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All Forum Posts by: Mark Towey

Mark Towey has started 5 posts and replied 25 times.

Post: Tying buyer agent commission to tougher pricing

Mark ToweyPosted
  • Real Estate Agent
  • Wichita, KS
  • Posts 25
  • Votes 9
Quote from @James McGovern:

I will be listing a property and want to create a tiered buyer commission -

- 1% offer at list or below 

- 1.5% offer between 190 and 220

- 2% offer above 220

an additional 0.5% for offers that require minimal or no addressing of inspection issues or other requests that cost seller money

thoughts?


 I'm curious to know if you still decided to do the tiered buyer agent commission after hearing these responses?

Post: How Can an Agent Be Truly Valuable to Investor Clients?

Mark ToweyPosted
  • Real Estate Agent
  • Wichita, KS
  • Posts 25
  • Votes 9

I want to help more investor clients. What are key things they look for in an agent partner?

Post: Buying a property without an agent

Mark ToweyPosted
  • Real Estate Agent
  • Wichita, KS
  • Posts 25
  • Votes 9
Quote from @Colleen F.:

@Diana Reinfeld Yes you can do it and we have done it however recently this NAR settlement has made it an issue. Our experience is it is harder to see a property through the sellers agent, now this may be the function of what the particular market is like. Even if you request to see the property through the sellers agent sometimes someone else shows it and that means a buyers agent agreement for that house or a specific time period. Open houses are a possibility too. Illinois is an attorney state as opposed to a title company state so you will need a lawyer to review the contract anyway so it is a possibility to use one for the offer. You would have to be aware of any specific inspection etc in Chicago. You also want to know the rental laws if you are buying into rent control etc. which even having a RE agent won't guarantee.


 When you say that Illinois is an attorney state opposed to a title company state, what do you mean by that?

@Bruce Lynn Bruce, I first want to say thank you for responding to my post. This is all very good advice and as a young and still currently inexperienced agent I can definitely work to put some of these things into practice. Just a couple questions I got for you based off your response. 
1. what do you men's PODs set up in the neighborhood?

2. When you first started out as a realtor, woukd you do a lot of cold calling or would you say more of your business came from your sphere of influence?

Hey everyone — I’m 25 and coming up on 2 years licensed this June. To be fully transparent, I haven’t been as successful or busy as I expected in my first couple of years — I had 5 closings last year and just 1 so far this year. That said, I’m committed to building this the right way and staying in it for the long haul.

One of the main strategies I’ve started doubling down on is circle prospecting. My current approach is pretty simple:

After someone in my company closes a home, I pull the surrounding homeowners and give them a call. I let them know the home just sold nearby, then I ask:
“Is there anything in the world I can do for you today?”
If they say no, I follow up with:
“If or when you decide to make a move or buy, do you already have an agent you’d work with?”
If they don’t, I ask if it’s okay to stay in touch.

It feels genuine to me and doesn’t come off too salesy — I’m just trying to build relationships and grow long term.

So I wanted to ask:

  • Have any of you had success with circle prospecting?

  • What tweaks or follow-up systems have worked for you?

  • Are there any agents or coaches you follow who consistently share good advice or ideas around this?

Appreciate any feedback — just trying to keep sharpening my tools and surround myself (even digitally) with people who are doing the work.

Post: Do I have to physically live in a Property purchases with a FHA Loan

Mark ToweyPosted
  • Real Estate Agent
  • Wichita, KS
  • Posts 25
  • Votes 9
Quote from @Sonny Christopher:

Yes you would have to live in the residence to qualify for the FHA loan. They may not come knock on your door but they do randomly audit loans and if they believe there is potential fraud, they will investigate further. Others have mentioned other loan products that have less restrictions that would allow you to do what you are asking.

One thing I would recommend is asking your employer if the housing stipend could be used for anything else. Could it become a general stipend that you could use for food, gas, bills, etc. Could it still be a housing stipend if the house is not campus housing (if you bought a house, could you use that stipend towards your mortgage payment). It is probably a long shot but you dont get what you dont ask for. 


