Prospecting For Clients in Commercial Real Estate

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

In commercial real estate it is essential that you know and prospect the right people and lots of them. These people will be landlords, tenants, property investors, sellers, and buyers. The most successful real estate agents and brokers will consistently contact and know several hundred of these people. They will contact every person in their database at least once every 90 days, and commonly much more frequently so that the ‚bridge of trust and relevance‘ is established. To do this you should be very organised at record keeping and collation; take personal ownership of the prospecting task.

At the fundamental level, the commercial and investment property industry is just about people with property challenges and problems. You should be the solution that they seek, and your solution should be better than your competition agents and brokers. So what solutions do you bring to the prospect? Do not say that:

  • You know your market
  • You have done the deals
  • You are the best around
  • You have the best team
  • You are the best communicator
  • You are the best agent
  • You drive the best car!
  • You have been in the market for 100 years!

All of this generic ‚rubbish‘ is frequently ‚dumped‘ on a prospect by ordinary agents in just about every property sales or leasing presentation. Be better than this by bringing real evidence, strategy, and knowledge to the table. Stand tall on what you know and what you can do. Show it! Be part of your own solution for the client so that no other agent can ‚fill the gap‘ for the client.

Do not offer tempting and standard low level solutions to your prospects such as discounted commissions, and free advertising, as this will do little to give you quality clients. Quality clients know that a good property promotion and solution for a commercial property, costs money and takes considerable strategy. Demand the commitment from your prospects to be part of the property solution that you have designed.

Today we are blessed with technology (databases, and email) when it comes to maintaining contact with our prospects. It is the personal contact that is more important to build your business than anything else and will remain so. Personal branding is a key element of creating market share and the long term opportunity for you. People need to know you individually, and that vision should give them confidence that you can solve their property challenge in a timely and cost effective way. Build your personal brand each and every day without fail by lifting the telephone and creating appointments. Business cards and lots of them are the best way to leave your mark after every meeting; forget the glossy brochures and concentrate on marketing yourself.

So what are the rules for getting the first appointment up and going for the targeted people that you want to meet and build a relationship with? It all comes down to this:

  • Deal with your fears and weaknesses early. On a daily basis it is this that will stop or detract from your prospecting time. It does not matter what the market is doing or what the state of the economy is; people are still out there who want to lease or sell commercial property. You just need to find them and have something in your ‚listing or service toolbox‘ that will help them. You will get lots of comments like ’no not today thanks‘ as you call and speak to many people in the industry. Importantly it is these people that you should maintain contact with, as one day they may need your services. Commercial real estate is special and it often needs the skill of good agents to close a sale or lease. You are in demand; perhaps not today, but certainly in the future.
  • Lift your communication skills. At the start of your career it pays to have outline scripts that you use and practice, especially on and for the telephone when cold calling. Importantly these scripts should just be guidelines and not something that you must read ‚verbatim‘. All prospecting calls should be natural and without the formality of a rigid script. Make lots of calls daily, and expect that you will not be of interest to many people. It is the constant calling process that builds the opportunity that you seek. On average, if you make about 100 cold calls, you will get about 5 opportunities or agreements to meet with decision makers. Over time it is this process that builds the ‚tower of opportunity‘. This process requires discipline from you to keep the process active and moving ahead. The best people that I have met and known in the industry consistently make about 250 prospecting calls a week. Impressive figures yes, but essential if you want to become very successful.
  • Have a contact system after all you are gathering information and collating it each day and that needs some control tool. The more people that you speak to, the more you will need a great database or contact record system. In the early stages of your prospecting it is fine to use Microsoft Outlook as it is available to most people on their computer. The more contacts that you generate you may find the need to move to something more special as a CRM program.
  • Always ask the right questions confidently. The commercial real estate market and client base is generally very sophisticated, and will see through a person that does not know much about what they are saying or doing. From the outset the knowledge that you bring to your dialogue is critical to the conversation. Sounding confident and relevant to the listener should be your target. Commercial real estate is specialised when compared to residential real estate. Respect the specialisation and lift your knowledge and confidence about important things such as sales methods, prices, buyer trends, rents, leases, time on market, building types, and marketing methods. You must be a walking toolbox of commercial real estate information.
  • The power you get from providing significant benefits to the people that you connect with should not be underestimated. Benefits can include access to market segments or databases of sellers, buyers, tenants, landlords, developers, or investors. Benefits can also include special methods of promotion or your national network of offices to market the property. Be distinctly different than others when it comes to benefits, and know how to convey that to your prospects.
  • Persistence and consistency to a personal prospecting system is essential to your success. That means prospecting every day without fail. It does not mean prospecting once a week or whenever you have spare time. Prospecting is more important than even listing a property. It is the prospecting that sits at the very top of your income ‚funnel‘. Feed the ‚funnel‘ daily and you will have a great career in any market.

As you analyse these key points and how they can apply to your commercial real estate career you may say that they are obvious; unfortunately most people in the industry do not consistently do them. That says that most people in the industry are average when it comes to building their business base and opportunity cycle. The longer you put off developing these key skills, the longer it takes you to build your market share and commission. It’s that simple.

Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und zum Höchstpreis


Source by John Highman

Defeat Your Homeowner Association

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

First, this article is written from the viewpoint of a California resident. Much of the information presented here is relevant to other states, but you should check your own state’s laws to make sure they are the same or similar.

