.
Four Mandatory Contingency Clauses.
Constructing the Agreement.
Seller Disclosures.
Presenting the Offer.
Chapter 24. Immediately Protecting Your New Assets.
Three Things You NEVER Do!
Three Things You Need to Do NOW!
Avoiding New Surprises.
Additional Security.
Chapter 25. Closing the Deal.
Before You Close.
It's Closing Time.
After the Closing.
Part III. Cashing Out!
Chapter 26. Flipping Out – Quick Profits Through Wholesaling.
Selling Your Position.
Assigning Your Interest.
Chapter 27. Fixing Up Your New Investment.
Eight Step Repair Plan.
Chapter 28. Renting Out Your New Property.
Becoming a Landlord.
What to Do First.
Finding Tenants.
Chapter 29. Staging, Marketing and Selling Properties for Maximum Profit.
What's it Worth?
Get Ready, Get Set.
Marketing With a REALTOR®.
Marketing It Yourself.
Finding qualified buyers.
Negotiating offers.
Seller Financing.
Don't Forget Taxes.
Final Thoughts.
Ten Amateur Mistakes That Will Cost You Thousands.
State by State Foreclosure Guidelines.
101 Foreclosure and Investor Resources.
Glossary.
Index.
Free Bonus.