Pre-Foreclosure/ Foreclosure Experiance

[Hunter Gibson]

Hi everyone, I am looking to learn more about Pre-Foreclosure/ Foreclosure homes and how to buy them. If anybody could give me any pointers that would be great. If anybody has actual experience that would be AWESOME!! 

Thanks for all the help & I look forward to hearing from you 

[John Slater]

Quote from @Hunter Gibson:

Hi everyone, I am looking to learn more about Pre-Foreclosure/ Foreclosure homes and how to buy them. If anybody could give me any pointers that would be great. If anybody has actual experience that would be AWESOME!! 

Thanks for all the help & I look forward to hearing from you 

 Hi Hunter.  Pre-foreclosures has been my world for the last 10 years nearly.  I have bought them as flips as investor, and listed them as an agent when flip doesn't make sense.  Let's connect.

[Blake B.]

Foreclosures are my bread and butter. My approach is probably fairly unique in that if the homeowner wants to keep the house and would traditionally not be able to, I point them in the direction of their equitable remedies and have had success helping folks keep their house and work out a sweet deal with the finance company to boot; I've retained a minority equity stake in the properties as a result.

In the case where it's a non-owner occupied property and the investor no longer wants the headache, I negotiate either an acquisition in trust of the LLC/Corporation that is holding the deed, or have the deed quit claimed to me individually. I'm primarily in a judicial foreclosure state and so that's where the fun lies for me because I create standing for myself to beat the bank/finance company at their own game and walk away with either the paper or the property free and clear. This is a long-term strategy for me as litigation can take years in some cases, but with a decent backlog of these types of foreclosures, especially commercial properties, it's well worth the time investment!

[Shawn Shawnell]

Quote from @Shawn Shawnell:

Quote from @Hunter Gibson:

Hi everyone, I am looking to learn more about Pre-Foreclosure/ Foreclosure homes and how to buy them. If anybody could give me any pointers that would be great. If anybody has actual experience that would be AWESOME!! 

Thanks for all the help & I look forward to hearing from you 

 I see that you're in SLC, so I'm I. How's your search for pre-foreclosure's going?

I am still looking for the best place to find connections or information on where I can get pre-foreclosures. So as of now not very well. How about you?

[Steven Taylor]

I am looking to learn more about pre-foreclosures and foreclosures in MA and NH as well.  Any advice or help would be greatly appreciated.   Thanks!

Steven 

[Blake B.]

Quote from @Marty Boardman:

Hey Hunter! I've been buying pre-foreclosures and at the auction (Trustee's Sales and Sheriff's Sales) since 2002 in Arizona, Illinois and Wisconsin.

Each state has a unique set of rules for how the process works (judicial and non-judicial states). Utah is a non-judicial state, which means that the procedure is governed by state statute.

As a beginner, I think it's best to focus on pre-foreclosures. As a Realtor you will need to be careful and disclose that you're a licensed real estate professional when negotiating with sellers in foreclosure. You may also want to notify your broker.

I've found it's best to approach homeowners in foreclosure when their auction date is 30 days (or less away) because they have limited options at this point. Here's a link to Lundberg and Associates, they're one of the top foreclosure law firms in Utah: https://www.lundbergfirm.com/f...

Are you looking to do foreclosure deals for yourself, or for your clients?

 I just reread this post and the part about focusing on leads where they have no other options completely changed how I think about prospecting...I've been focusing on the new foreclosures because I have so much value to give...but, better to talk to the people who can use my value the most today!

[Marty Boardman]

Quote from @Blake B.:

Quote from @Marty Boardman:

Hey Hunter! I've been buying pre-foreclosures and at the auction (Trustee's Sales and Sheriff's Sales) since 2002 in Arizona, Illinois and Wisconsin.

Each state has a unique set of rules for how the process works (judicial and non-judicial states). Utah is a non-judicial state, which means that the procedure is governed by state statute.

As a beginner, I think it's best to focus on pre-foreclosures. As a Realtor you will need to be careful and disclose that you're a licensed real estate professional when negotiating with sellers in foreclosure. You may also want to notify your broker.

I've found it's best to approach homeowners in foreclosure when their auction date is 30 days (or less away) because they have limited options at this point. Here's a link to Lundberg and Associates, they're one of the top foreclosure law firms in Utah: https://www.lundbergfirm.com/f...