For most people buying a new home in today’s America there is usually a mandatory membership to a homeowner association, referred to as an „HOA.“ These organizations are essentially mini governments that posses the power to make and enforce laws, including the right to foreclose on a family’s home, townhouse or condominium.

The original intention in the creation of the HOA envisioned an active participation by all of the members; a tight knit community where common problems were dealt with by the community members through the offices of the HOA.

The reality is nothing like the vision.

Today, in most cases an HOA is a very small number of people who actively keep the authority of the HOA in their hands, and their hands alone. Usually these circumstances are brought about by a lack of participation by the majority of the HOA members.

The lack of member participation creates a certain rational for the Board of Directors, who interpret the other member’s disinterest as the reason they must keep the HOA’s authority to themselves. The community becomes divided between those who control the Board of Directors, and everybody else.

For everybody else, an HOA is typically not easy to deal with. They wield the authority to foreclose homes, levy steep fines, and often control aspects of the community members‘ lives that typical Americans believe are a precious homeowner’s private right, like what your kids are allowed to do while playing in their own backyard.

Homeowners often find themselves in a contest with their HOA over these rights. Can I park my car in my driveway? No, says the HOA because we few active members passed a law that says you can’t park a car in your own driveway unless you use the car every day.

Can my kids play basketball in our own backyard? No, says the HOA, because we few active members passed a law that says no basketball courts are permitted that can be seen from the street. And, by the way, you are not allowed to cover that open fence to limit our visibility into your backyard because we few active members have passed a law that says we have the right to see into your backyard.

Can I tint my windows? No, says the HOA, because… Well, you get the picture.

Now the part you have been reading to find. How do you defeat your HOA?

First, you must make sure you continue to pay your HOA dues. Most homeowners who get into a fight with their HOA over issues like a rule restricting backyard activities, use of your own driveway and garage, and denials of your planned home improvement projects, often get angry and stop paying dues.

This is a mistake. Pay your dues. However, you can usually omit paying those late fees and fines. In California, an HOA cannot foreclose your home based on accumulated late fees, fines, and other expenses like the ‚cost of collecting‘ your unpaid late fees and fines.

They can sue you in small claims, or even in the limited jurisdiction of the Superior Court because then they will get attorney fees, which will be huge. The resulting judgment, however, is far more difficult to use to foreclose on your home because it has no priority over existing liens, meaning the HOA would need to pay off your mortgage to get your home using a lawsuit judgment. (In California, the moment you lose such a lawsuit, go the State Bar and demand Fee Mediation – HOA lawyers charge you like they are first class lawyers, but charge their clients like they are 1st year noobs.)

But, let’s not let it get that far, OK? Here are a few basic rules to live by when dealing with your HOA.

HOAs typically don’t have a properly elected Board of Directors. As soon as you receive that annoying letter telling you to stop your kids from playing in the backyard, send a letter back asking to have a copy of all the Governing Documents.

Hopefully, the HOA will ignore or deny this request.

They are not allowed to deny or ignore a request for copies of the Governing Documents.

Obtain a copy of all your Governing Documents and read them to see what constitutes a properly elected Board of Directors. In those communities where member participation has been limited to just those few who want to be Board Members, there typically has never been a „quorum“ attained to properly elect the Board.

The Board, therefore, is usually sitting by default.

Default Board’s are limited in the scope of their authority, and in some cases have no authority at all.

In all your correspondence, constantly remind the Board that they are not properly elected.

Follow these basic steps;

1. Demand a ‚meet and confer‘ with a Board Member to discuss the issues. The HOA is not permitted to deny your request to meet and confer. Record the meeting on video.

2. Demand a hearing before the Board. Record the meeting on video.

3. Appeal the Board’s decision. Record the Appeal Hearing on video.

4. Demand Mediation after the Board affirms their previous decision at the Appeal.

Typically, HOA Board of Director members are not well versed in the laws governing the operation of an HOA. many will be passingly familiar with the portions of the relevant foreclose laws, and of course they will know the HOA’s rules and regulations by heart.

However, I have found that often the Board of Directors are not familiar with the requirement to meet and confer in good faith. Therefore, it is common that the Board of Directors member who appears to meet and confer, will meet but not confer. There is a good faith requirement that renders inappropriate the kind of responses the typical HOA Board of Directors member will offer in response to your questions.

For instance; you have received a letter saying you must move you 1966 Ford Mustang from your driveway because it is not driven every day. OK, you say, „what proof do you have that its not driven every day?“

„We have an anonymous tip from another homeowner“ replies the HOA Board member.

„OK, you had a complaint. But, what proof do you have that the Mustang is not driven every day? A mere complaint is not proof and does not rise to the level of a violation. You are supposed to investigate to determine whether the complaint was fact or mere opinion. So, what proof do you have?“

There is a very large probability that the „complaining member“ was none other than the Board of Directors themselves who merely discussed your Mustang at their last meeting. So, no proof exists.

Write a summary of the meet and confer. State that the Board Member did not have any proof of the violation, and therefore no violation exits.

When the HOA sends you its next letter, usually a threat to move the Mustang or face steep fines, you send a letter denying that any violation exists. Remind them they are not properly elected, and that the results of the meet and confer were favorable to you, not the HOA.

The HOA is supposed to set a hearing where evidence of your violation is presented, and then rule on the evidence and testimony provided at the hearing. Make sure you demand such a hearing, and make sure you attend. It’s a good idea to record the meeting by video.

Not surprisingly, the HOA will rule in its favor, even when you have evidence that proves no violation existed, or they had no evidence that proves a violation existed.

