Anibal Group LLC RealtyNetWorth.com

Series: ‘MORE TOOLS’ ~ Property Search Apps ~ ‘How It Works’

August 11, 2020

SERIES: The ‘Portfolio Approach’ includes access to more tools. You make the decisions, so my job is to give you more information, quicker access, easier to digest, of higher quality.

YourSearch247 search apps best the ‘magazine sites’ with No Ads, No Clutter, Extreme Customization, Ability to Save/ Sort/ Delete properties of interest, No Tracking, & Real-Time ASAP listings without the ‘syndication’ delays of magazine sites.

“I’m the only one that offers what I offer, Paul A., Portfolio Brokerage Officer”

1. Launch from YourSpace247, or our website either by clicking on the blue link, or right click and ‘open in new tab’.

2. Choose your view/ layout preference.

- Customized styles:
- Gallery style:
- Map style:
Enjoy !

Remember: these are ‘live’… I can create a customized search for you…I’m ‘on duty’, ask anything anytime.

In related SERIES posts: Your‘frequently used tools’.

Tools have been created to help assist if you have, had, or are considering any of the AnibalGroupLLC_RealtyNetWorth_tax-savings-with-buy-sell-brokerage below:

… income property? … a small bus. or 1099?
… an entity such as S-Corp, LLC, or Pship? … home office … housing for student/ child? … housing for parent? … vacation/ seasonal ?… relocation for work?

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* Anibal Group LLC does not offer legal advice. This article is not to be considered advice specific to your situation. Most financial decisions should involve advice from a trusted professional of your choice that will advise on insurance, legal, banking/ lending, structural/ property condition, and other transaction significant matters. We can offer referrals for CPA’s and other professionals.

Protected: SERIES: Your net worth strategy ~ ‘Should I buy stocks?’

August 10, 2020

Series: RELOCATION. Areas I cover

August 6, 2020

Though you get more within them, even outside of the highlighted areas I offer an extended list of services to you that you will NOT get from the magazine sites, talk show hosts, or your local franchise to franchise brokerage referral. NEVER think that I pass along a name and number looking for a kickback. NO!

AllOverUSA__Michigan_to_Florida_Califonia_to_Maine__Anibal.Group.RealtyNetWorth

> INSIDE THE HIGHLIGHTED AREAS: Our ‘MLS listing share’ agreement gives you access to:

Zoom/ Google virtual meetings where you can dig thru all sorts of critical date, such as…
on-market listings ~ with far more in-depth ‘back end’ information than what the ‘magazine sites’ give you.
deeper local to your area(s) of interest data reports for you make a better informed choice. eg:
1. ‘solds’
2. demographics
3. foreclosures &/or pending foreclosures
if you can think of it, I can probably provide it.

> All of this ‘on-demand’ information is available AT NO EXTRA FEES OR COSTS’

> OUTSIDE OF THE HIGHLIGHTED AREAS:

You receive a servicing package that is unlike & far above all other ‘referral’ services.
No-cost.
Money back.
See the full list.

Your detailed interests. Only complete what applies. I’ll provide a list of agents/ brokers & their attributes. You ultimately pick one that match your preferences. Direct link to the below form to shore with a co-decision maker.

I’ll start screening your prospects & You’ll have access 24/7 to the process unfolding as I interact, screen, evaluate, & correspond with them. YOU ultimately choose. This can include my anonymously screening your pre-selected potentials you’d like included against others in the area.

anibal-group-llc-realtynetworth-all-over-usa_referral-screening-process-roster-overview

Where I can I can I find a real estate agent to sell my vacation house? I answered this question under the name of my ‘scribe’/ assistant on Quora:

Hi there,

I developed my referral screening service (yrs ago) to answer this question.

I’m a broker, but I use this method to find an agent when I sell my own properties. Representing self has pitfalls & IMO won’t yield the best ROI for you. AnibalGroupLLC_RealtyNetWorth_ 10-24-2018 7-54-05 PM

What I don’t recommend:

some ‘team’ agents – they may state they have X number of transactions, but that is for the team, not one agent. You will probably deal with different persons at each step, may be fine but not personal or optimal – just my opinion.
in-house referrals from a franchise – conflict of interest.
magazine sites, eg: Realtor/Zillow/Trulia etc or others that offer referrals with computer algorithms, not personal interaction, little to no client-specific assistance. Further, these referral companies take a large fee from agents and give agents virtually nothing for it. You’ll likely get a reduced level of excitement or care from your ‘reduced fee’ agent.
‘finance gurus’ that offer ‘screened local professionals’ – I tried to sign up as one but when they asked ‘have you taken any of our (paid for) local training classes?’ I felt they were indirectly charging me just to sign up, then again after the sales – conflict of interest.

