All Forum Posts by: Brian Kempler

I have some 5 acres parcels in Hudspeth County Texas. What I'm doing to disposition them right now is:

1. Facebook Marketplace
2. land.com
3. Flat fee MLS listing

I am thinking of adding

4. Neighbor letter campaign (but there are no nearby towns)
5. Bandit Signs in El Paso: "5 acres land for sale. 0 down. No bank loan. {Phone}"

I already know terms are crucial so I'm offering 0 down, then $99/month until paid off. Interest is a reasonable 7% and the price/acre is in line with comps.

About 10 leads on Facebook so far. No commitments. Land.com and MLS haven't turned any results in 2 weeks.

What other ideas do you guys have for marketing land for sale. Disposition is the hard part, for desert land at least.

A 2nd lawyer told me more than 6 months CFDs are illegal :/ We'll switch to buying and selling LLC interest

Contract for deed works for us too. I'd still like to hear if anyone knows whether 30 year CFDs can be done in Texas

A deed of trust/lien position is a lender position right? I'm looking to gain equitable interest. 

Also, you didn't mention it but I am also specifically not asking about seller finance, it is an option but not the topic of this thread.

Attorney Alan Ceskher: "No. 181 day contract for deeds are not allowed" (in Texas)

Older threads here said they are allowed. But maybe those threads are out of date.

Anyone do a CFD of more than 6 months recently?

I'd also appreciate any other Texas attorney referrals who can handle CFD paperwork.

Banks don't like 2nds at closing. Also seller credits are limited to 6% and must be non-cash rebates.

I talked it over with my partner. We'll ask a real estate attorney about issuing a "home improvement loan" after the sale. It won't attach to the house to keep the loan at arms length away from the sale itself. 

I would like to credit back a portion of my buyer's down payment on a house, say a few days after closing. We'll then write a promissory note for the amount, maybe attached by mortgage (if not, a lawyer said attaching a judgement lien upon default isn't too hard, provided no chapter 7 bankruptcy filing).

Has anyone done this post closing? Were both parties content with the outcome?

To clarify, when I refer to private lenders, I mean individuals acting as lenders. Not hard money lenders or institutions.

I think they would not object right? I am trying to get some on board now.

I'm moving overseas for a while which will make embassy scheduling tough for notarizations that require wet signatures. Remote online notarization is more common these days outside real estate. But from personal experience, most institutional lenders and hard money lenders require wet signed documents (RON is not accepted).

I don't think private lenders would have this requirement, unless title companies encourage wet sign as standard practice. Has anyone been involved in a private lender transaction and used remote online notarization? RON is different from mobile notary by the way.

 Thank you, can I email this to them most of the time? I am not local so I can't meet them in person