Demand an appeal. Make sure you attend, and yes, record it on video. At the Appeal Hearing, point out that the Board Members are not properly elected and did not have facts to support their previous ruling.

When the Board affirms their prior ruling, demand mediation.

At the mediation, point out to the mediator that the Board is not properly elected, failed to meet and confer in good faith, called a disciplinary hearing without any proof that a violation existed, ruled against you without any proof that a violation existed, and affirmed their ruling despite a lack of evidence and/or evidence to the contrary.

Mediators will only want to split the matter in two; if you have been fined $1000, they will encourage you to offer $500.

Refuse.

Your next step is the most crucial. The HOA will expect you to pay, or in the most unlikely situation, to file a Superior Court action to enforce the Governing Documents.

Instead, you file what is called a „Writ of Mandate.“ This is the proper venue to appeal the Board’s ruling.

While this will cost you some attorney fees, it is the winning move. HOA’s and their lawyers typically are not familiar with this particular judicial option and will be totally out of their depth when confronted with a Writ of Mandate.

The Writ Court will, however, entertain you because you are appealing an administrative body who has the obligation to accept and rule according to the evidence and testimony presented. And, then they fail to rule according to the evidence, they can be reversed by the next higher court. In California, the next higher court above the Appeal Hearing of an HOA is the Superior Court’s Writ Judge.

If you have carefully compiled the evidence indicated above, you are highly likely to prevail. The fines will be reversed, the late fees etc will be voided, and your attorney will be paid by the HOA.

Thereafter, the HOA is likely to turn a blind eye on your Mustang, or your kid’s backyard basketball court, and look for easier victims.

Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und zum Höchstpreis


Source by James D Stone

Flipping That House in Oregon – Big Profits Or Big Headaches?

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

Flipping, the real estate investment vehicle in which you purchase a property below value and soon sell it for a profit, is a very good way to generate positive cash flow. Cash flow is important if you want to pay the bills and feed the family. Flipping has become a big business. I encourage my protégées to buy and sell for a profit without getting into the rehab business if their goal is to be an investor.

In Oregon you need to be careful how you proceed with a flip. If you buy a house and sell it without doing work on it you will not butt heads with the state construction contractors board (CCB). But be careful. If you think you can buy a house, remodel it, and then sell it, you can – if you have a general contractors license or a developers license. In other words, it’s regulated by the state. The purpose is to offer some semblance of protection to the consumer.

The stated mission of the CCB is:

„The Construction Contractors Board protects the public’s interest relating to improvements to real property. The Board regulates construction contractors and promotes a competitive business environment through education, contractor licensing, dispute resolution, and law enforcement.“

A general contracting license with allow you to do the work yourself on a house you plan to buy, fix up, and sell. A developers license will allow you to buy, hire contractors to do the rehab, and sell.

Who needs to be licensed?

According the CCB:

Oregon law requires anyone who works for compensation in any construction activity involving improvements to real property to be licensed with the Oregon Construction Contractors Board (CCB). This includes roofing, siding, painting, carpentry, concrete, on-site appliance repair, heating and air conditioning, home inspections, tree service, plumbing, electrical, floor covering, manufactured dwelling installations, land development and most other construction and repair services.

A CCB license is also required for:

*those who purchase homes with the intent to fix them up and resell them, even if they do not perform the work themselves.

*material suppliers that receive compensation for installing or arranging the installation of the materials.

It’s not difficult to meet the requirements for a contractor or developer license. You simply take a short course that costs around $200 and you learn about OSHA, lien laws, and such – there’s very little in it about how to be carpenter, etc. You then take a test which adds an additional $50 to $100. The test is designed, like most state tests, to be passed so the state can collect fees. You can get through it. When I was first licensed all I needed was a bond and liability insurance, which cost about $125 if I remember correctly, and $50 for the state license, and I was a contractor – no course to take and no test.

The hard part of the process now is securing liability insurance you can afford. My insurance broker, Bob Gorham at Century Insurance in Bend (541-382-4211), has done a good job for me in the past. The insurance part of the equation is tough but you have to obtain it in order to comply with the state regulations.

Who does not need to have a license to work on a house?

The July issue of the Construction Contractors Board Bulletin says the answer to that question is:

1. A person who works on their own house

2. A person who furnishes the materials, supplies or equipment and does not for compensations, install or arrange to have them installed.

3. An owner who arranges for the work to be done by a licensed contractor. But this exemption does not apply to a person who in the pursuit of an independent business, does the work themselves or arranges for the work with the intent of offering the structure for sale before, upon or after completion. It is considered prima facie evidence that it was the intent to offer the structure for sale if the owner does not occupy the structure after completion.

4. A person who performs work on property they own even if they do not live there. And an owner’s employee can perform work.

5. A real estate licensee who performs work on the structure that the real estate licensee manages under contract.

For more information on licensing, you can call the CCB at 503-378-4621. Their web address is http://www.oregon.gov/ccb.

Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und zum Höchstpreis


Source by Donald Loyd

Thinking of Buying a Condo Hotel? Here Are 20 Things You Need to Know!

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

1. What is a condo hotel or condotel?

Think of a condo hotel (also sometimes called a condotel or hotel condo) as buying a condominium, although one that is part of a four-star caliber hotel. Therefore, as an owner, when you are on vacation, you’ll get the benefit of more four-star services and amenities than you’d get in a typical condominium.

