CometRealtors.com

Everyone wants to _get_ a bargain, but nobody wants to _be_ the bargain.

So how do you send out lowball offers and let the seller know who’s boss? Carefully is the answer.

First, you need realistic expectations, in the sense that you’re not going to get the house for 30% of the 2006 value unless it has massive fire damage or other major repairs to be done. That said, a solid 20%-25% discount off the 2006 highs can be had with some skill and care.

1. Remember how cover letters became an art form in 2004? They still are - but with a different intent. Personally, I love pictures. That said, sellers see through this if you come out of the gate with it, so one has to play this carefully.

2. Find some comparable sales, and then use that to chart downward movement in the market. This gives them a. justification why sell at a lower price and b. a reason to sell NOW instead of “why not rent it out” or “wait to see if it picks up in the spring”. This is something I do in my covers. Show the seller some other house around the corner. Find the data that supports your case - here’s a crafty trick: use the cost per square foot, if the house is small, or overall cost if the house you want is large.

3. Write a lot of offers. Well, frankly, it means a lot of work for the agent, but, c’est la vie. If you send out 20 offers and get 19 “no”’s, who cares, if you get 1 yes at the price you want. Just stay close to the agent, you’ll need your relationships.

4. Carefully monitor the days on market. Overpriced junk is perfect… but only if someone _needs_ to sell and/or is really motivated to sell. If they just couldn’t care less how long it’ll take, you’re unlikely to get much of a bargain since the seller can hold out indefinitely. We’re looking for people making two mortgage payments, or relocating out of area, or facing foreclosure.

5. Show them the effects of rising rates with the new house payment. This monthly sticker price puts it in perspective. This goes into the cover letter.

6. Keep the offer very very clean - clean means short contingencies i.e. 5 days (which is plenty, frankly), don’t “nickel and dime” the seller with junk i.e. you can waive termite if you’re confident, because termite repairs usually don’t cost much compared to a price reduction, and have a strong solid 3% deposits. Deposits are great because they don’t really “cost” anything, but they’re near the top of the contract so they’re noticed right away, and they show you’re serious about closing.

for that matter, (6b) remind them how many deals are falling out of escrow - in the San Fernando Valley last month it was over HALF! That’s crazy-high. There’s a real value to buyers who close. Most of it was financing declines or changes, but a good portion was just skittish buyers hoping to time the market.

7. Point out some other homes you’re considering, to remind them real estate is competitive.

8. One last NON-lowball tip. If you see something well below market, snap it up and don’t be “penny-wise but pound foolish”. For example, a client of mine found a house with a killer hillside city lights view - that was _not_ factored into the price. This added at least $150k to the value. Don’t waste time trying to save on these - but ask for some token concession so the opposing counsel (oops I mean listing agent) thinks that’s your big negotiating point and they did their job.

Good luck and may all your offers be accepted or countered,

RogerV - 323-868-0075 cel :: 818-980-7353 direct home office
www.CometRealtors.com / http://RogerV.YourKWAgent.com/

Below is my newsletter; I’m posting it so you have an example of why you should subscribe! Great tips and news, and it comes out about once a month. You can unsubscribe any time. It’s zero calories, free, and good for you.

happy Friday from RogerV!

— “The price of anything is the amount of life you exchange to get it” — Henry Thoreau.

1. Congrats to PW whose home I put into escrow for full price in 8 days! The market is still definitely moving for well priced property, though the number of transactions are down overall to 619 in July in all of the SF Valley.

2. Prime will come down, for all of you with Home Equity Lines - which will help consumer confidence, but frankly ain’t big enough to matter..it’ll just tap the brakes on a falling / buyer’s market a bit.

3. It’s the perfect time to FLIP! Why? Easier to buy, a bit harder to sell, but the republicans will surely want to spur housing prior to exit to help election prospects, so they’ll probably pressure for lower rates, so as the market moves in waves I expect the market to come up next spring, then fall harder again moving into 09. I don’t make this stuff up, it’s all based on historical research, so call me if you want an earful of it. I’ll proudly say I’ve been quite right lately and getting more accurate with time Remember: more foreclosures = more renters too..and rents are going up, it _can_ i.e. very selectively be a great time to get these, usually buying a foreclosure - which I’m expert at, so call me, I know that game well.

