Tips For Home Buyers

Hi my name is Lance Mohr and I’m a real estate agent in Tampa Bay Florida and I wanted to do this video for homebuyers not just first-time homebuyers but even people who have bought two, three, or four homes because I know a lot of times I go out to someone’s home when we are selling it and I start asking them and talk to them about what happened when they bought the home and they just have a lot of horror stories and I mean I’ve heard everything from people getting swindled out of homes to just a lot of really, really bad issues with title and losing earnest money so there are a few things I want to give you some tips that you need to do.

Get Educated

You cannot make an educated decision unless you are educated. And a lot of times what happens is people are very complacent when they are looking for a home. They start going through Trulia and Zillow, they fill out information, and pretty much whoever they talk to they think well I’m just going to work with this agent. I just want to look at homes and they can show homes. Well that is like going to a doctor and saying I can go to any doctor and use them because they just prescribe medication. It is ridiculous. It is the same thing with an attorney or anybody or any professional.

You really need to get educated so when you are looking for home contact realtors and reach out and interview them. Talk to them a little bit, read their bio on their website, find out a little bit about them, ask them questions about how long they have been in the business, do the work more with buyers, do they work more with sellers, and start doing some research just not on real estate agents, look up home buyer webinars to look at especially if you are first-time homebuyer and look at stuff on the Internet if you want to know about how property taxes work read about that.

If you want to know about crime reports or school reports start reading information. The World Wide Web is great but be careful because there is a lot of bad information. There are a lot of bad people out there, real estate agents, lenders, people in general. So really educate yourself because at the end of the day if something happened it is no one else’s fault but your own.

Get educated in what is going on in the market out there. Is it a buyers’ market? Is it a sellers’ market? What is the trend? Is it trending more towards a buyers’ market? Is it trending more towards a sellers’ market? A lot of people really got caught and were surprised when the market shifted because they didn’t understand it but there are signs and there are statistics so get that.

Check for Credentials and Experience

I hate to give you hard love and say that but a lot of times I will go out and I will talk to a buyer and they got swindled out of money or something happened and they just had a really horrible experience and I start talking to them and I’m like why did you work with this real estate agent and they just say,” Oh well they called me back” or “they happened to show me the home” or “they were friend of a friend at work” and the agent did not have any credentials or any experience and has not been in the business.

The same thing goes with the lender, if you’re looking at getting a loan, if you need a loan talk to your real estate agent they should be able to give you at least one, two, three people to talk to lender wise and talk to the lender. Go in and sit down and talk to them about what are the options. I know everyone is into instant gratification market right now that is just our society; everybody wants instant gratification. You want what you want and you want it now and I understand that. I get it. I am the same way but the problem is you are going to get hurt.

What you really need to do is talk to the lender and see what options are available to you and have them don’t just tell you what you are going to do but say what are all my options. Then have them discuss it with you, ask their opinion on what they think and why and do the same thing with the real estate agent. Go into the real estate agent’s office and sit down with them. Go over everything. See how professional they are. Look anybody could show you homes and in all honesty you don’t need a real estate agent to do that. I know this… a lot of this is stuff you are probably just sitting there thinking, “Oh, Lance I already know this, this is ridiculous but you know what, people know it but they don’t do it. I’ve got to tell you I can probably count everybody on my hands and feet my entire career that have actually gone through the proper steps and have actually gotten educated so don’t go with the instant gratification.

Conclusion

This is going to be the biggest financial decision, this is going to be most people’s biggest financial decision so again, if you want to make an educated decision, you have to get educated. If you have any questions about the Tampa marketplace and speaking of which let me just add one more thing. If you have any questions at all about the Tampa Bay area, the Tampa market do not hesitate to give me a call at 813-317-4009. You can get on my website tampa2enjoy and check out all the educational information and free webinars for home buyers and sellers and they are they only take about a half hour. See my Facebook and all my videos on my Youtube channel for more information. Alright, best of luck to you. Good bye.