2. What types of services and amenities are found in condo hotels?

If you can imagine the niceties you’d find in an upscale hotel, then you can picture a condo hotel. Among the features are often resort-style pools, full-service spas, state-of-the-art fitness centers, fine dining restaurants, concierge services and room service.

In some locations, like Las Vegas, you’ll find condo hotels with their own casinos, retail areas, and entertainment venues. In places like Orlando, you’ll find condo hotels with their own water parks and convention facilities.

3. What is the difference between a condo hotel and a traditional condominium?

The big difference between a hotel and a condo hotel is that a hotel typically has one owner, either individual or corporate, but a condo hotel is sold off unit by unit. Therefore, a 300-room condo hotel could have as many as 300 unit owners.

4. Is it evident to hotel guests whether they’re staying in a condo hotel or a traditional hotel?

A hotel guest will likely never know that the hotel has multiple owners because the property is operated just like a traditional hotel and often under the management of a well-known hotel company like Hilton, Hyatt, Starwood, Trump or W. Also, each of the individual condo hotel units will look identical in design and décor to every other, just as they would in a traditional hotel.

5. Who typically buys condo hotels?

They’re primarily sold to people who want a vacation home but do not want to deal with the hassles typically associated with second home ownership such as maintaining the property or finding renters in the off season.

6. What is the demographic of the typical condo hotel buyer?

The spectrum of condo hotel buyers is pretty broad. There are families that want a second home in a vacation destination. There are baby boomers who are at or nearing retirement and want somewhere they can „winter.“ There are also plenty of investors who purchase a condo hotel unit with little intention of ever using it; they’re in it for the potential appreciation of the real estate.

7. Can you live in a condo hotel?

Condo hotels are not typically offered as primary residences. In fact, many of them limit the unit owner’s usage of the condo hotel unit (typically 30-60 days per year) because the unit is expected and needed in the hotel’s nightly rental program where it can be offered to guests and generate revenue.

8. Who gets the money when your condo hotel is rented out?

The hotel management company splits the rental revenue with the individual condo hotel owner. While the exact percentages vary from property to property, the typical rental split is in the 50%-50% range.

9. Who finds hotel guests and then cleans and maintains the condo hotel units?

The hotel management company markets the property and books hotel guests. It also maintains the unit and ensures the smooth operation of all of the hotel’s services and amenities.

10. What are the advantages / disadvantages of purchasing a condotel over purchasing typical rental properties?

Advantages include:

· Hassle-free ownership; no landlord issues

· Rental revenue to offset some or maybe all ownership expenses

· A fantastic vacation home available for use whenever you want

· A real estate investment at a time when other investments may seem less attractive

· Strong likelihood of appreciation

· Pride of ownership –„I own a piece of a Trump“

Disadvantages include:

· Annual cash flow could be equal to or less than annual ownership costs

· Pets are usually not welcome.

· An owner’s condo hotel unit may be rented when the owner wants to it, so advance reservations are required to guarantee availability.

· The condo hotel unit is subject to the same dips in the market that affect all hotels in the competitive market set: hurricanes, terrorist threats, warm winters up north, price of gas, etc., all of which can affect a unit’s occupancy rate and the amount of revenue it generates.

11. Are condo hotel units difficult to finance?

Not at all, but they do take 20% down typically, whereas condos can be purchased with less cash down. It’s also important to make sure you use a mortgage broker who has had success in getting condo hotel financing deals done. Many banks still do not do them, but more and more are getting involved as condo hotels become more widely available.

12. How long have condo hotels been around and where are they located?

Condo hotels have been around for several decades, but the huge surge of four-star and five-star condo hotels that have been making their way across the country, started around year 2000 in the Miami area. The Miami-Fort Lauderdale area still has the most condo hotels, but areas like Orlando and Las Vegas are developing condo hotel properties at an even faster rate and will likely surpass South Florida soon. Other up-and-coming areas are places like the Bahamas, Panama, Dominican Republic, Mexico, Canada and Dubai.

13. How much do condo hotel units cost?

That’s like asking how much a car costs. There are different quality condo hotels. Some require greater amounts of money than others, obviously.

There are inexpensive condo hotels out there for as little as $100,000. These are typically found in properties that have converted their use from an existing hotel. They are hotel room-sized, lack kitchen facilities, luxury franchises, and other first-class amenities.

Then there are the four-star or greater properties that may start in the $300,000 to $400,000 range, but can go all the way up to $800,000 just for a studio unit. One- and two-bedroom units cost substantially more than a studio. Of course, the studios do come fully furnished and finished, and will be significantly larger in size than a typical hotel room, and may attract guests because of its name like St. Regis, Ritz or W.

14. What are typical maintenance costs?

On average about $1.00 to $1.50 per sq. ft., but the range can exceed $2.00 sq. ft. in the most luxurious properties.

15. Do you buy condo hotel units after they have been built, or can you purchase condo hotels in pre-construction?

Unless you are in a hurry to get started vacationing or you need to complete a 1031 exchange, it’s best to buy condo hotels in pre-construction as early as possible. That’s when prices are lowest and unit selection is greatest. You will likely wait two years or longer before closing on and taking possession of your condo hotel unit, but you will have locked in the price and will get the benefit of maximum appreciation.

16. Is there anything else investors should want to know about condotels?

There is more to buying this type of real estate than the old phrase, „location, location, location.“ While most condo hotels are located in desirable resort and business area locations, what is most important is a good franchise with a strong reservation system.