Are you looking to do foreclosure deals for yourself, or for your clients?

 I just reread this post and the part about focusing on leads where they have no other options completely changed how I think about prospecting...I've been focusing on the new foreclosures because I have so much value to give...but, better to talk to the people who can use my value the most today!

Smart strategy Blake! The last two pre-foreclosure deals I closed the homeowner had just 24 hours left until their auction. I was able to save them from a terrible financial outcome.

[Blake B.]

Wow! 24 hrs huh? If it was a non-judicial state, did you file a TRO or something?

[Blake B.]

Quote from @Marty Boardman:

Quote from @Blake B.:

Quote from @Marty Boardman:

Hey Hunter! I've been buying pre-foreclosures and at the auction (Trustee's Sales and Sheriff's Sales) since 2002 in Arizona, Illinois and Wisconsin.

Each state has a unique set of rules for how the process works (judicial and non-judicial states). Utah is a non-judicial state, which means that the procedure is governed by state statute.

As a beginner, I think it's best to focus on pre-foreclosures. As a Realtor you will need to be careful and disclose that you're a licensed real estate professional when negotiating with sellers in foreclosure. You may also want to notify your broker.

I've found it's best to approach homeowners in foreclosure when their auction date is 30 days (or less away) because they have limited options at this point. Here's a link to Lundberg and Associates, they're one of the top foreclosure law firms in Utah: https://www.lundbergfirm.com/f...

Are you looking to do foreclosure deals for yourself, or for your clients?

 I just reread this post and the part about focusing on leads where they have no other options completely changed how I think about prospecting...I've been focusing on the new foreclosures because I have so much value to give...but, better to talk to the people who can use my value the most today!

Smart strategy Blake! The last two pre-foreclosure deals I closed the homeowner had just 24 hours left until their auction. I was able to save them from a terrible financial outcome.

Wow! 24 hrs huh? If it was a non-judicial state, did you file a TRO or something?



Wow! 24 hrs huh? If it was a non-judicial state, did you file a TRO or something?

[Marty Boardman]

Quote from @Blake B.:

Quote from @Marty Boardman:

Quote from @Blake B.:

Quote from @Marty Boardman:

Hey Hunter! I've been buying pre-foreclosures and at the auction (Trustee's Sales and Sheriff's Sales) since 2002 in Arizona, Illinois and Wisconsin.

Each state has a unique set of rules for how the process works (judicial and non-judicial states). Utah is a non-judicial state, which means that the procedure is governed by state statute.

As a beginner, I think it's best to focus on pre-foreclosures. As a Realtor you will need to be careful and disclose that you're a licensed real estate professional when negotiating with sellers in foreclosure. You may also want to notify your broker.

I've found it's best to approach homeowners in foreclosure when their auction date is 30 days (or less away) because they have limited options at this point. Here's a link to Lundberg and Associates, they're one of the top foreclosure law firms in Utah: https://www.lundbergfirm.com/f...

Are you looking to do foreclosure deals for yourself, or for your clients?

 I just reread this post and the part about focusing on leads where they have no other options completely changed how I think about prospecting...I've been focusing on the new foreclosures because I have so much value to give...but, better to talk to the people who can use my value the most today!

Smart strategy Blake! The last two pre-foreclosure deals I closed the homeowner had just 24 hours left until their auction. I was able to save them from a terrible financial outcome.

Wow! 24 hrs huh? If it was a non-judicial state, did you file a TRO or something?



Wow! 24 hrs huh? If it was a non-judicial state, did you file a TRO or something?

No injunction needed, I called the attorney and told them I had the funds to reinstate the loan. They sent me the figure with wiring instructions and I sent the money to bring the loan current. This cancelled the auction. Of course, I had the deed in hand signed by the seller prior to doing this (subject-to).

[Arjun Epu]

i am looking for pre-foreclosures in Houston tx 

[G Pyros]

Quote from @Marty Boardman:

Quote from @Shenell Caldeira:

Aloha!  I am looking at a pre-foreclosure now in Hawaii, how do you contact the bank or what would be the first step?

In the pre-foreclosure phase the ONLY person you can talk to is the owner of the property. That's who you contact to make a deal. As @Chris Seveney noted, the bank won't provide you any info. You're not the borrower and you have no vested interest in the property.