Rent Out Homes At No Cost To You

Hi my name is Lance Mohr and I’m a real estate agent in Tampa. I have been an investor for years, geese, I cannot even remember since the 90s when I had a home in California and I ended up moving. So I am doing this video right here; actually was going to do a webinar and I decided not… I was going to do an e-book and sell it but I just don’t want to spend the time doing that so I’m just going to sort of do a freebie to help people. If you want to rent out your home I’m going to show you how to wrench it out without using a real estate agent. Let me just say this, I know a lot of realtors and property managers would be ticked off if they heard me say this but it is really true. The MLS was never designed for the rental market. It never was designed for the rental market. It was always designed for home sales; now there are certain areas that you know you can use realtors and they provide a good benefit. Not in Tampa. The real estate agents in Tampa in the rental market that I have seen, the vast majority of them I’m talking 92 to 95% of them are absolutely useless. So I’m going to go over this video and you are going to see why so many of them are so useless and what they are doing that you have no idea what is going on and I have rented properties out.

Lance Mohr

Just a little about me. I own properties in California, I’ve owned properties in Texas, I’ve been in North Florida, I own some here in Tampa, and I pretty much can rent them out myself without using a realtor within a matter of a week in a fair market value and I don’t need to use the multiple listing service. As a matter of fact, I could use it for free and I never do. They are just easier ways because the multiple listing service was not really intended for rentals. It was intended for home sales and a lot of agents do and did and are currently doing rentals. There is nothing more to help the client out so enjoy this. I think it is going to save you a lot of time, headache; it doesn’t make any difference where you are and I will just say take all of this grain of salt. Okay here we go.

Cons for multiple listing sites

Alright this is Lance and I’m going to try to keep this short right here. I’m in the multiple listing service and telling you the reason why I as a real estate agent but I have my own rental properties I do not use the multiple listing service. I personally think it is a waste and it is a waste and I will show you why. Here I’m doing the search on active homes. These are rentals. This is my rental so these are rentals. In new Tampa 14 to 1800 ft.² let’s just go over the details.

So we will go over the details and here is the problem, the agents just are not paying real estate agents enough money to make the squeeze work the juice. In other words, the agents are getting in their car and the MLS and the sales; you pay the co-broker 50% and we used to did not have to disclose that to the consumers but then you just had a lot of what you call really unethical and dishonest realtors so now it is disclosed when you are signing a listing agreement to sell. But look what is happening here. So the agent is paying $1400, okay they should be co-brokering $700. They are co-brokering less than half of that, $300. We will pick another one. $1495 co-brokering $200. This one right here $1675 co-brokering $200. This one right here $1795 co-brokering $300.

Okay, an agent is going to get someone in the car but hopefully they are going to rent. They’re going to get someone in the car and they are going to drive around all day or maybe a couple of days and they are going to get paid $300 and then going to work for a company that’s just say like Coldwell Banker Prudential, nothing wrong with those companies, but if they are doing rental properties let’s face it they are not a producer. So they’re probably on a 50-50 split plus a 6% royalty so the company is taking 56% and the agent is left with 44%. Then the agent has to pay taxes on the money and then they have to pay for any expenses gas and anything else. You can see they are not paying 50-50 percent so I just find that most of them, most of these rental properties just sit on here forever. Now this has to do with rent and not property management, don’t get me wrong and there are a lot of good agents. It is important if you’re going to use a real estate agent make sure you have it in writing what their co-brokering to the other agent.

So here’s what I do. I do not use MLS. The first thing I do is go to a company called Postflix, now I think they just got bought out by Zillow which is sort of a bummer because like any corporation they will destroy the company and Postflix has gone down a little bit since they have gotten taken over. So it is either Zillow or Trulia. So let’s go to Postflix.com and you will need to set up an account so you can see. I will just go into my account example from a couple of my rental properties.