Also, do not be fooled by an aggressive rental split. One way or the other, the developer of the property will have to staff, maintain and operate the hotel and its services like the restaurants, bars, spas and pools from his share of the proceeds. If he’s giving you a very favorable share of the rental, he’s also more likely to be charging you a higher monthly maintenance fee. Of course, this goes both ways. If the maintenance split that is offered is closer to 50-50, then your maintenance should be more reasonable too.

17. Any suggestions to investors in choosing which condo hotel to buy?

Get good advice. That means you don’t want to rely only on the pitch provided by an onsite salesperson at a condo hotel. You want to talk with a broker who specializes in condo hotels and who knows and understands the entire condo hotel market, not just the facts pertaining to a single property. He or she will listen to your wants and needs and then offer recommendations as to which properties best match your requirements. You’ll have an opportunity to comparison shop and consider the pros and cons of each available property.

A good broker can be the difference between your buying a condo hotel that will be problematic and not live up to your expectations or one that will provide you with years of great vacations, good annual revenue and a substantial profit when you sell.

18. Does it cost more to use a real estate broker to purchase a condo hotel than buying a unit on one’s own?

No. With new condo hotel properties, the prices are always set by the developer and are exactly the same whether you buy directly from an onsite salesperson at the property or using a broker.

The broker’s commission is always paid by the developer and is already built into the price regardless of whether an outside broker participates in the sale or not. Since a broker’s representation is free to buyers, it does make sense to enlist their aid and get the benefit of their advice before making a purchase.

19. How can prospective buyers find a good condo hotel broker?

Ask friends for broker recommendations or search online for „condo hotel broker.“ Visit condo hotel broker websites and see if the information they provide seems comprehensive and unbiased. If their website seems to focus on selling homes or office space, and the condo hotel information appears to be an afterthought, steer clear. Your best bet is to work with a condo hotel broker who specializes.

20. How can buyers learn about new condo hotel properties coming on the market?

Condo hotel brokers can be good information sources as they often learn about properties prior to their release to the general public. Another option is for them to subscribe to a condo hotel newsletter such as the one we publish called Condo Hotel Property Alert. We offer it for free on our website http://www.CondoHotelCenter.com and it features a different condo hotel property coming on the market each edition.

Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und zum Höchstpreis


Source by Joel Greene

Online Real Estate – Time Limit Bidding

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

Time Limit Bidding – The next generation of homes for sale online

The residential real estate industry has taken quite a hit over the past few years from the recession since 2007. Much of the recession has come at the hands of corporate or even „Wall Street“ not providing more transparency to „Main Street“ in the real estate transaction. As homes were bought and sold, many home buyers did not quite understand the underlying home values, mortgage industry or complexity of the real estate transaction. For years to come the average home buyer will be very cautious entering into new real estate transactions and the increased demand for transparency and credibility with homes for sale will emerge.

What has changed in the market? Real Estate Owned properties (or Bank Owned Properties / Listings) in the recession have allowed more bidding to take place. The Real Estate Owned (or REO) properties provide a larger discount to home buyers as they were previous foreclosures. Given that the bank needs to sell the home at a discount, it offers a better opportunity to home buyers and/or investors. REO properties for sale have become very popular and will help transcend the paradigm of online home buying from an „offer“ world to a „bidding“ world. In a few years, all residential home buying will be open to this process and „Main Street“ will be more comfortable with the new paradigm.

Online, the business models of buying and selling homes have not changed much over the years of the Internet. With web 2.0, the home buyer clearly has been provided more data but the businesses models still have remained very ad-based – delivering leads to real estate agents. Websites like Zillow and Trulia still just generate leads for real estate agents and produce other ad products or services. A new paradigm will soon emerge online where online bidding and time limit bidding becomes more of the norm. Time Limit bidding puts more trust back into the home buying transaction as it creates visibility to all parties as to bids on a residential home listing or ‚for sale‘ property. Unlike our current system where a home buyer merely submits an offer to a real estate agent, it is up to the agent to work with the Seller. The Seller can view offers ‚behind closed doors‘ and decide on its ‚highest and best‘. However, with Time Limit Bidding online, the home buyer can view all the bids of all interested parties in a home – whether it’s an owner occupier bid or an investor bid. In addition, many REO web sites are beginning to provide more credible data to home buyers to place bids – whether it is the original loan amount, property details, scoring, etc.

With the recession, REO properties offer such a discount to market prices that the new bidding paradigm can emerge. Bank owned properties need to be sold quickly and have more attractive prices than the traditional residential real estate market. Today, there are emerging web sites like GoHoming where time limit bidding on REO properities is permitted. It will be interesting to see how it all pans out in the coming months.

Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und zum Höchstpreis


Source by Evan Kramer

How to Become a Jamaica Real Estate Agent – The Licence to Sell Jamaica Properties Legally

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

If you are looking to sell real estate in Jamaica, you can do so by attending the Real Estate Salesman’s Course #100H that is offered at the University of Technology, Jamaica. After passing the course, you are required to go through a few background checks to ensure you don’t have any skeletons in your closet. The final step is an interview with the Jamaica Real Estate Board to get final approval for you to become a Sales Agent.

Salesman’s Course #100H

This course is four weeks full time at the Faculty of the Built Environment, University of Technology, Jamaica. It offers material that is necessary for you to become an efficient agent in the local market, because what you don’t know can hurt you. You will be trained to handle transactions for Jamaica Properties such as Sales, Rentals and Leases.