The FIRST step is to verify that there is still an auction date scheduled and the case is active. You don't want to waste time contacting the owner if they're not in foreclosure anymore. You do this by calling the foreclosing attorney (or checking their website). If the case is still active the next step is to make contact with the owner. Write them a letter, track down their phone number to call and/or text and knock on their door. But I recommend waiting to do any of these things until there are 30 days or less left before the sale. By this time the seller is running out of options and will be more willing discount their price.

Good luck Shenell!

 Marty, this is good advice. So only contact the attorney to see if the foreclosure is still active? This is the only question to ask the attorney? What about asking if the seller is motivated/interested to sell? Can the attorney "broker" this deal or not their job?

[Eliott Elias]

What specific questions do you have? It is like buying any other property. You approach the seller, and work a deal directly with them. You make sure you get the property closed before the foreclosure date.

[Marty Boardman]

Quote from @G Pyros:

Quote from @Marty Boardman:

Quote from @Shenell Caldeira:

Aloha!  I am looking at a pre-foreclosure now in Hawaii, how do you contact the bank or what would be the first step?

In the pre-foreclosure phase the ONLY person you can talk to is the owner of the property. That's who you contact to make a deal. As @Chris Seveney noted, the bank won't provide you any info. You're not the borrower and you have no vested interest in the property.

The FIRST step is to verify that there is still an auction date scheduled and the case is active. You don't want to waste time contacting the owner if they're not in foreclosure anymore. You do this by calling the foreclosing attorney (or checking their website). If the case is still active the next step is to make contact with the owner. Write them a letter, track down their phone number to call and/or text and knock on their door. But I recommend waiting to do any of these things until there are 30 days or less left before the sale. By this time the seller is running out of options and will be more willing discount their price.

Good luck Shenell!

 Marty, this is good advice. So only contact the attorney to see if the foreclosure is still active? This is the only question to ask the attorney? What about asking if the seller is motivated/interested to sell? Can the attorney "broker" this deal or not their job?

The only information the attorney will provide you is whether or not the case is active, cancelled or postponed. The attorney works for the bank, not the borrower (homeowner). The attorney won't know or won't care if the homeowner is interested in selling. And no, the attorney can't broker the sale of the property.

It's very simple, if you want to buy a house in foreclosure prior to the auction you MUST deal directly with homeowner. That is the only person/s that can sell you the property. You're wasting your time contacting or speaking with anyone else other than the homeowner/s.

[G Pyros]

Quote from @Marty Boardman:

Quote from @G Pyros:

Quote from @Marty Boardman:

Quote from @Shenell Caldeira:

Aloha!  I am looking at a pre-foreclosure now in Hawaii, how do you contact the bank or what would be the first step?

In the pre-foreclosure phase the ONLY person you can talk to is the owner of the property. That's who you contact to make a deal. As @Chris Seveney noted, the bank won't provide you any info. You're not the borrower and you have no vested interest in the property.

The FIRST step is to verify that there is still an auction date scheduled and the case is active. You don't want to waste time contacting the owner if they're not in foreclosure anymore. You do this by calling the foreclosing attorney (or checking their website). If the case is still active the next step is to make contact with the owner. Write them a letter, track down their phone number to call and/or text and knock on their door. But I recommend waiting to do any of these things until there are 30 days or less left before the sale. By this time the seller is running out of options and will be more willing discount their price.

Good luck Shenell!

 Marty, this is good advice. So only contact the attorney to see if the foreclosure is still active? This is the only question to ask the attorney? What about asking if the seller is motivated/interested to sell? Can the attorney "broker" this deal or not their job?

The only information the attorney will provide you is whether or not the case is active, cancelled or postponed. The attorney works for the bank, not the borrower (homeowner). The attorney won't know or won't care if the homeowner is interested in selling. And no, the attorney can't broker the sale of the property.

It's very simple, if you want to buy a house in foreclosure prior to the auction you MUST deal directly with homeowner. That is the only person/s that can sell you the property. You're wasting your time contacting or speaking with anyone else other than the homeowner/s.

 Understand. I called a few leads for pre-foreclosures. Some attorneys this question was very normal, had a system and prepared, others weren't and said "I need to ask the attorney"

I am simply asking; "I am inquiring about property XX if it is still active in foreclosure"

Is this safe to ask? Anything I can add or more information? What about stage of foreclosure?