Hence, what I provide:

Screening by an actual experienced real estate broker – me.
I create a private client portal where we share communications/ work spaces/ docs, etc in realtime – 24/7.
Starting with standardized QnA feedback from you so I’ll know more about you, your needs, your strengths/ weaknesses – sellers eg: your time frame, special needs, etc ~ buyer eg: you can/can’t fix property, funds available or pre-approved, preferred amenities, etc.
Then I look for ‘best fit’ agents/ brokers.
- I create an outline GoogleDoc area where you can follow along.
- I create a ‘long list’ so you know everyone I looked at, criteria I used, and the pluses and minuses of each agent/broker – its your ultimate decision after all !
- I personally contact the ‘short list’. I provide them w/ only general info about you, nothing private.
- I provide you details of such things as response time/ their professional credentials/ links to their online presence/ contact info.
- I share w/you the exact response I get from each screened potential agent/broker.
- Above a certain level of transaction, I travel to meet buyer/ seller & prospective agents in person! (eg: insert is Rhode Island trip)
- Once you select a potential agent/ broker you’d like to work with, I provide them a very detailed ‘ buyer (seller) dossier ‘. They will know a lot about you with an information packet so they can hit the ground running. Agents love when I give them this. I’ve done much of the hard work agents do out of the gate at the start of client interaction. They are happy to pay a percent of their fee to me for this.
I’m available as a professional for QnA. Many times you’d like to have an on-call pro that you can get a 2nd opinion from, no cost, anytime. That’s me. The agent knows there is extra accountability. They tend to exercise a higher level of care and professionalism with your case.
I use apps. Tech is not a problem, I encourage you to use it. I expect the referrals I provide will have an excellent variety of tech skills.
I support charities 🙂
Here’s the best part: I actually PAY YOU a rebate for this service. You get the screened professionals list – the agent gets a client already prepped for the journey – and you get $$’s from me.

Anibal Group LLC ~ AllOverUSA.com

LOTS of apps we can use or not as you are comfortable with: pdf creators, smartphone doc scanning, google docs, Skype/ Line, TeamViewer, etc.

More info: Buying

Ready to “get going” & view some homes! Take my Buyer Interests Survey now!

- Share Wish List <|> Meet & Discuss <|> Share Your Vision <|> Run Property Search

Series: DISTANT BUYING. Covid Practices

July 22, 2020

Coronavirus may be with us for a while. Many of our practices predate the Covid outbreak & the industry has added to these. Anibal-Affiliates-RealtyNetWorth-Senior_Services_mom-dad-time-to-sell

‘STAY OUT OF MY HOUSE UNLESS I GIVE YOU PERMISSION’ – Yes sellers, you can do this!

Here are recent tools and trends:

Many if not most home tours currently are excluding ‘tire kickers’. Most “agent remarks” in the MLS now require buyers have &/or submit:
- pre-approval (proof of ability to purchase) to set a viewing appointment.
- submit a Covid disclosure w/ proof of funds prior to confirming appointment.
- bring no more than 1 agent and 2 attendees into the home.
- touch nothing upon entry/ tour/ exit
- have mask over nose & mouth during tour, gloves & shoe/foot coverings.
- open nothing, switch on/off nothing
- have inspector &/or later ‘touch’ inspection after acceptance of offer
- inspections that typically have only the inspector and a videographer present for such, not ‘anyone and everyone’ as in the past.
- buyer home tour waivers that require those viewing home attest they have “…during the last 14 days, [not] … been exposed to, diagnosed with or quarantined as a result of COVID-19 or have experienced a fever, cough, shortness of breath … [or other such symptoms] “
Offer packets will acknowledge Covid with realistic contingencies
For Buyers:
For Sellers:
- Seller Listing Agreement Addendum regarding showings

We still use these “Virtual” tours, distant purchasing, pre-screened services as we have for over a decade:

We create a private YourSpace247 portal – similar to banks, only better.
Post/ email on-market & sold comps for you.
Offer ‘we drive & video the area, you watch’.
For sellers, we offer ‘walk thru buyer tours’, for buyers as well if available and appropriate.

Especially of use for our of town buyer and sellers:

With comps we post many photos & videos as needed to discuss with you.
Live spreadsheets.
Walk thru tours with your inspector, licensed contractor, etc, with QnA during the walk about, encouraging your input.
Documents live to your portal (and/or email) for your evaluation/ sign/ return, etc.
All these types of processes are in place, thru and including closing.

An example of how this actually worked? We had a buyer from CA purchase a lakefront home here in SE MI without stepping foot in or having driven by the property.

SAMPLE WALK THRU:

example is from a home we sold.

LOTS of apps we can use or not as you are comfortable with: pdf creators, smartphone doc scanning, google docs, Skype/ Line, TeamViewer, Zoom, Google meeting, etc.

More info: Docs and FAQs | Buying

Ready to “get going” & view some homes! Take my Buyer Interests Survey now!

- Share Wish List <|> Meet & Discuss <|> Share Your Vision <|> Run Property Search

Protected: Series: DISTANT BUYING. Covid FAQ’s & Documents – Request password if you’ve completed Vision or Interest Survey.

July 22, 2020

Series: RELOCATION. A quick outline of what I provide

March 17, 2020

How can I find a real estate agent to sell my vacation house? I answered this question under the name of my ‘scribe’/ assistant on Quora.

I developed my referral screening service (yrs ago) to answer this question.