Background Checks

The nature of the industry involves huge monetary transactions and in such a field you might find persons of a dishonest nature. In order to protect persons and their assets from thing like fraud, a background check is done on each applicant for a license approval, one of these checks is a police report.

The Interview With The Board

After gathering all the documents from your background check, you should submit these documents and attend an interview with an officer from the real estate board that puts the final stamp of approval on you application to become a sales agent in Jamaica.

Start Selling

After you have passed the exams and checks to practice in Jamaica legally, in most cases you must be employed to a licensed Dealer in Jamaica. There are some exceptions where persons can sell properties without being licensed but you should check the Jamaica real estate Act for the conditions.

Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und zum Höchstpreis


Source by Jerome C Campbell

4 Free Sites That Will Help You Sell Your Home!

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

In today’s housing market, it can be tough to sell your home. You need every advantage that you can get to stand above the rest of the crowd. Home buyer’s consistently site the quality and quantity of photos and available video as reasons for considering one house over another when doing their research online. And with 84% of all home buyers starting their home search online, it is important to not only have a presence there, but to do it effectively. There are four free Internet tools that you can use to help you stand out from the rest of your competition.

1. Postlets.com

The first free site to visit and take a look at it Postlets.com. Postlets is an online syndicator. They syndicate your house listing to 40+ sites online with the push of a button. With postlets, you can publish your house listing to social media sites, like Facebook and Twitter. Your listing will also be sent to sites like Zillow, Trulia, Google Base, Hotpads and FrontDoor among many others. This greatly enhances the exposure that your listing will receive across a wide demographic. You can also get HTNL code for your listing and post it on Craigslist. Don’t let the word HTML scare you. It’s a simple cut and paste scenario that everyone should be able to handle. They have a free membership that allows for an unlimited number of listings, but they only allow 6 photos per listing and no embeddable video. The PRO version allows for video and up to 18 photos per listing. The PRO version costs as little as $5 per month.

2. vFlyer.com

vFlyer.com is another online site that will syndicate your listing to numerous websites. According to the vFlyer website, „vFlyer was designed for non-technical and non-designers to create professional marketing content to promote residential homes, apartments, vacation rentals, autos, and services listings. The fill-in-the blank template approach used by vFlyer has enabled tens of thousands of people to create marketing content without any assistance“. vFlyer is our preferred provider for our house listing at LAISellshomes.com. vFlyer has a free program that will allow you up to two listings and each listing allows 8 pictures. The free membership at postlets.com only allows 6 photos. The starter plan is just $12.95 per month and allows for up to 10 listings, 26 photos per listing, embeddable video, a large selection of Craigslist layouts, and the ability to print out professional looking flyers for the listing. vFlyer has a nice Activity section that gives you the number of visits to your listing, as well as the source of that traffic.

3. Animoto

Animoto.com is a great site for creating videos from existing photos set to music that you choose. From their site… „Turn your photos & videos into pure amazing. Animoto automatically produces beautifully orchestrated, completely unique video pieces from your photos, video clips and music. Fast, free and shockingly easy.“ This is a great site that enables you to harness the power of video without video production knowledge. The FREE membership allows for a 30 second video. The upgraded version allows you to create unlimited full-length videos, each licensed for commercial use with no Animoto branding. You can also download your video and burn them to a disc to hand out to potential buyers. If you are a Realtor, imagine the surprise on the buyer’s face when you hand them a professionally edited DVD of the house that you just showed them. Who do you think that buyer is going to remember? The Realtor that handed them a traditional paper flyer, or you and your amazing video that you created? The business plan is $249 for a year, or $39 per month. Use Animoto.com to send a video of your house to a potential buyer or post it to social media sites. Or, upgrade to the business plan, download the video and embed in your postlets.com or vFlyer.com account.

4. Craigslist

Craigslist.org is a great site to advertise your house. It generates a huge volume of traffic, which translates to great exposure for your property. The easiest way to harness the power of craigslist is through either postlets or vFlyer. They both have the ability to provide HTML code that you can cut and paste into craigslist. You will then have a beautiful, professional looking brochure display of your listing on craigslist. All you have to do then is add the price and a captivating headline to get people to click through to the craiglist ad and you are in business. Here is a great tip not many people know about. Re-post your listing every 3 days. Craigslist allows you to post the same ad only once every 48 hours. By re-posting your ad every 3 days you increase the listing’s exposure by keeping the ad at the top of the listings. If you do not re-post your ad it will continue to get pushed down the craigslist ad board where people begin their search.

All four of these sites are excellent ways to increase the exposure of the house you have for sale. You will be amazed at the results you will get when you combine either a postlets or vFlyer account with an animoto video and post it to craigslist. These are great tips for Realtors as well.

Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und zum Höchstpreis


Source by James Baxendale

Establishing the Value of Your Business

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

Some owners have a figure in mind of what their business is worth; often it’s inflated because of their emotional attachment. On the other hand, many owners undervalue their business because they do not understand the technicalities of the various valuation methodologies and which of these is most appropriate for their specific business type.

Experience has shown that there is also a large percentage of business owners who do not know what their business is worth, nor how to go about establishing its true market value. Link uses many of the established valuation methodologies, often using a range of different options in combination to establish the most accurate figure. This figure is then further scrutinised by comparing the theoretical value with current and historical sales information from the Link database. This ensures that the valuation appraisal accurately represents what a purchaser will pay in the current market.