[Marty Boardman]

Quote from @G Pyros:

Quote from @Marty Boardman:

Quote from @G Pyros:

Quote from @Marty Boardman:

Quote from @Shenell Caldeira:

Aloha!  I am looking at a pre-foreclosure now in Hawaii, how do you contact the bank or what would be the first step?

In the pre-foreclosure phase the ONLY person you can talk to is the owner of the property. That's who you contact to make a deal. As @Chris Seveney noted, the bank won't provide you any info. You're not the borrower and you have no vested interest in the property.

The FIRST step is to verify that there is still an auction date scheduled and the case is active. You don't want to waste time contacting the owner if they're not in foreclosure anymore. You do this by calling the foreclosing attorney (or checking their website). If the case is still active the next step is to make contact with the owner. Write them a letter, track down their phone number to call and/or text and knock on their door. But I recommend waiting to do any of these things until there are 30 days or less left before the sale. By this time the seller is running out of options and will be more willing discount their price.

Good luck Shenell!

 Marty, this is good advice. So only contact the attorney to see if the foreclosure is still active? This is the only question to ask the attorney? What about asking if the seller is motivated/interested to sell? Can the attorney "broker" this deal or not their job?

The only information the attorney will provide you is whether or not the case is active, cancelled or postponed. The attorney works for the bank, not the borrower (homeowner). The attorney won't know or won't care if the homeowner is interested in selling. And no, the attorney can't broker the sale of the property.

It's very simple, if you want to buy a house in foreclosure prior to the auction you MUST deal directly with homeowner. That is the only person/s that can sell you the property. You're wasting your time contacting or speaking with anyone else other than the homeowner/s.

 Understand. I called a few leads for pre-foreclosures. Some attorneys this question was very normal, had a system and prepared, others weren't and said "I need to ask the attorney"

I am simply asking; "I am inquiring about property XX if it is still active in foreclosure"

Is this safe to ask? Anything I can add or more information? What about stage of foreclosure?

All you need to provide is the case number, trustee's sale number, etc. They should be able to look it up in their system and tell you if it's still scheduled for auction.

Ask this..."hello, I was calling about case #1234 or trustee's sale #1234...can you tell me if this is auction is still scheduled for 1234 date...or has it been postponed or cancelled?"

Most attorneys have an automated number or website you can check with the case number to verify. It's only the small, less sophisticated law firms that make you call them and speak to a rep.

[Josh H.]

Hi all, just getting into the world of foreclosures after building new construction for the last six years.

I have the data mining of pre-foreclosures and auction detail down.

I’m wondering what kind of documents/purchase agreements are needed or work best? 

Also, I know someone who shows up knocking on a door with certified checks for certain situations. Is this common practice to close a deal? 

Any info would be helpful and appreciated. Looking to turn my leads into deals!

Thx 

[Anup Jung Karki]

Hi John, do you do foreclosure deals around DFW? I would like to check it out. Also, all foreclosures cannot be inspected, I read some can be inspected, however, if it; 's a cosmetic problem I have no problem buying it in, as I am looking to invest in the DFW market at the moment. 

[Dee Mandrekar]

Quote from @Olivia Grabka:

@Hunter Gibson. - message me, I can send you my script & strategy. Our entire business is pre foreclosure prospecting.

 Hello Olivia. I would be interested in learning more about the Foreclosure strategies. can we connect pls.

[Mai Xiong]

Quote from @Marty Boardman:

Hey Hunter! I've been buying pre-foreclosures and at the auction (Trustee's Sales and Sheriff's Sales) since 2002 in Arizona, Illinois and Wisconsin.

Each state has a unique set of rules for how the process works (judicial and non-judicial states). Utah is a non-judicial state, which means that the procedure is governed by state statute.

As a beginner, I think it's best to focus on pre-foreclosures. As a Realtor you will need to be careful and disclose that you're a licensed real estate professional when negotiating with sellers in foreclosure. You may also want to notify your broker.

I've found it's best to approach homeowners in foreclosure when their auction date is 30 days (or less away) because they have limited options at this point. Here's a link to Lundberg and Associates, they're one of the top foreclosure law firms in Utah: https://www.lundbergfirm.com/f...

Are you looking to do foreclosure deals for yourself, or for your clients?