4. It’s been a long time since we spoke~! I’ll be calling many of you to catch up, and what I’m looking to learn is a. how can I make your life better, i.e. by connecting people / referring others to you professionally or to serve your needs + b. Who do you know that needs to convert to fixed, flip a house, sell for top dollar before the market turns further, etc… I’m great at my job, but need referrals, being good isn’t enough - people have to _know_ how I can help i.e. save you $, make you$, etc.

5. THANK YOU THANK YOU THANK YOU to those who have _generously_ donated to make a difference in the world for Lymphoma and Leukemia research. I run 9 miles tommorrow morning - for you, for anyone you know that fought and won, or wasn’t so lucky. Ya know, marathons will change what you think is possible of yourself, call me if it’s a lifetime goal of yours - and pop by and throw in a buck, it helps and matters. Those who have: you rock.
http://www.active.com/donate/tntgla/rogerv

6. If you get an email from the FBI, it’s a scam, ignore it… it’s a variation on the classic Nigerian mail-order scam.

Have a wonderful holiday weekend!

RogerV - www.CometRealtors.com www.CometFunding.com www.CometCredit.com
cel 323-868-0075

Here’s a quick update from RogerV:

1. http://www.active.com/donate/tntgla/rogerv is my marathon fundraising page. I am alive only because of medical research - seriously. While they cannot cure all kinds of cancer yet, they can cure _some_ and mine was one of them. This is my time to give back, so, help me run! Well, you can literally run with me in Honolulu if you like, or you can pay for me to run for you

If you’ve never given much to charity, here’s an easy way to make a positive difference in the world - every $1 counts.

2. Markets are wacky: the 30 fixed Jumbo (over $417,000) spiked from 6.75% to 7.5% - overnight. That’s definitely “crazy”. Oddly, the conforming Fanny/Freddie i.e. clean A-paper 30-year-fixed is down a hair. The # of transactions is up 5%. Certain markets are already turned around; LA is still on it’s way down for a while. My crystal ball is fuzzy but I’d say Dec 2008 if I had to choose a date to bottom out. After that, inflation will change the tide… it’s post election, cyclical timing. Rates on the 30 should be well into the 7’s, so it’s a great time to buy for long term holds i.e. over 7yrs because cost of debt is low, but if you’re planning to buy a starter home for 3 years, then don’t do it now - unless you’ll rent it out when you leave for a few years.

Home-owners, convert to a fixed if you’re gonna stay put, and if you’re not going to stay, it’s a great time to sell. Stay ahead of the christmas buyer’s market, and the market is trending down due to rate pressures.

3. I depend on referrals! Freee moortgage review to anyone, and if you shouldn’t touch it, I’m honest and will tell you so. If I see a way to save you or your friend money I will show you numbers - it’s that simple. Can you please forward this email to a friend who owns a house? Or wants to buy? Sell? Refi? get a foreclosuure to flip?

Last, here’s some advice from my grandma on where to retire -

You can live in Phoenix, Arizona where…..
1. You are willing to park 3 blocks away because you found shade.
2. You’ve experienced condensation on your butt from the hot water in the toilet bowl.
3. You can drive for 4 hours in one direction and never leave town.
4. You have over 100 recipes for Mexican food.
5. You know that “dry heat” is comparable to what hits you in the face when you open your oven door.
6. The 4 seasons are: tolerable, hot, really hot, and ARE YOU KIDDING ME??!!

You can Live in California where…
1. You make over $250,000 and you still can’t afford to buy a house.
2. The fastest part of your commute is going down your driveway.
3. You know how to eat an artichoke.
4. You drive your rented Mercedes to your neighborhood block party.
5. When someone asks you how far something is, you tell them how long it will take to get there rather than how many miles away it is.
6. The 4 seasons are: Fire, Flood, Mud, and Drought

You can Live in New York City where…
1. You say “the city” and expect everyone to know you mean Manhattan.
2. You can get into a four-hour argument about how to get from Columbus Circle to Battery Park, but can’t find Wisconsin on a map.
3. You think Central Park is “nature,”
4. You believe that being able to swear at people in their own language makes you multi-lingual.
5. You’ve worn out a car horn.
6. You think eye contact is an act of aggression.

You can Live in Maine where…
1. You only have four spices: salt, pepper, ketchup, and Tabasco.
2. Halloween costumes fit over parkas.
3. You have more than one recipe for moose.
4. Sexy lingerie is anything flannel with less than eight buttons.
5. The four seasons are: winter, still winter, almost winter, and construction.