Profitability and Risk

Most businesses are valued based on a combination of assets and the cash surpluses generated. The risk factor of the specific business is also taken into account. This is the degree of threat from existing or potential competitors, changes in technology or consumer trends and many other factors that may affect earnings or costs.

„Barriers to Entry“ is another issue that is taken into account and involves evaluating the degree of difficulty or barriers a competitor may face should they decide to establish a similar business. For example, businesses which require minimal capital investment or technical knowledge are said to have a very low barrier to entry and consequently, may have a lower value.

Most businesses are valued on a „going concern basis“ rather than the value of company shares. Purchasers are reluctant to buy company shares for a variety of reasons including the unknown possible future tax, credit or legal liabilities, or the danger of inheriting contingent liabilities based on historical trading. The price of the business is usually made up of three components:

1. Intangible assets.

The future earning potential of the business reflective of historical earnings potentially including intellectual property (IP), right to products or services, benefits of a lease, contracts, techniques and procedures as well as goodwill.

2. Tangible assets.

The fixtures, fittings, plant and equipment used by the business to generate its income. This component is normally calculated according to its depreciated book value.

3. Stock.

Stock purchased by the business for resale or manufacturing purposes. It is valued at the historical cost price. An allowance may be made for old or obsolete stock.

Valuation Methodologies

Generally, two or more of the following methods are used to appraise the value of a business:

1) Industry Ratios

2) Asset Based

3) Earnings Based

4) Market Based

The appraised value is then subjected to the „sanity test“. Some businesses are in a growth industry where their track record is well established and their projections solid. Other businesses may be in what is known as a sunset industry where projections are less optimistic. Many factors affect the true market value of a business, including business sector, economic conditions, business cycles, interest rates, labour availability and a whole host of other influences. Similarly, the value of trademarks, brands, intellectual property and goodwill is not always easy to quantify. Balancing all these factors with the book valuation of businesses establishes the true market value.

1. Industry Ratios

The value of the business is based on its sales record compared with industry averages. This method is often used for small businesses and franchises where there is an established track record within a specific industry. It may also use a formula of multiples of weekly sales or an average derived from sales of similar businesses.

2. Asset Based

In businesses where there is history of low earnings or perhaps even losses, the Asset Based approach is generally used. Using this method, the value of the collective assets (both tangible and intangible) will determine the value of the business. In many cases there will be an element of goodwill payable, even where a business is not trading profitably. Although the assets alone may be purchased on the open market, there is often value in purchasing assets as a going concern, which may include customer lists, relationships with suppliers, an assembled workforce, brand awareness and reputation, among others. Calculating intangible assets, including goodwill requires some subjective judgement coupled with experience and the use of market comparisons.

3. Earnings Based

Generally the earnings based approach is used for larger businesses and places emphasis on earnings rather than assets. There are various methods used when employing the Earnings Based approach to appraisals. Return on Investment (ROI) or capitalisation of earnings is common, as is the application of earnings multiples.

Earnings Based value is determined by considering:

A. The level of return that could be expected by investing in the business in question, taking particular account of the perceived level of risk and realistic costs of management.

B. The „industry average“ multiplier on true earnings. This multiplier is market driven and varies according to perceived industry risk factors, perceived earnings sustainability and historical comparisons. The multiplier used most often in this approach is EBIT (Earnings before interest and tax) but others are frequently used and it is critical that you are comparing „apples with apples“ when discussing multipliers.

C. The fair market value of the unencumbered tangible assets of the business e.g. plant, fixtures, fittings, equipment, stock and the tangible and intangible assets which may include intellectual property.

EXAMPLE OF ASSETS BASED METHOD

A dry-cleaning business has been breaking even and the owners would like to sell and move on. The business has tangible assets with a total book value of $135,000, $5,000 of stock (all saleable), no bad debts and will pay all creditors. The fair market value of the tangible assets has been assessed as $110,000 and intangible assets and goodwill at $15,000. Therefore the fair market value of this business is calculated as follows: $110,000 (tangible assets) %2B $15,000 (intangible assets and goodwill) %2B $5,000 (stock) = $130,000.

EXAMPLE OF ROI

Tom’s manufacturing company produced an adjusted net profit of $160,000 (EBPITD). The net assets (Valuation of plant and stock) for the business were $240,000 and a fair salary for Tom (owner) is $70,000. If someone was looking to invest in this business they could expect a 25% ROI, as this business offers a low to medium-risk investment opportunity.

To calculate the ROI value for Tom’s business:

Business profits (EBPITD) ………………………$160,000

Minus owner’s salary ………………………………$70,000

Profit ……………………………………………………$90,000

Return on Investment

Profit of …………………………………………………$90,000

Divided by desired return ………………………………..25%

Valuation appraisal ……………………………….. $360,000

4. Market Based

There will be certain instances where no amount of sound theory or application of complicated methodologies alone will suffice. It is not uncommon that a willing buyer and a willing seller will agree on a value that defies all traditional appraisal methodologies. In other cases the use of traditional appraisal approaches produce unrealistic values that have no bearing on market realities. It is important in any appraisal to overlay relevant market data and multiples achieved in similar businesses „in the real world“. Unfortunately the level of information available in Australasia is not as sophisticated as that available in other parts of the world.

How will taxes affect your pay out?

There are tax issues you may need to consider when selling your business. For instance, if you sell the plant and equipment (or company car) for more than the depreciated book value, you may have to pay back some of the tax you claimed when the items were depreciated (depreciation claw-back). Other tax liabilities may be incurred on the profit of land and buildings if they are included in the sale. It is vital that you fully understand your tax position when selling your business, and professional advice should be sought.