 Hi Marty!  You had auctioned pre-foreclosures home from WI before, my question is that should I always do title search for all properties I will bid at the auction or can I assumed all other liens beside the lien that foreclosed the property is cleared already by the time the auction is happening?  I asked because for my first auction property, I have a title company do title search on the property, but now I want to auction multiple properties, should I do title search for all properties?  I asked because I heard some states make sure all other liens cleared except the one that foreclosed the property is the only one active.  I would greatly appreciate your response!

[Chad Dunham]

Quote from @Dee Mandrekar:

Quote from @Olivia Grabka:

@Hunter Gibson. - message me, I can send you my script & strategy. Our entire business is pre foreclosure prospecting.

 Hello Olivia. I would be interested in learning more about the Foreclosure strategies. can we connect pls.

 Hi Dee, I would be interested in that script and strategy! I keep trying to find a way to find more foreclosures.

[Michael Brian david]

Quote from @Mai Xiong:

Quote from @Marty Boardman:

Hey Hunter! I've been buying pre-foreclosures and at the auction (Trustee's Sales and Sheriff's Sales) since 2002 in Arizona, Illinois and Wisconsin.

Each state has a unique set of rules for how the process works (judicial and non-judicial states). Utah is a non-judicial state, which means that the procedure is governed by state statute.

As a beginner, I think it's best to focus on pre-foreclosures. As a Realtor you will need to be careful and disclose that you're a licensed real estate professional when negotiating with sellers in foreclosure. You may also want to notify your broker.

I've found it's best to approach homeowners in foreclosure when their auction date is 30 days (or less away) because they have limited options at this point. Here's a link to Lundberg and Associates, they're one of the top foreclosure law firms in Utah: https://www.lundbergfirm.com/f...

Are you looking to do foreclosure deals for yourself, or for your clients?

 Hi Marty!  You had auctioned pre-foreclosures home from WI before, my question is that should I always do title search for all properties I will bid at the auction or can I assumed all other liens beside the lien that foreclosed the property is cleared already by the time the auction is happening?  I asked because for my first auction property, I have a title company do title search on the property, but now I want to auction multiple properties, should I do title search for all properties?  I asked because I heard some states make sure all other liens cleared except the one that foreclosed the property is the only one active.  I would greatly appreciate your response!

 Hi Mai! Good questions!

You should ALWAYS do a title search of any property your looking to auction for. You need to make sure how many liens there are, and what lien are you going to be bidding on. You always want to make sure your bidding on 1st lien( usually the mortgage) because then "normally" any other liens are not your responsibility and fall off from your responsibility(they can make a claim on any excess proceeds from the auction sale).

If your title search shows the 2nd lien being foreclosed on, well now your caught in the middle. And if you win that auction, there is still a primary lien attached to the property and the old owner. Which most likely they will not continue to make payments on(if they didnt stop much earlier making payments) and that lien would also likely default. Your only chance there is to speak to the owner directly to see if they can assign the mortgage or you can take over subject-to to avoid them getting the foreclosure on their record for 10 years. or just send a check to the bank for the balance due, I'm sure they wont mind this at all lol

[David Randolph]

@Hunter Gibson  I have 14 years experience negotiating and buying Short Sales which are "pr-foreclosure". The process is Federal and the "same" across the whole United States.  I have a free video and slides on where to find them and a 20 case study if you want to connect with me.

[Ron S.]

Quote from @David Randolph:

@Hunter Gibson  I have 14 years experience negotiating and buying Short Sales which are "pr-foreclosure". The process is Federal and the "same" across the whole United States.  I have a free video and slides on where to find them and a 20 case study if you want to connect with me.

 For better or for worse, we aren't "federally" in a short sale environment anywhere in the country at this point in time (Yes, maybe one neighborhood in one city may have disproportionate value to debt, but not on ANY large scale ANYWHERE). Also, short sales are not always "pre foreclosure". You can be current on your mortgage and do a short sale if the math works.

[David Randolph]

Quote from @Ron S.:

Quote from @David Randolph:

@Hunter Gibson  I have 14 years experience negotiating and buying Short Sales which are "pr-foreclosure". The process is Federal and the "same" across the whole United States.  I have a free video and slides on where to find them and a 20 case study if you want to connect with me.

 For better or for worse, we aren't "federally" in a short sale environment anywhere in the country at this point in time (Yes, maybe one neighborhood in one city may have disproportionate value to debt, but not on ANY large scale ANYWHERE). Also, short sales are not always "pre foreclosure". You can be current on your mortgage and do a short sale if the math works.