What I don’t recommend:

some ‘team’ agents – they may state they have X number of transactions, but that is for the team, not one agent. You will probably deal with different persons at each step, may be fine but not personal or optimal – just my opinion.
in-house referrals from a franchise – conflict of interest.
magazine sites, eg: Realtor/Zillow/Trulia etc or others that offer referrals with computer algorithms, not personal interaction, little to no client-specific assistance. Further, these referral companies take a large fee from agents and give agents virtually nothing for it. You’ll likely get a reduced level of excitement or care from your ‘reduced fee’ agent.
‘finance gurus’ that offer ‘screened local professionals’ – I tried to sign up as one but when they asked ‘have you taken any of our (paid for) local training classes?’ I felt they were indirectly charging me just to sign up, then again after the sales – conflict of interest.

Hence, what I provide:

Screening by an actual experienced real estate broker – me.
I create a private client portal where we share communications/ work spaces/ docs, etc in realtime – 24/7.
Starting with standardized QnA feedback from you so I’ll know more about you, your needs, your strengths/ weaknesses – sellers eg: your time frame, special needs, etc ~ buyer eg: you can/can’t fix property, funds available or pre-approved, preferred amenities, etc.
Then I look for ‘best fit’ agents/ brokers.
- I create an outline GoogleDoc area where you can follow along.
- I create a ‘long list’ so you know everyone I looked at, criteria I used, and the pluses and minuses of each agent/broker – its your ultimate decision after all !
- I personally contact the ‘short list’. I provide them w/ only general info about you, nothing private.
- I provide you details of such things as response time/ their professional credentials/ links to their online presence/ contact info.
- I share w/you the exact response I get from each screened potential agent/broker.
- Above a certain level of transaction, I travel to meet buyer/ seller & prospective agents in person! (eg: insert is Rhode Island trip)
- Once you select a potential agent/ broker you’d like to work with, I provide them a very detailed ‘ buyer (seller) dossier ‘. They will know a lot about you with an information packet so they can hit the ground running. Agents love when I give them this. I’ve done much of the hard work agents do out of the gate at the start of client interaction. They are happy to pay a percent of their fee to me for this.
I’m available as a professional for QnA. Many times you’d like to have an on-call pro that you can get a 2nd opinion from, no cost, anytime. That’s me. The agent knows there is extra accountability. They tend to exercise a higher level of care and professionalism with your case.
I use apps. Tech is not a problem, I encourage you to use it. I expect the referrals I provide will have an excellent variety of tech skills.
I support charities 🙂
Here’s the best part: I actually PAY YOU a rebate for this service. You get the screened professionals list – the agent gets a client already prepped for the journey – and you get $$’s from me.

Anibal Group LLC ~ AllOverUSA.com

LOTS of apps we can use or not as you are comfortable with: pdf creators, smartphone doc scanning, google docs, Skype/ Line, TeamViewer, etc.

More info: Buying

Ready to “get going” & view some homes! Take my Buyer Interests Survey now!

- Share Wish List <|> Meet & Discuss <|> Share Your Vision <|> Run Property Search

Series: DISTANT BUYING. How to buy without leaving home!

March 16, 2020

“Virtual” tours, distant purchasing, pre-screened buying. Call it what you will. We’ve offered this service for over a decade.

Although we offer near countless tools for the process, here are a few highlights.

We create a private YourSpace247 portal – similar to banks, only better.
We post possible on-market matches for you.
We drive the area, you watch.
We do a walk thru, you watch.
Interested? We post comparable solds to help you evaluate. We post many photos to discuss with you. We post other useful live spreadsheets….. it continues…..
We do a walk thru with your inspector & a licensed contractor, we interview them during the walk about, encouraging your input.
We upload documents for your evaluation/ sign/ return, etc.
All these types of processes are in place, thru and including closing.

An example of how this actually worked? We had a buyer from CA purchase a lakefront home here in SE MI without stepping foot in the property.

SAMPLE WALK THRU:

example is from a home we sold – over ask – in under 2 weeks.

LOTS of apps we can use or not as you are comfortable with: pdf creators, smartphone doc scanning, google docs, Skype/ Line, TeamViewer, etc.

More info: Buying

Ready to “get going” & view some homes! Take my Buyer Interests Survey now!

- Share Wish List <|> Meet & Discuss <|> Share Your Vision <|> Run Property Search

Series: More Tools – STAY HOME ~ Tax Prep remote from vacation home, cabin, mission field, or ?

March 7, 2020

TAX TIME ~ Stay Home! We provide ‘remote’ aka: ‘virtual’ appointments ~ have for years! Clients? they may be across town, out-state, or, yes really, on the other side of the world.

DO YOUR TAXES NOW <

The benefits to you are obvious. The tools we provide are ‘too many to list’. No matter what stage of the P/D/E carousel you are in, we make it easy. Easy. Easy. Easy. Anibal Group LLC RealtyNetWorth.com is open247

Plan ~ YourVISION
Develop ~ NetWorthBasics.com
Execute ~ RealtyNetWorth.com

Calendar a ‘Virtual’ Appt / Rates / Get a ‘YourSpace’

Below is how we differ from your ‘Annual Net Worth Review’ person.

TOOL: You have a ‘portal’: aka: ‘YourSpace24/7’ – just post-in pdf’s of your docs, populate spreadsheets we’ve already built for you. After your work is completed, we post it there – really easy! We can chat further by phone as I work on your file real-time, you follow along from your e-device as desired. Or just submit tax items and its complete before you know it.