„Any desktop valuation involves a substantial amount of subjective judgment. The real test of the value of a business enterprise, like any asset, is what a buyer is prepared to pay.“

Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und zum Höchstpreis


Source by Aaron Toresen

Well Pump Repair: Common Water Pump Problems

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

If you’ve owned a home, chances are you’ve experienced problems with water pressure. Whether it’s a complete loss of flow pressure, or intermittent and inconsistent flow, water pressure trouble always seems to come at the most inconvenient time. Some homeowners water pressure problems may be persistent, such as constantly low water pressure, while others may experience an occasional but sudden lack of water pressure. While it’s always best to have a professional water well contractor make repairs, it’s good to know as much about your home’s well water system as possible so that you can make the most informed decision possible when it comes to well pump repair.

Bad or No Well Water Pressure

Water wells are complicated machines, as are the pumps that pull the water from the well into your home. As with any complex mechanical system, a single problem can have more and more causes as the system increases in intricacy. (Anyone who has owned a car or a computer knows this truth well.) When it comes to low water pressure, the problem can range from problems with the pressure tank, worn pumps, clogged pipes and pumps, and even clogged filters and purification systems. The problem may be mechanical or electrical, or may be caused by the water your specific well is drawing from (for example, water with higher iron concentrations may contribute to clogged pipes which can affect water pressure). If the problems with your water pressure are a result of these or many other causes, a professional water well repair team should be able to diagnose and correct the problem, restoring your water pressure to its normal level. It should be noted that regular water well maintenance checks may catch many of these problems early, before they begin to have such noticeable and bothersome effects.

Another possible cause for diminishing or non-existent water pressure may have nothing to do with faulty or damaged equipment. Instead, it may be possible that the water reserves from which your well is drawing may in fact be running low. While this is not the most likely explanation, a professional well drilling and repair company will be able to determine if the water table is in fact running low and, if so, make adjustments to return the pressure to its normal level.

Intermittent Pump Cycling, or Short Cycling

Though some homeowners may imagine that the pump activates every time they turn on a tap — and then closes each time they shut it off — this is in fact not the case. Instead, the water well pump fills up a storage tank fitted with an air bladder. The pump fills the tank until it reaches a pre-set pressure, then shuts off. As you use water, the tank drains and the pressure decreases. Once the pressure reaches the low pre-set pressure, the pump turns on once again to refill the tank.

If everything is working as it should, a homeowner will notice the pump kicking on every so often, remaining active for a short period of time, then turning off until the next time it is needed. However, some pumps may begin to cycle intermittently, a process that is called „short cycling.“ Like low water pressure, short cycling can have many causes. If your water tank is leaking water, the tank may fill to its proper pressure, but because water is constantly flowing from the tank, the pressure drops rapidly and the pump turns on again a short time later. (You might also have other problems if you have a leaky water tank in your house!) Other causes may be a defective air bladder in the water tank, or damaged water pressure control switches, which measure the water pressure in the tank and tell the pump when to turn on and off.

Whatever the case may be, a professional water well repair team can diagnose the problem and come up with a plan to solve the short cycling problems.

Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und zum Höchstpreis


Source by Marjorie Steele

Three Tips to Make a Profitable Children’s Clothing Business

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

A children’s clothing business can be an excellent way to supplement or replace a household income. With some innovative designs and clothing banks sourced at good prices, it is possible to realize a retail markup of up to 500% on kids clothing. While no business is a sure thing, a chidlren’s clothing business can be an enjoyable and lucrative business.

Here are three tips to help you sell children’s clothing profitably.

Maintain Quality

There is nothing more frustrating for a clothes buyer than to buy clothing and find a torn hem, a stain or a poorly imprinted garment. These clothing buyers will not buy your clothes again, and they will tell other parents about the quality of your product.

No matter where you buy your clothes and how carefully you store and imprint them, you will items that are imperfect or defective. Do not try to sell these items at retail prices. You can sell them as defects or flawed; just be sure to label them as such.

If your children’s clothing company gets a reputation for poor quality goods, you will fail. As such, inspect every garment you imprint or embellish and set the defective garments aside.

Bundle Items for More Profits

In today’s busy world, clothes buyers appreciate pre-packed sets. For example, for baby clothing, you might want to package a beanie, a few bodysuits and several burp clothes to make one retail item. By doing this, you will encourage clothing buyers to buy more, your average order amount will be higher and so will your profits.

Another way to use bundling is to use it to move unpopular or overstocked products. Mark these at a discount to help sell them. By getting rid of excessive inventory, you will create revenue that will allow you to restock the popular items.

Innovate

Making and selling children’s clothing, like any business, requires innovation. If you design and imprint the clothes, seek out original designs that appeal to parents. While creating your brand, try to have a common theme, such as edgy clothes, or clothes designed around zoo animals.

Nowadays, one of the biggest innovations is the use of certified organic cotton for toddler and baby clothes. Selling your designs on organic clothes is certainly one way to charge a premium price and to create something innovative in the marketplace. Always ask yourself, „why would parents choose my products over another company’s products?“

Running a profitable children’s clothing business requires a lot of hard work and dedication, but if you maintain quality, bundle products and innovate, you will develop a sustainable business that can bring you good profits.

Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und zum Höchstpreis


Source by Thane Johnson