You can Live in the Deep South where…
1. You can rent a movie and buy bait in the same store.
2. “y’all” is singular and “all y’all” is plural.
3. “He needed killin’” is a valid defense.
4. Everyone has 2 first names: Billy Bob, Jimmy Bob, Mary Sue, Betty Jean, MARY BETH, etc.

You can live in Colorado where…
1. You carry your $3,000 mountain bike atop your $500 car.
2. You tell your husband to pick up Granola on his way home and he stops at the day care center.
3. A pass does not involve a football or dating.
4. The top of your head is bald, but you still have a pony tail.

You can live in the Midwest where…
1. You’ve never met any celebrities, but the mayor knows your name.
2. Your idea of a traffic jam is ten cars waiting to pass a tractor.
3. You have had to switch from “heat” to “A/C” on the same day.
4. You end sentences with a preposition: “Where’s my coat at?”
5. When asked how your trip was to any exotic place, you say, “It was different!”

AND You can live in Florida where..

1. You eat dinner at 3:15 in the afternoon.
2. All purchases include a coupon of some kind — even houses and cars.
3. Everyone can recommend an excellent dermatologist.
4. Road construction never ends anywhere in the state.
5. Cars in front of you are often driven by headless people.

This post will be a work in progress, and I’ll keep things updated. Generally, exact boundaries can be tough, in hilly areas especially i.e. Carpenter School District.

If you’re considering making a move for school reasons, we’ve got you covered. Below is a list of the very best schools in Los Angeles Metro, as found by reviewing scores on www.GreatSchools.net (which is a great site, if you’re looking for that data). What you WON’T find on Great schools? The boundaries.

So, I called ‘em all, and have it here for you. I guarantee other Realtors will rip off my work, but c’est la vie - I care about helping clients like yourself. We seperate out the best elementary schools and best high schools below.

1. BEVERLY HILLS. Yep, it’s the most expensive, and yes, it’s certainly the nicest. Beverly Hills is a reputation for a reason - it’s a wonderful place to live, arguably the nicest city in the world. It’s much more green and verdant than neighboring cities, cleaner and better patroled, and quieter. That said, there are a few places in Beverly Hills not worthy of it’s reputation and not terribly glamorous, further south.

Fairburn Avenue Schools —
Rating:10
Boundaries: from Santa Monica to Wilshire between Sepulveda and Club View

More to follow.

3614 W Magnolia Blvd.
Burbank, CA 91504
(818) 846-9100 Porto’s Bakery
Category: Bakeries, Latin American
Neighborhood: North Hollywood
Note: there’s an original location in Glendale, however, having been to both, Burbank is easily superior for decor. I’ve not compared the selection, but Burbank is larger so I daresay they have more.

One of my favorite places in all of Los Angeles. Beware, there’s a hefty line on the weekends. Sensibly priced, and perfectly done imaginitive pastries is what I go for, like coconut strudel, mango empenadas, and much more. Thee basics, like butter croissant and capuccino are fabulous as well. For carnivores, try the medianoche sandwich (only $3.85!). They have a strange fedex efficiency, with the waiter wearing a headset - it’s a business in that perfect sweet spot between small family run place with attention to detail, and the efficiency of a walmart - these guys could go big time.

When you occasionally have a really bad day, and you just need to take it out on someone, don’t take it out on someone you know, take it out on someone you don’t know. I was sitting at my desk when I remembered a phone call I’d forgotten to make. I found the number and dialed it.

A man answered, saying “Hello.” I politely said, “This is Chris. Could I please speak with Robyn Carter?” Suddenly a manic voice yelled out in my ear “Get the right f***ing number!” and the phone was slammed down on me. I couldn’t believe that anyone could be so rude .

When I tracked down Robyn’s correct number to call her, I found that I had accidentally transposed the last two digits. After hanging up with her, I decided to call the ‘wrong’ number again. When the same guy answered the phone, I yelled “You’re an a**hole!” and hung up.

I wrote his number down with the word ‘a**hole’ next to it, and put it in my desk drawer. Every couple of weeks, when I was paying bills or had a really bad day, I’d call him up and yell, “You’re an a**hole!” It always cheered me up.

When Caller ID was introduced, I thought my therapeutic ‘a**hole’ calling would have to stop. So, I called his number and said, “Hi, this is John Smith from the telephone company. I’m calling to see if you’re familiar with our Caller ID Program?” He yelled “NO!” and slammed down the phone. I quickly called him back and said, “That’s because you’re an a**hole!” and hung up.