TOOL: The YourVISION tool helps you think about your bigger picture AND share it, so we serve you better. CL_ad_mug

TOOL: ARTICLES. see links.

TOOL#3 YourNOTEBOOK,

is an evolving tool produced from your feedback. We jointly track year to year info Having ‘factors’ in one location (a spreadsheet & YourSpace portal), and knowing YourVISION, we work as a team for your bottom line.

What we build as a team? Far beyond real estate brokerage & tax preparation:

– Look back access to tax returns/ tax planning for future years.
– Home economics files. – Estate planning. – Financial planning.
– Summarize voluminous documents. – Information for net worth.
– Information for loan application. – Eldercare, estate, will & trust planning.

Series: ‘MORE TOOLS’ ~ Home economics, budget, mortgage, income taxes
More.
Related to: Sell | Buy | Florida

YourMapSearch | YourDetailedSearch | Meet | Your Wish List

* The above is for informational purposes only. Anibal Group LLC is not offering professional advice & this article is not to be considered advice specific to your situation. Your decisions should involve professionals of your choice re: insurance, legal, banking/ lending, structural/ property condition, and other transaction significant matters. We can offer referrals.

MLS Data Sharing – List of MLS’s we tie into – locally & nationally!

February 29, 2020

Selling real estate at the local level is a long gone thing of the past. People transfer from AnibalGroupLLC_RealtyNetWorth_tax-savings-with-buy-sell-brokerage out of area, out of state, and even from out of the country. Further, electronic access to properties has made it easier to expose your listed home to millions of interested buyers.

Not only are sellers able to get more exposure, I assist folks hands on during the buy/ relocate/ investing side literally nationwide. No MLS service in Michigan provides more data than the service we use. Here’s a partial list of markets we access directly:

In Michigan:
- Ann Arbor Area Board of REALTORS®
  Branch County Association of REALTORS®
  East Central (aka: Flint) Association of REALTORS®
  Great Lakes Repository (GLR)
  Greater Lansing Association of REALTORS®
  Hillsdale County Association of REALTORS®
  Jackson Area Association of REALTORS®
  Lenawee County Association of REALTORS®
  MiRealSource
  Montcalm County Association of REALTORS®
  Saginaw Board of REALTORS®
  Shiawassee Association of REALTORS®
  Southeastern Border Association of REALTORS® (fka: Down River and Monroe Associations)
Florida:
- REALTORS^® Association of Citrus County (Florida)
- Daytona Beach Area Association of REALTORS^® (Florida)
- Stellar MLS (formerly My Florida Regional MLS)
- New Smyrna Beach Board of REALTORS^® (Florida)
- Miami Association of REALTORS^® (Florida)
- South Broward Board of REALTORS (Florida)
Nationally:
- Baldwin County Association of REALTORS^® (Alabama Gulf Coast)
- Greater El Paso Association of REALTORS^® (Texas)
- Greater Las Vegas Association of REALTORS^® (Nevada)
- Houston Association of REALTORS^® (Texas)
- Ocean County Board of REALTORS^®, Inc. (Jersey Shore, NJ)
- MLSOK, Inc. (Oklahoma City, OK)
- Midwest Real Estate Data LLC (Chicago, IL)
- Northwest Arkansas Board of REALTORS^® (Fayetteville-Springdale-Rogers, Arkansas)
- Northwest Mississippi Association of REALTORS^®
- Western New York Real Estate Information Service, NY
- SMART (Statewide MLS in Connecticut)
- West Penn Multi-List
- Western Arizona REALTORS^® Data Exchange

open247

VantageScore vs TransUnion, Equifax, and Experian models

September 30, 2019

Under the old model, most mortgage lenders use FICO credit scores because Fannie Mae and Freddie Mac require it. With this, the three major credit bureaus—TransUnion, Equifax, and Experian — your FICO score came from:

Payment history—35% recent history weighted a bit more heavily than the distant past.
Debt utilization—30% amount of debt outstanding as a percentage of the total.
Credit history—15% how long the borrower has been a ‘good’ credit user.
Recent credit searches—10%
Types of credit—10% i.e. ‘mix’

VantageScore is the main source for approving credit cards.
VantageScore uses trended data.

PLUS: Trended data gives a higher score when paying down debt vs minimum payment each month &/or debt increasing.
MINUS: Traditional high score borrowers often carry several cards with high limits, resulting in lower scores under the new system, because of potential to run up credit card debt quickly.

Anibal-Group-LLC-RealtyNetWorth-consulting-with-retiree-retired-person

~ today’s tip from your NetWorth Portfolio Broker ~

CREDIT SCORES: Not only affect your ability to GET a mortgage, it affects: all loan rates/ cost of and ability to get insurance/ job applications. I’ve seen folks pay a 10 fold+ increase on their insurance policies just by ‘letting it go back to the bank’ (and yes, bank can come after you years later)

General: SEARCHES Map| Detailed | Lake

ON DUTY / ASK ME ANYTHING

Series: SELLING – how much exposure should I be getting?

July 12, 2019

Insertion in the MLS can be good, but how its done can either work for your or against. capture[1] An optimal outcome is the goal, not plug n play all of your information to the magazine sites to do with as they will. I work for your best interest, NOT theirs.