Using Postflix

So I’m logged in so let me just…here’s some of my rentals, you can see it has been a long time since I have done anything on it. So if I went into edit….now these are all expired. They are not activated so I don’t want to activate them but as you can see right here you can do the location, contact, basic details. You can add I think up to 12 photos or something. You can do a description. You can review what the post is going to look like and they look really nice. You can go over the promote post list so it is really nice. When you put out a postflix check it out. It automatically goes to Zillow, Frontdoor, Backpage, Oodle, Hotpads, MLS, Trulia, Yahoo.

Look at all of this Free marketing, it goes to other ones. It syndicates it. So these are the syndication partners. They will also give you a URL so if you want to take this URL and put it in Craigslist. Of course we will get into Craigslist in a little bit. You can promote it on your Facebook and Twitter so it gives a lot of really good ways so I use this. It is great and the post listings look really nice. The other thing I do is I do Craigslist. You go in and you can see you will….again I just need to go into my account or create an account if you are not. Pick the area in Tampa, so you pick the area and then when you are marketing you either say you are buy owner or broker.

Craigslist

Now I will give you a couple of tips of Craigslist when you are doing it. First off put a picture in it. Put a nice description in the property that stands out. Either asterisks, asterisks, asterisks, in all capitals or something that so it stands out. Put a picture in it, at least one picture. You don’t need to do a ton of pictures. Personally I just put the URL but in Craigslist they don’t really have the HTML coding if you know what that is. If you don’t, do not worry about it.

If you want to go to a website in Craigslist now, you cannot just click it you have to copy and paste it and put it into the URL. This right here this is in Craigslist. You cannot just click on it. You have to copy it and go up here and copy and paste. So it is sort of a bummer. But here is a trick about Craigslist that a lot of people don’t know about Craigslist. If you are going to do Craigslist you need to do it methodically and here is what I mean.

Craigslist does not allow duplicate content and they are going to flag you. It is called ghosting. You are going to get ghosted and you are not going to know it because you are going to think your ads are up and what I mean is this. You go in Monday morning and you do an ad, you put it in Craigslist. You get up Tuesday morning and you take that same ad and you put it in Craigslist again. You get up Wednesday morning and you take that same ad and you put it in Craigslist again. Well you are not going to get credit for number two or three because they are duplicate content and they are going to ghost you. So in other words, you think you are live, they are going to send you a link that you are live but you are not going to be able to find that ad anywhere.

So what you need to do like when I do Craigslist what I will do is I will do a rotation. I will usually do morning and evening. Sometimes I may do three times per day. For example, Monday morning I try to get it in early before people go to work so it is in the early edition. So let’s say I do 7:00 in the morning. I post an ad in Craigslist at 7:00. I make a different ad and at 7:00 or 6:00 at night I post another one. When I post that ad I remove the first ad. Then I get up the next morning and I put my third ad in and when I put my third ad in on Tuesday morning at 7:00 I remove my second ad that I put in last night and then I keep jumping back and forth because Craigslist and this is more of a guideline than the rule I have found, you are not supposed to have duplicate content but they usually do a hold for 24 hours.

In other words they don’t want…..you can’t remove it and then a couple of hours later stick it in again, they will ghost you. They are pretty smart. You always have to figure out and I have learned Craigslist is smarter than I am. Google is smarter than I am so you just have to keep that in mind.

Clientele

Now Craigslist can generate you a lot of clientele, information, and leads; people wanting to see your home but in my opinion they are not always the best. Postflicks won’t get you near as many. Craigslist will probably get you quite a few but they are not always the best but don’t say no we don’t want to do that and the one I tend to use that I like the best of them all is Rentals.com.

Now this will cost you money. It can cost 50.00-100.00 or 110.00 but it works and the people you get on Rentals.com are higher quality. So in other words you are not going to get as many as Craigslist but you are going to get a better clientele than Craigslist but don’t discard Craigslist because it is hugely popular. Also be careful about scams going out there. I’ve had people doing scams on some of my _____. Now you have everything squared away and you are ready to go.

What’s Next?