 What I meant by Federal and “same” across the country is that the banks RMA (Request for Mortgage Assistance) form you get from the bank is the same form in all “50” states. The “process” is the same as opposed to how the marketing is different in each state depending on whether it is a judicial process (court filings with a judge) or non judicial ( Lender simply posting in a legal newspaper)

Yes,a short sale can be done by a homeowner without a foreclosure date if they are being relocated by their Company more than 50 miles but in this group we are real estate investors and it is hard to target a “list” of those home owners who may have received a job promotion AND think their home is worth less than the total debt. So for me for 14 years I do the ones who have missed a payment (both those with a foreclosure date and those that don’t have a posted foreclosure date Yet), that is my experience. 

[Ron S.]

Quote from @David Randolph:

Quote from @Ron S.:

Quote from @David Randolph:

@Hunter Gibson  I have 14 years experience negotiating and buying Short Sales which are "pr-foreclosure". The process is Federal and the "same" across the whole United States.  I have a free video and slides on where to find them and a 20 case study if you want to connect with me.

 For better or for worse, we aren't "federally" in a short sale environment anywhere in the country at this point in time (Yes, maybe one neighborhood in one city may have disproportionate value to debt, but not on ANY large scale ANYWHERE). Also, short sales are not always "pre foreclosure". You can be current on your mortgage and do a short sale if the math works.

 What I meant by Federal and “same” across the country is that the banks RMA (Request for Mortgage Assistance) form you get from the bank is the same form in all “50” states. The “process” is the same as opposed to how the marketing is different in each state depending on whether it is a judicial process (court filings with a judge) or non judicial ( Lender simply posting in a legal newspaper)

Yes,a short sale can be done by a homeowner without a foreclosure date if they are being relocated by their Company more than 50 miles but in this group we are real estate investors and it is hard to target a “list” of those home owners who may have received a job promotion AND think their home is worth less than the total debt. So for me for 14 years I do the ones who have missed a payment (both those with a foreclosure date and those that don’t have a posted foreclosure date Yet), that is my experience. 

We haven't been in a short sale environment in at least five years, and probably more, on any level outside of some small blighted neighborhood or over speculated concentrated area. if you can earn a living on short sales in this environment, good for you.

[David Randolph]

Quote from @Ron S.:

Quote from @David Randolph:

Quote from @Ron S.:

Quote from @David Randolph:

@Hunter Gibson  I have 14 years experience negotiating and buying Short Sales which are "pr-foreclosure". The process is Federal and the "same" across the whole United States.  I have a free video and slides on where to find them and a 20 case study if you want to connect with me.

 For better or for worse, we aren't "federally" in a short sale environment anywhere in the country at this point in time (Yes, maybe one neighborhood in one city may have disproportionate value to debt, but not on ANY large scale ANYWHERE). Also, short sales are not always "pre foreclosure". You can be current on your mortgage and do a short sale if the math works.

 What I meant by Federal and “same” across the country is that the banks RMA (Request for Mortgage Assistance) form you get from the bank is the same form in all “50” states. The “process” is the same as opposed to how the marketing is different in each state depending on whether it is a judicial process (court filings with a judge) or non judicial ( Lender simply posting in a legal newspaper)

Yes,a short sale can be done by a homeowner without a foreclosure date if they are being relocated by their Company more than 50 miles but in this group we are real estate investors and it is hard to target a “list” of those home owners who may have received a job promotion AND think their home is worth less than the total debt. So for me for 14 years I do the ones who have missed a payment (both those with a foreclosure date and those that don’t have a posted foreclosure date Yet), that is my experience. 

We haven't been in a short sale environment in at least five years, and probably more, on any level outside of some small blighted neighborhood or over speculated concentrated area. if you can earn a living on short sales in this environment, good for you.

 WOW, in my opinion that is short sighted. No disrespect but  "Can not make a living" are you talking about MASS foreclosures and then the MASSES doing short sales all over the news and FOX and CNN?  If so I would agree.  But there is NO masses in real estate. I have "made a living" at it for 14 years (actually contributed to my $3.5 Million in my IRAS that I hard money lend) and St. Louis county Missouri and St. Charles county are not Blighted neighborhoods. We might as well shut down BIGGER POCKETS because there are no good houses for people to buy and make any money off. NONE of it is in the MASSES.  This is about being there to help that individual homeowner out with their problem.