Many offer simply the relatively passive marketing approach of using MLS like a ‘shotgun’, blast everything you have all at once and see if you hit a target. I see MLS as a tool, used as a stepping stone en-route to bringing interest directed at your and only your property, else we may be missing opportunities. How do I do this? I’m glad to show you my approach. Supporting roles by the following create a ‘reverse shotgun approach’ if you will, of all marketing pieces directing interest at, and only at, your property.

Dedicated social media page,
posting of ads,
mailings to your neighborhood and my client list,
dedicated URL page just for your property and yours alone,
YouTube,
These and other tools used correctly and at the right time have produced the type of results seen in this one example listing. Below is a glimpse of the URL page and what example days of syndication look like using a ‘formula’ to drive traffic. My approach you might call a ‘controlled exposure’.

Anibal-Group-LLC-Realty-Net-Worth_Lakefront-property-marketing-exposure-f

Anibal-Group-LLC-Realty-Net-Worth_Lakefront-property-marketing-exposure-b

Anibal-Group-LLC-Realty-Net-Worth_Lakefront-property-marketing-exposure-e

Anibal-Group-LLC-Realty-Net-Worth_Lakefront-property-marketing-exposure

Anibal-Group-LLC-Realty-Net-Worth_Lakefront-property-marketing-exposure-d

Anibal-Group-LLC-Realty-Net-Worth_Lakefront-property-marketing-exposure-c

Conclusion: Often our listings have up to 3x the views per day as competing listings.

Anibal-Group-LLC-RealtyNetWorth-sold-rider-sign

More: anibal-group-realty-net_worth-michigan-florida-realty-beach-sunglasses-2.png

General: SEARCHES Map| Detailed | Lake

SERIES: Home Care ~ Rough Estimating Remodel

July 6, 2019

For home improvement, care, and maintenance tips, follow this series. We’ve ‘been there, done that’.

SERIES: Your net worth strategy includes caring for your home. This pays dividends when you sell, not just now. The ‘Portfolio Approach’ has never made more sense than now.

This link https://www.remodelingcalculator.org/ has 2 perks:

‘Estimate Cost’ – my favorite click on
‘Get Local Prices’ – to input zip code and then get a proposals

As you can see, you can input from the options and get rough estimates. I’d try this even if I was (and am) a DIYer, so as to not go into a project to naive!

* This article is NOT an offer of legal or contractor advice by Anibal Group LLC. Article is not to be considered advice specific to your situation. Most financial decisions should involve advice from a trusted professional of your choice that will advise on insurance, legal, banking/ lending, structural/ property condition, and other transaction significant matters. We can offer referrals for CPA’s and other professionals.

Series: SELLING – how much activity should I be getting? How long will it take?

March 22, 2019

A buyer passively considers a move for about 6 months. Then, actively shops on average 30-45 days for a home. What does this mean? You’ll get lots of looks from that 1st group asap but they’ll never set appointments. Then, you’ll get a lot of appointments in the first few days – these are the folks that have been looking 30-45 days. After that, they will trickle in only with about 1/30th to 1/45th of the same interest as you had those first few days.

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“Wow, I got lots of showings but no offers!” Possible reasons: You are the ‘early house’ on a 3 home tour. The best is usually the last shown.

“Wow, I had a lot of looks online, but no showings!” Read on my friend…….

How long should property be on market?
- You’re agent give you this info with the CMA report. It will differ based on season and how unique your property is. If you don’t give the agent a good amount of time to ‘develop’ the marketing, testing various approaches against each other, don’t expect their best in return.
How many ‘looks’ should I get?
- Once the listing goes out to the public, its not just looks, but ‘lingers’ that you want. The back end stats will give your marketing expert details not seen out front. The magazine sites that purchase listing databases…they’ll show so some of this, but you won’t know who looked, motive, where they initially saw the offering, or why they are looking.
When should I be getting showings?
- Online looks are a type of showing. Based on where they see your property and how/ where (online) they came to ‘look deeper’, they may or may not become physical showings. If you have a good number of looks from active marketing efforts – not just ‘lookey looks’ – you should have in person shows w/in 10% of the total marketing time being allowed (see #1).
When should I get offers?
- After 7-10 showings or 25% of total marketing time being allowed.
What to do to expedite the process?
- The more a listing MLS data is changed, the more you’ll look desperate. Carefully consider whether quick sell or highest price is of more importance – from the outset – lest those ‘days on market’ and ‘price change’ details start to scream out. Bad: rushing to market w/o preparing the staging looks all over the inside/ decorative highlights on on the porches/ decks, etc outside/ and honestly setting a price … that you would pay to buy it back from the lookers that won’t place an offer.
When to reassess:
- Depending on how highest goal: quick sell vs high price, usually reassessments are made at the intervals noted below:
  - If no showings: w/in 10% of the total marketing time being allowed. (eg: 180 days listing = 18 days)
  - If no offers: after 7-10 showings or 25% of total marketing time being allowed. (eg: 180 day listing = 45 days)
  - At each 1/3 of marketing time being allowed or every 30 days. See ‘More’ articles for ideas, but look at cleanliness, decor IN & OUT, pricing against comps. (eg: 180 day listing = 60 days)
More advertising will only hurt a listing making it stale and stigmatized if its not priced right and shows well … the first time.