One day I was at the store, getting ready to pull into a parking Spot. Some guy in a black BMW cut me off and pulled into the spot I had patiently waited for. I hit the horn and yelled that I’d been waiting for that spot, but the idiot ignored me. I noticed a “For Sale” sign in his back window, so I wrote down his number. A couple of days later, right after calling the first a**hole (I had is number on speed dial,) I thought that I’d better call the BMW a**hole, too.

I said, “Is this the man with the black BMW for sale?” He said, “Yes, it is.” I asked, “Can you tell me where I can see it?” He said, “Yes, I live at 34 Oaktree Blvd, in Fairfax. It’s a yellow ranch, and the car’s parked right out in front.”

I asked, “What’s your name?” He said, “My name is Don Hansen,” I asked, “When’s a good time to catch you, Don?” He said, “I’m home every evening after five.”

I said, “Listen, Don, can I tell you something?”

He said, “Yes?”

I said, “Don, you’re an a**hole!”

Then I hung up, and added his number to my speed dial, too.

Now, when I had a problem, I had two a**holes to call.

Then I came up with an idea. I called a**hole #1. He said, “Hello.” I said, “You’re an a**hole!” (But I didn’t hang up.) He asked, “Are you still there?” I said, “Yeah,” He screamed, “Stop calling me,” I said, “Make me,” He asked, “Who are you?” I said, “My name is Don Hansen.” He said, “Yeah? Where do you live?” I said, “A**hole, I live at 34 Oaktree Blvd, in Fairfax, a yellow ranch, I have a black Beamer parked in front.” He said, “I’m coming over right now, Don. And you had better start saying your prayers.” I said, “Yeah, like I’m really scared, a**hole,” and hung up.

Then I called A**hole #2. He said, “Hello?” I said, “Hello, a**hole,” He yelled, “If I ever find out who you are…” I said, “You’ll what?” He exclaimed, “I’ll kick your ass,” I answered, “Well, a**hole, here’s your chance. I’m coming over right now.”

Then I hung up and immediately called the police, saying that I lived at 34 Oaktree Blvd, in Fairfax, and that I was on my way over there to kill my gay lover.

Then I called Channel 9 News about the gang war going down in Oaktree Blvd. in Fairfax.

I quickly got into my car and headed over to Fairfax. I got there just in time to watch two a**holes beating the crap out of each other in front of six cop cars, an overhead news helicopter and surrounded by a news crew.

NOW I feel much better. Anger management really does work.

Yeaaaay! I have a forum to put my knowledge, skills, and experiences into the public knowledge pool. For new readers, let me introduce myself - I’m RogerV. I’m a realtor and mortgage broker specializing in money-making real estate. If you need a touchy-feely realtor to talk about your twelve cats and sing kumbaya with you, then I’ll need to refer you to someone else. If you want to buy a home for the purpose of making money, you found the right guy.

I’m also a human. An aware human. A human who savors life and experience - so I’ll be putting news about life in Los Angeles up, like favorite restaurants, blurbs about life. Your home is central to who you are, and you spend a lot of time there. Hopefully, it’s a reflection of you, of the life you want, and if it’s not - call me, I can help. A home is more than just shelter. You spend many of your most precious times there - time with loved ones, eating, even sleeping well is a major portion of life. You deserve your dream home - though it will usually take a few steps to get there, each one closer to what you really want. If you’re a first time buyer, step one is to get _in_ the game - for both financial reasons, and lifestyle reasons.

I love my clients, which may include you. Seriously, I take their needs and desires and dreams very personally, and find tremendous fulfillment in helping you take a forward step for a major factor in your life. I’m also very trained - so please let me show you what I can do for you. The relationship begins with a phone call, and hopefully, never ends - most of my clients are repeat clients.

Looking forward to helping you make money and live well,
RogerV
P.S. I have a wonderful girlfriend, named Lidia, who’s very sharp, has an MBA in psychology, and is easy on the eyes. She may be posting her thoughts on favorite LA metro locations, day trips and other lifestyle tidbits to enrich your life.
P.P.S. If you’re a parent - welcome! I have a wonderful son about to turn four - so I’m very much into researching schools. If you’re concerned about school district, ask me - i’m all over it. More to follow on this.

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