I'm an agent here in Nashville and house hack myself. If you have any questions, let me know! Id be happy to help anyway I can!


 Sonny,

How do they randomly audit loans, what does that entail? 

Post: HELOC on a primary home

Mark ToweyPosted
  • Real Estate Agent
  • Wichita, KS
  • Posts 25
  • Votes 9
Quote from @Dominic Mazzarella:
Quote from @Christina Venegas:

is it possible to do HELOC on a primary home that was purchased 6 months ago with 5% of down payment, the property was $145k and it was appraised at that time for $160k. i need advice from investors and lenders, if anybody knows some lenders that could help me I would really appreciate it, thanks for taking your time to respond


It's definitely possible to get a HELOC on a primary home, but most lenders have a seasoning periods which are typically 6-12 months after purchase before they'll allow it. Since you put 5% down and the appraisal came in at $160K, your available equity might be limited since banks usually cap HELOCs at around 80-90% loan-to-value (LTV). You'll want to check with local credit unions or smaller banks since they often have more flexible HELOC options. Have you already asked your current lender? Some will offer a HELOC even if they originated your first mortgage.


Hey Christian, in regards to the LTV, are you saying that he may not have enough equity in the home yet to do a HELOC?

Post: Closing a lead. Owner financing offer on the table.

Mark ToweyPosted
  • Real Estate Agent
  • Wichita, KS
  • Posts 25
  • Votes 9

I do see how that makes sense from the seller side of things but for the buyer I am confused still. The whole refinance process is not clear to me as I haven't gone through it myself or see it first hand with a client of mine doing it. From what I understand, you have an appraiser go out and give their opinion of what it could sell for but what happens from there? I appreciate your info but I just can't seem to totally wrap my brain around refinancing  @Nicholas L.

Post: Closing a lead. Owner financing offer on the table.

Mark ToweyPosted
  • Real Estate Agent
  • Wichita, KS
  • Posts 25
  • Votes 9
Quote from @Nicholas L.:

@Nate Williams

the terms of seller finance are whatever you agree to with the seller.  so, it could be ( am throwing out random numbers) a purchase price of $350K with $10K down, and then 30-year amortization at 6.5% with a balloon payment due in 5 years.  or whatever you negotiate.  in what I just laid out, you'd make monthly payments to the seller just like you would to a bank for 5 years, and then the remaining principal balance of the loan would be due, at which time presumably you would refinance the house into a commercial mortgage and use the proceeds to pay off the seller.  if you need assistance setting this up talk to some local professionals.

to your point you, should certainly not take on a payment you can't afford - and only you know what that is.  you would need to make monthly payments to the seller during the rehab, just like to any other lender, and then if it were a rental, you would want the rent to cover the payments plus all other expenses.

you'd also need to figure out how to pay for the rehab - either out of pocket, or finance it somehow.  not recommending anything here.  and - if 35K is everything you've got - savings, emergency fund, money for real estate... that is not a huge cushion.  but, we only know what you posted.

hope this helps


 Hello Nicholas, question on your explanation of a possible seller finance plan for Nate. What would be the point of setting it up like a 30-year amortization schedule at the 6.5% rate if he is going to have to pay it off in full in 5 years anyways with that balloon statement you mentioned? I myself am also trying to learn more about seller financing and you seem to be well educated so just what I wondered about your proposition!

Post: Farming a neighborhood

Mark ToweyPosted
  • Real Estate Agent
  • Wichita, KS
  • Posts 25
  • Votes 9
Quote from @Michael K Gallagher:

@Mark Towey I don't "farm" areas personally, it doesn't really fit the niche I'm personally going after, but what I have heard from some major agents in my market lately is that farming is not near as productive as it used to.  I've heard/had good results with more targeted driving for dollars looking for distress, or to some other comments points here, look for other data points to isolate "needs" to sell rather than "wants".


 Thanks for the reply Micheal. Question on that driving for dollars as I have thought of doing that as well. When you did, "drive for dollars" did you pick a specific neighborhood that you ideally wanting listings in or that you were familiar with? Or was it just you driving around a side of the city you work in until you found those distressed properties to call on?