MY HOUSE SOLD IN A DAY ~ IT MUST HAVE BEEN TOO CHEAP!

Seriously? One day one you had 6 months worth of lookers, 30-45 days of shoppers. If you 1. did your part to stage it, 2. the agent did their part to expose it with ‘a full deck of cards‘ on day one, and 3. you worked honestly together to nail down a price that is competitive, then this is your best expectation come to fruition.

OLD LISTINGS GET STALE AND SELL FOR LESS!

More: anibal-group-realty-net_worth-michigan-florida-realty-beach-sunglasses-2.png

General: SEARCHES Map| Detailed | Lake

ON MARKET: 26651 Elk Run, South Lyon MI schools, New Hudson MI spotless 3/3.5/2 under $300k !

March 15, 2019

Update – sold over ask in under 2 weeks.

Just Listed! Open TBD

More info at: http://26651elk.com

You’ve Got Tools – a more ‘organized’ approach to NetWorth Bigger Picture

March 8, 2019

Every year things change, so we have too! We formalized ‘Plan’ to help get to ‘Develop’ & ‘Execute’. Anibal-Group-RealtyNetWorth-door-question-chess-1

Plan ~ YourVISION
Develop ~ NetWorthBasics.com
Execute ~ RealtyNetWorth.com

Below are new tools for our goal, your ‘bigger picture’.

TOOL#1 The YourVISION

tool helps you think about your bigger picture AND share it, so we serve you better. CL_ad_mug

TOOL#2 ARTICLES

see YourSpace247 portal RH sidebar for new links to our knowledge base.

TOOL#3 YourNOTEBOOK,

is an evolving tool produced from your feedback. This new link in your portal RH sidebar is a spreadsheet with tabs (shown below). We jointly track year to year information IRS now requires us to keep, as record of your representation. More importantly, I encourage you to look for items of interest and questions of usability. Having ‘factors’ in one location (a cross reference spreadsheet), and knowing YourVISION, we can work together on ‘what if’ questions. Here’s an overview. Series: ‘MORE TOOLS’ ~ Home economics, budget, mortgage, income taxes

Suggested uses:

– Permanent info for tax returns/ tax planning for future years.
– Home economics files.
– Estate planning.
– Financial planning.
– Summarize voluminous documents.
– Information for net worth.
– Information for loan application.
– Eldercare, estate, will & trust planning.

The ‘starter’ YourNOTEBOOK (link in sidebar of YourSpace portals) is shown below. It will evolve based on YourVISION & changing needs. Not shown in the ‘starter’ YourNOTEBOOK are many more spreadsheets. The best, I think, are planning/ evaluating future cash flows. For example, what will be your expense needs against various types of later year income sources. Also, evaluate income sources against each other – plan a good mix of sources. ‘READ’ and ‘topics’ are active links, ‘tab’ is unique to and active from your spreadsheet.

READ:	topics:	tab:	uses:
READ:	TAXATION
		Notes to us	Post notes/ links/ calculations here for open activity.
INCOME TAXES		Note to you	We’ll post questions/ notes/ links/ calculations here for open activity for your feedback.
		Quick estimates	Quick estimating. Useful at anytime either YOUR situation will change OR tax law OR both.
		Sched C	Track your business income/ expenses
		Sched E	Track your rental income/ expenses
		Miles	Useful for repetative reoccuring trips re: mileage travel.
		Miles/ Meals	Useful when overnight stays are part of mileage travel.
		Home office	Useful for local mileage and for rentals/ home office deductions.
		1099 info	Sample uses: Keep track of your year to year 1099’s being issued. Share info here if you wish these prepared.

READ:	HOME ECONOMICS
IMPROVEMENTS		Assets	Useful for insurance coverage, for buy/sell tax calculations, and for rentals/ home office deductions.
		SSA_Est.1	Plan your SS payout timing and spousal options during earning and/or payout. Consider using Roth before taking SS.
CREDIT		PswdMgr-Budget	Make passwords easy for you/ hard for others. See your monthy & annual needs. Compare balances to pay down more quickly.
		AlaCarte-TxSvgs-RNW	Preplanning a buy/ sell transaction can save you thousands. Request further information.
		DOCS_Reviews_Tax	Document tracking. Simply copy/paste doc links from YourSpace.
		Parse & total stmts	Copy/ paste your CC or Bk Stmts and easily total payee/ categories. Once setup m akes a breeze of use.