Okay now what do you do? Alright it depends on two things. Is the property vacant? If the property is vacant what I would do… I’m going to tell you what I did, you can do whatever you want, but what I will do is if the property is vacant I am not going to run over there every time someone wants to see it. For Pete’s sake these are people who are looking to rent. A couple of tips on renting, if you are going to rent out the property make sure the property looks really, really nice. If you need to clean the carpet, if you need to pull all the weeds and put in fresh mulch and put in sod do it because renters are sick and tired of these scum lords that just rent a bunch of junk out and it does not take that much money.

Anytime a tenant moves out of one of my properties I always rekey it because you have to do it by a court of law. I always clean the carpets. I always get a professional carpet cleaner in there. I always get a professional maid service in there. If I need to touch up the paint or do whatever I do but it really does not cost that much. So do that. If you rented it out I would just say hey look I am doing an open house and I am going to be showing it on Saturday from 2:00 to 4:00 so if you can make it please show up and I have a bunch of applications with me. I have some people that say no I cannot make Saturday at 2:00 to 4:00 and I will say okay if I don’t get it rented out then I will let you know when you can see it.

A lot of times if they are looking for a place to live they will figure out a way. They will take off work or work it into their schedule. I really don’t go out of my way too much because I price my home competitively when I rent it. I don’t try to get every nickel. Think of it this way. If I am renting something for $1500 and I want to get every nickel and it takes 2 months to rent it, I just lost $3000 so wouldn’t it behoove me to maybe rent it for $1400 or even $1395 and have it rented out within a matter of a couple of days or weeks? That’s my opinion. So anyhow I will go ahead and do that.

Tenants

Now here is a beauty. I love it when tenants are on the property. Tenants are the best because they will do all the work for you if you know how to schedule with them. So what I do I call up the tenant and I say hey we have a couple of choices that we can do. I need to lease my place out so I am going to give you the option. I can go ahead and hire a real estate agent if you want but they are going to be trucking through your home day or night whenever there is a buyer we are going to put an electronic lockbox on the door and they may come in at 9:00 in the morning or they may come in at 6:00 to 7:00 at night when you are eating dinner.

I don’t want to disrupt you and your family so the other option I have is if you want, I will do the marketing and the advertising. Any time someone calls me up to look at the home I will ask them to drive by the home to make sure they like the home and they like the neighborhood. Then I tell them to call me back. When they call me back if they want to see the home they I will give them your name and number and you can schedule a time that is convenient for you and your family to show them the property. How does that sound? They love it. I’ve never had a tenant not do that. Not only that but they are thrilled that you are so considerate with them and they are going to do all the showings with you.

Now the reason why you want to have them drive past the home and the neighborhood is number one because the first thing that comes out every tenant’s mouth when they talk to you about rental. Hi I am calling about the property for rent. When can I see it? They don’t even know the area. I’ve even had people say, for example our property in Panther Trace in Riverview, they will say, “Oh I know where Panther Trace is.” I’m like, okay but I am going to give you the address. I still need you to run dry past the property and make sure you like the property and make sure you like the area and then give me a call back because I don’t want to disrupt my tenant every time someone wants to look at the property. Does that sound fair? What are they going to say? So they say yes.

If they never call me back, they were never a bona fide renter as it is. Quite frankly probably only 33% of them even call back which is great for me. If they are not interested I don’t want to be bugged nor do I want to bug the tenant. If they want to rent it, they will drive by. It is as simple as that. I think every blue moon you get someone who says they drove by and they didn’t but most people do. So I think most people are pretty honest about that and they will drive by and the tenant will obviously filter them. I send the tenant the applications and I will email them an application and I say can you print out about eight of these and if they want an application just give the application to them. By the way the application you can actually put the application if you do rentals on Rentals.com. There is a little place where you can upload a PDF.

