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All Forum Posts by: Tom Gimer

Tom Gimer has started 12 posts and replied 3421 times.

Post: Who is your go-to title company for 'subject-to' deals?

Tom Gimer
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@Andrew Postell Let's say you find an investor-friendly title company and are ready to open a file with them (ratified contract in hand). Ask to see their closing document package -- those docs that are tailored specifically to this type of transaction. If they don't have any or are unwilling to provide them, they aren't legit.

As a subject-to buyer your contract should cover everything else. If it doesn't you should be in a different arena.

Post: Subject To assistance needed

Tom Gimer
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@James Wise Troll. 

Post: Who is your go-to title company for 'subject-to' deals?

Tom Gimer
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@Andrew Postell Unfortunately most investors won't know if the deal was done right until well after closing. So getting a "yeah I closed my sub to with X title co and it went great" from Fakebook is not going to help.

Post: College housing summertime

Tom Gimer
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As a parent of college kids I’ve found that leases are typically for the entire year (mid-August thru early-August) and subletting is directly through the tenant with no release from liability. 

What do landlords do during that week where the properties are vacant? Certainly not repairs!

And don’t even get me started on how landlords in college markets handle security deposit refunds.

Post: Who is your go-to title company for 'subject-to' deals?

Tom Gimer
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@Ron S. Sounds like somebody would make a great guest on an upcoming SubTo Zoom!

All kidding aside this is exactly why I love sub-to as a SHORT-TERM strategy to save on closing and carrying costs, not for long-term buy and holds. The longer you hold, the more likely somebody like Ron is going to find you and torpedo your deal... as evidenced by the above.

Post: Who is your go-to title company for 'subject-to' deals?

Tom Gimer
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@Ron S. Haven't seen you on BP in quite some time until recently. You wanna chime in on lender/servicer types, the DOS and subject-to?

Post: Who is your go-to title company for 'subject-to' deals?

Tom Gimer
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@Kyle Deutschmann Ah -- it was a little confusing but I see the () now. Any investor-friendly title company in the region should be able to take care of these for you. I'm guessing "not super familiar with" means "we actually don't do these" and that's a recipe for disaster.

As far as how not to screw over the seller... have access to funds (payoff/resale/refinance). IMO, nothing else matters once the loan is accelerated plus the balance is now increasing.

Post: Who is your go-to title company for 'subject-to' deals?

Tom Gimer
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@Kyle Deutschmann You're not going to find a good title company to handle FHA and VA sub-to work because by definition they would be ignorant of federal guidance on the issue. Is ignorant good? I don't think so. Before too long there will be a default, foreclosure and PMI claim… then an investigation. End result is they'll be blackballed from closing transactions involving federally backed mortgages.

Actually took me a while to research, find and post that guidance. If I recall it may precede the internet. 

Post: Thank God I had an LLC!! - Said no one ever!?

Tom Gimer
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Quote from @James Hamling:
Quote from @Tom Gimer:
Quote from @James Hamling:
Quote from @Tom Gimer:
Quote from @James Hamling:
Quote from @Tom Gimer:
Quote from @James Hamling:

@Marcus Auerbach maybe we should re-ask this question in a reverse manner? 

Can anyone answer why/how it is O.J. Simpson has only paid $133k on a many tens of millions judgement from suit he lost decades ago. Keep in mind, LEGALLY has only paid $133k, retained all asset's, no liens, no seizures. legally. 

I know the answer, curious if any others do. 

Spoiler alert; the answer isn't LLC.


Florida homestead laws.


Incorrect, and very odd answer. 

O.J. was CA resident, CA property, CA suit. Again, odd answer. 

OJ moved to Florida to take advantage of the unlimited homestead exemption that was in effect at that time.

Note: you may want to research the actual answer before critiquing others.


As noted i DO know the answer. How about the CA real estate? CA asset's? CA account's? 

Again, I DO know the answer, and that's not it. That is maybe "a" part of the greater machine, but that's not it. 

Honestly, this is getting old. For starters, the facts are wrong. OJ was forced to sell his CA property and other assets, while some were seized and sold to pay towards the civil award. Look it up.

But you asked how he got to keep stuff without it getting levied... to which I replied that he moved to Florida where a levy wasn't going to happen. He did it on purpose. Regarding his pensions and retirement accounts, creditors cannot attach those per federal law.

Ugh....I don't know how you can get thing's so wrong when all you have to do is literally LOOK UP, what I ACTUALLY said is right there, please, keep to what I ACTUALLY wrote and not what your hearing/thinking/assuming I wrote. 

I don't detail micro-details of his pension, the IRS lien/levy, all those little thing's, this is a GLOBAL item, a GLOBAL answer that address's the GLOBAL asset's and how he's yet only ever paid, as noted, $133k. 

You clearly don't know, but want to assert your assumption of the whole from individual detail's. Ok, fine, have fun, it's already annoying, I'm done wasting time there. There was a GLOBAL point, in the GLOBAL answer to this ALL-ENCOMPASSING question, that as said at start relates to O.P. question. 

So context, let's keep to the context and point of things please. O.J. did not protect Hundreds of thousands in just signings, a million+ in book deal, and others asset's via Florida homestead law's now did he, that should be readily obvious. 

Again, has only ever paid $133k, legally, how, that's the question. If you don't know, the point is people putting in the very simple work of discovering the answer, it's out there, I googled for it and found it in less than 5 minutes just to double check I wasn't asking the impossible. 

And my "source" on the answer is from a person with 1st hand knowledge of the answer. So 2nd hand but I have total confidence in my source. So yes, I know the answer and not from whatever online guesse's and assumptions. 

Which as stated I googled for it and DID find 1 rather quick who nailed it. Again, not for any 1 item but the WHOLE question, and answer. GLOBALLY not micro individual items. 

Anybody figure out why OJ's stuff keeps getting seized and auctioned off and proceeds paid to somebody even though James says the Goldman and Brown families aren't getting paid (perhaps they weren't first in line)? I thought OJ is protected by a GLOBAL thing.

They sold his Heisman trophy(ies), his houses, his jerseys, his playing cards, his IDS, his art, DID THEY SELL THOSE GODDAMN GLOVES?, his knives, his vehicles... and on and on. How could they do that? There must be some GLOBAL thing that would stop them from doing that. That thing doesn't exist. Turns out it was fake news.

Except, of course, the property he shielded behind Florida's homestead laws.

Post: Attorneys to close sub-to, contract assignments, seller finance deals, etc.

Tom Gimer
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Quote from @Erin Abernethy:

@tom - yeah...  I read that previously -  and went into that some above in my earlier reply - it's all in the details of how the transaction is conducted. but they are not illegal no are they across the board unethical - it's the details. 

It's all in the details as you say and you presented your details to an attorney who as a result is 100% not going down that road. 

Fine-tuning the presentation while adding transactional funding and perhaps involving multiple settlement agents should help. Good luck.