READ:	REAL ESTATE
PROPERTY TAX		Property Basis	Useful for insurance coverage, for buy/sell tax calculations, and for rentals/ home office deductions.
MORTGAGES		Amort	See how to more quickly pay off a balance, especially if non-deductable &/or you can get a better ROI elsewhere.
BUYING	ADD THIS	Docs-buy	Document tracking, sharing. Copy/ paste YourSpace links here for all in one place quick access.
SELLING	ADD THIS	Docs-sell	Document tracking, sharing. Copy/ paste YourSpace links here for all in one place quick access.
LANDLORDING	ACTIVATE	ROI Calc	Compare investments held. Includes appreciation, rent/cash flow, tax savings.
	ACTIVATE	Valuation	Evaluate home for selling, buy offers, tax protests. Includes seasonal & condition adjustments & market time considerations.
RELO	EXPLORE	Relocation	Evaluate a list of agents/ brokers, selected, screened, and parsed by various criteria.
		Purch/ Refi Qualify	How size loan/ home can I afford? Can I qualify for refinancing?
		Rehab Tracking	Track rehab project expenses-to-date for you or your property management team.
		Tenant App	Online input tenant application for prospective tenants.
		Tracking	Keep log of timing & method of tenant interactions to support statutory compliance.
READ:	ENTITY
		Annual Estimate	Plan the amount you expect for annual income/ expenses and required payroll(s).
		Payroll card	Track withholding with end of quarter and year to date totals.
		Quarterly Est	Track 941 and MISUW deposit requirements.
		YearEnd checklist	Keep books up to date with year end entries. Stay compliant with meetings and minutes.
		Timecard	Employee and contractor charges/ payments/ and payment threashold triggers.

Series: ‘MORE TOOLS’ ~ Home economics, budget, mortgage, income taxes

March 1, 2019

SERIES: The ‘Portfolio Approach’ includes access to spreadsheets. I have thousands of spreadsheets I’ve created to assist clients…thousands. To help you organize your thoughts, there a quite a few templates that interact, to assist and give value. Some examples of these ‘multi tab spreadsheets’ would be to assist:

buyers – valuations/ closing costs/ pricing/ estimated time to market, etc.
sellers – valuation/ checklists/ comparing
investors – compare/ value/ track ROI/ tax issues
landlords – rehab costs/ ROI tracking/ management feedback/ tenant interactions
home economics – this is usually the start point for customers / clients. With this tool set, we can do what the mechanic does with a scan tool, what the doctor does with a workup, and what your insurance agent does with their annual feedback form. Lets take a quick look:

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By the time you see these, they’ve no doubt been updated.

One great advantage for you will be that these are ‘live’ and interactive. We can edit formulas/ ‘what if’s/ and make clarifying graphical changes to your taste, in real-time, during a phone chat!

Look at the tab names on the bottom. What can you think up that I can assist with?

IN RELATED SERIES POSTS: I’ll share REAL ESTATE and ENTITY ‘frequently used tools’.

Tools have been created to help assist if you have, had, or are considering any of the below:

… income property?
… a small business or 1099 contract income?
… an entity such as S-Corp, LLC, or Partnership?
… using property as home office, land storage rental, pole barn use, attached apartment for related/unrelated, or VRBO.com style letting?
… college (or other) housing for student/ child?
… providing housing for parent?
… vacation/ seasonal property that may have mixed use?
… relocation related to work?

READ:	topics:	tab:	uses:
READ:	TAXATION
		Notes to us	Post notes/ links/ calculations here for open activity.
INCOME TAXES		Note to you	We’ll post questions/ notes/ links/ calculations here for open activity for your feedback.
		Quick estimates	Quick estimating. Useful at anytime either YOUR situation will change OR tax law OR both.
		Sched C	Track your business income/ expenses
		Sched E	Track your rental income/ expenses
		Miles	Useful for repetitive re-occuring trips re: mileage travel.
		Miles/ Meals	Useful when overnight stays are part of mileage travel.
		Home office	Useful for local mileage and for rentals/ home office deductions.
		1099 info	Sample uses: Keep track of your year to year 1099’s being issued. Share info here if you wish these prepared.

READ:	HOME ECONOMICS
IMPROVEMENTS		Assets	Useful for insurance coverage, for buy/sell tax calculations, and for rentals/ home office deductions.
		SSA_Est.1	Plan your SS payout timing and spousal options during earning and/or payout. Consider using Roth before taking SS.
CREDIT		PswdMgr-Budget	Make passwords easy for you/ hard for others. See your monthy & annual needs. Compare balances to pay down more quickly.
		AlaCarte-TxSvgs-RNW	Preplanning a buy/ sell transaction can save you thousands. Request further information.
		DOCS_Reviews_Tax	Document tracking. Simply copy/paste doc links from YourSpace.
		Parse & total stmts	Copy/ paste your CC or Bk Stmts and easily total payee/ categories. Once setup m akes a breeze of use.

New Tax Law: Planning Now – before end of 2018
New Tax Law: Planning Now
More coming soon!

Trusts ~ An estate tool for everyone

February 23, 2019

Anibal-Group-RealtyNetWorth-Dog-In-Lake Once you’ve physically or mentally passed to the next realm, you will leave some situation for family. Complicated interactions, probate and extra taxes may be the gift you leave. Or you may set up a trust.

A trust can greatly simplify things. There are many types used for various situations. The most common is a revocable living trust. It lets you:

specify how your estate will be distributed
can avoid probate – a lengthy, costly & emotional process
minimize arguments

Joint property ownership, or payable-on-death transfers or accounts can also avoid probate. Be careful about the taxation consequences of these.

The cost will vary depending on your situation, but $1,500 to $3,000 may cover the basics of:

your trust
a will
medical directive and
a power of attorney

List out for assigning all of your assets to the trust that you wish to avoid probate. Include wording for any additional assets so they may ‘pour over’ into the trust.