So great, that is all you need to do and I never placed my homes in the MLS. I always have the tenants do that and then I just always give them a choice and they always say hey I would love for you to do that, I don’t want to be bugged. Sometimes if they are getting a lot of showings I will tell them hey look why don’t you just tell them you are going to show it on Monday, Wednesday, Friday or on the weekends so you are not getting bombarded every night but generally if it is conditioned nice, if it is priced right, if you have good pictures, and you do what you are supposed to be doing marketing right it will rent out very quickly. I never have a problem. I usually have a line to rent out my rentals because they are in good condition. I do what I need to do. It looks good. They rent out quick and my tenants are very happy with me.

Finding a “good” tenant

I’ll give you a final tip. One of the things….I always figure out where the market rent is. If the fair market rent is $1500, I will price it at or in some cases a little lower than that and then when I am talking to the tenant I will be blunt. I will say now you know this is a little under rental value. The reason why I did and if they argue with me I will just say okay I know it is and you know it is. You rented it out and I will tell them the reason why I have it a little under value on the rent is because I want a good tenant and I don’t want someone busting my chops on everything. I don’t want you calling me all of the time. If you have a legitimate problem or complaint then by all means give me a call but if there are little things I expect you to take care of them. I expect you to mow the lawn, take care of the grass, expect the rent to be there on time etc. Most of them understand that. I mean you have to set the guidelines up front.

Conclusion

Hopefully this helps. If you have any questions do not hesitate to give me a call at 813-317-4009 or visit my website at Tampa2Enjoy.com. If you are looking at buying or you know anybody that is looking at buying definitely pass on my information. Like my Facebook page which is on my website. Check it out and if you know anybody renting just forward this video. Again I was going to charge people for all of this because this is really some of the most valuable information I have ever given away for free but I really just don’t have time to be doing ebooks or dealing with all of that stuff so I don’t know maybe I will in the future. Anyhow as of right now you have this free so I wish you the best of luck with it. Check out all my other informative videos on my website’s video page or on my Youtube channel. Good luck and take care.

The 93-7 Rule of Real Estate

Picking the best realtor by Depositphotos_19348085It sounds like a punch line, but it’s the truth: it turns out 93% of real estate agents really are making the rest of us look bad.

Most people have heard of the 80-20 rule — that 80% of the work is usually done by 20% of the workers. In real estate, it’s (amazingly) more like the 93-7 rule: 7% of all agents are doing 93% of the sales.

That means fewer than one in ten are real “producers” in the business; the rest are just coasting along.

Do you want one of the 93% as your agent?

It amazes me when I encounter some of the agents out there — they’ll come in, tell the seller whatever they want to hear about things like asking price. They’ll do hardly any marketing. And they don’t even get back with other agents (like me) who call them and want help showing the house to a client. Then after the seller has been sitting … and sitting … and sitting … they’ll eventually get a lowball offer and have to settle for it. And now we have statistics that tell us: this happens most of the time.

So how do you beat these long odds?

I tell my clients if they bring 10 real estate agents into their home, statistically only one of them will produce results — the other 9 will sit on their hands and hope to get lucky (spoiler: they won’t). I also tell them that if I’m in that line-up, they can send the other 9 home.

Does it sound like I’m blowing my own horn? Possibly. But look at it this way: anyone can tell you they’re that 1 agent in 10 who’s going to produce results. But I can show you I really am — because I’ve got a track record that says so.

For every deal the next agent has done, I’ve done 10.

The average agent closes 4-6 deals every year; in my 20 years in the business I’ve closed over a thousand transactions. I’m in that “magic” 7% — we take on the work, we do the research, we stay active and we close almost all of the deals. And because we’re closing almost all of the deals, we have a better marketing budget, we have better outreach — and we have better results going forward.

So make those statistics work for you: call me today, and I’ll show you how having a good real estate agent makes all the difference in the world.

Please visit our Tampa Bay real estate website and see for yourself.

Here’s some good tips about hiring a great real estate agent to list your home:

Tips For Relocating To Tampa Florida

If you have been longing for warmer weather and sandy beaches, you may need tips about relocating to Tampa, Florida. While it isn’t as “tourist-y” as Orlando, it’s popular for those that want to live and work in a location that resembles paradise. There are plenty of tourist attractions that are within an hour of the Tampa Bay area, including the Gulf, Busch Gardens and Cypress Gardens or Tarpon Springs, but relocating to the Tampa Bay area offers a number of choices, when it comes to communities.

The most popular areas may include St. Petersburg, Clearwater and of course, the suburbs of the immediate Tampa vicinity. The best way to dissect the highlights of these areas is to enlist the help of a Tampa real estate professional. In the Florida housing market, there are plenty of great deals to be found and Tampa realtors can find the best bargains in the most promising neighborhoods. The most affordable housing is found in the outlying areas of Tampa’s central business district.

While the average temperature range is 65 to 90 degrees, you can expect plenty of rain, especially during rainy season. This is something to consider, when looking at homes in lower-lying areas or along the shores. There are plenty of ideal housing options for every price range and the beaches are just minutes away, regardless.

To be realistic, living near the Gulf may result in higher insurance premiums, but when looking for a home in the Tampa area, look for non-evacuation areas and homes that have a hip roof without gables and one-story homes. Riverview and parts of Brandon are suburbs recommended by recently-relocated residents, but Tampa real estate agents are aware of plenty of homes that fit lower insurance premium criteria. Renting a condo for a few months is easy to do, for around $1000 a month. This can help you find affordable Tampa homes to purchase, for permanent relocation.

Selecting a Real Estate Pro

One of the very first things you should do before making an investment in Tampa Bay real estate is to test your “staying power”. How long could you afford to make payments towards mortgage, taxes, insurance, repairs and more should the house not rent or sell as hoped? The same way individuals evaluate their ability to “stick with it” can also be used to measure the success of your own real estate agent.

In some respects, Tampa Bay real estate agents are like canaries in a coal mine… they provide a first warning when things might be going wrong.

A few years ago Tampa began to see droves of people switching “careers” into the quick training and easy money of real estate sales, brokers, mortgage brokers, insurance and other real estate related jobs. As condos and new developments sprang up throughout the Tampa Bay area a second tier of construction, home repair, lawn and pool maintenance and other jobs sprang up right behind them. All of these jobs came about through the dramatic increase and low entry point of real estate sales.

In Florida, real estate requires very little training or money to get into…about $500 and a 60 hours. Not a bad investment for the opportunity to make thousands or even tens of thousands from your first sale. During 2005 it required next to nothing to sell a home or condo in Tampa…get a listing and it basically sold itself. Quick easy money. The type of quick easy money that brings out people who like quick easy money. It should come as no surprise the market rapidly became flooded with real estate agents and brokers with less than professional manners, little experience and fly-by-night operations.

So, how can you protect yourself and work with a reputable agent? Use these simple questions to differentiate the best real estate agents from the rest…

1. How long have you been practicing real estate? Was all of that full-time experience?
2. What type of additional training, specialization and expertise do you bring to the table?
3. What tools of the trade do you invest in on a regular basis?
4. How do you keep up with market progress and changes in the local market?
5. What is your sales and listing ratio?
6. Do you have testimonials I can speak with?
7. How do you use technology to communicate with potential buyers and sellers?

How to Find a Great Tampa Real Estate Agent & Save Thousands!

The real estate market in Tampa is in demand. When buying or selling a home, real estate agents are a crucial resource. They can give information about current availability of properties, their prices, financing, terms and conditions, information about housing market and much more. Many a times the real estate agent can prove to be a vital mediator for buying or selling properties for the best possible price. However, all this might turn out to be futile if one ends up choosing a wrong real estate agent.

By choosing a wrong real estate agent, you can end up with wrong advice or miss out on a good deal. Moreover, you might have to pay huge commission and end up gaining nothing. Choosing a wrong real estate agent can cost thousand of dollars. Every year several complaints are registered for being deceived by real estate agent.

With numerous Tampa real estate agents, how does one go about choosing the right real estate agent? The first and the most important aspect for this is the emphasis on experience. Always look for a real estate agent who is experienced in this field. You as a customer wouldn’t ever want to risk your [Read more...]