Retirement accounts and insurance policies generally aren’t subject to probate.

While alive, you have control to change, or even revoke it. Revocable trusts don’t require a tax return. This type of trust is part of your estate & won’t offer much tax benefit or asset protection. An irrevocable trust can, but once set up is difficult to alter.

After passing:

Further benefits are clarity and control. You may detail how your assets are distributed to beneficiaries and avoid much family conflict. For younger ones, a trust can outline ages and conditions they receive what part of their inheritance.

Special needs trust:

A special needs trust is a form of revocable trust designed for dependents with disabilities. Social Security allows disbursements without disqualifying them from Social Security, Medicare, or other benefits.

Private or public wishes?

If you use probate things can complicated since probate files are public record, trusts are not. As always, seek legal, tax, and financial feedback from advisors in all areas.

The Best Time Of Year To Sell A Home

February 15, 2019

Do those articles ’Best time to sell’ lack depth to you? … seem to leave out ‘bigger picture’ approach and how/ what to calculate? Simplistic, in fact. ‘Best time’ means many things. Anibal-Group-LLC-RealtyNetWorth-Marketing-Open-House-Signs_3_In-Yard_Open_ForSale_Website-2

For quickest sale?, highest price?, least competition?, most ‘looks’? It depends on your goals what’s best for you. It also depends on what the best features of your property are: eg: retiree target?, waterside?, near summer/winter activities?…or perhaps a college.

There are pluses and minuses at each time of year, the secret is if you must sell now, then your buy/sell/relocate timing needs to match marketing approach and expectations. If you can be flexible, timing moves up your list based on your overall goals. A ‘move-up’ situation differs from a ‘down-sizing’ approach. The time-of-year preference is opposite.

Now locally, Nov-Feb oft have the lowest price, end of May thru early July the highest. If speedy sales are your goal, the data gets trickier and is more dependent of who’d be the typical buyer, eg: family with school children, golfers, skiers, etc. You get the idea.

Nearly every day I ‘pull’ from public & agent-only sources, and build buyer/seller spreadsheet ~ posted to and accessible from YourSpace247. The answer isn’t as simple as the online magazine sites generic data driven (vs human intervention) generalizations.

https://www.zillow.com/research/best-time-to-list-2018-19215/
- ‘.. Nationwide, the first half of May is the best time to list a home ..’

Best month to sell	Best day of the week to list	Why?
First half of May	Saturday	Nationally, homes listed for sale in this window sold almost two we eks faster than average, and for $2,500 more,

Best month to sell

Best day of the week to list

Why?

First half of May

Saturday

Nationally, homes listed for sale in this window sold almost two we

eks faster than average, and for $2,500 more,

https://magazine.realtor/daily-news/2019/03/18/the-best-week-to-list-a-home-is-quickly-approaching
- ‘… During the week of March 31 to April 6, homes are listed, on average, for 6 percent more than at the beginning of the year—an extra $17,000, according to the study. Homes for sale that week also tend to fetch 14 percent more views on realtor.com® than at other times of the year. Further, listed homes sell about six days faster. The homes also see less competition that week; the highest number of homes tend to go up for sale in late spring…’

Property not moving quickly ?

DIY’s for profit ( but not necessarily fun )

Ready to move forward? We formalized ‘Plan’ to help get to ‘Develop’ & ‘Execute’. Anibal-Group-RealtyNetWorth-door-question-chess-1

Plan ~ YourVISION
Develop ~ NetWorthBasics.com
Execute ~ RealtyNetWorth.com
- YourMapSearch | YourDetailedSearch
- Meet & Discuss | Share Wish List

SERIES: Home Care ~ Really Cold Outside? Turn Heat UP, not Down!

January 21, 2019

For home improvement, care, and maintenance tips, follow this series. We’ve ‘been there, done that’.

SERIES: Your net worth strategy includes caring for your home. This pays dividends when you sell, not just now. The ‘Portfolio Approach’ has never made more sense than now.

ITS COLD OUT! Anibal Group LLC. Realty NetWorth_Lake.Shannon.net.winter.2018_12_07

If you have neighbors in older homes they tend to have hot water heat – so exterior pipes! Remind them and anyone else that may have hot water heat that its best in extreme cold to turn heat UP, not down.

The furnace cycles on/off and when off, water stops moving. The temp at the outside wall will be some average of outside air and the setting on the thermostat. e.g.: Set on 65, outside is -5 then that temp could be under freezing! This is especially true near doors, on the windy side of the house, and where pipes pass thru walls/ floors.

Open closet doors.
Allow inside air access to pipes as much as possible.
Move obstruction from near pipes.
Know where the water shut off and/ or well shut off is (and a wet vac should things turn ugly).

SERIES: Your net worth strategy~Another RNW Brokerage Perk: Income Tax Savings.

December 28, 2018

How much you can SAVE on INCOME TAXES using a REALTY BROKER (us) that gives INCOME & PROPERTY TAX ADVICE in the professional service package & offers ALA CARTE BILLING?

SERIES: Your net worth strategy just changed with the tax law changes. The ‘Portfolio Approach’ has never made more sense than now.

Think about if you have, had, or are considering any of the below?

… income property?
… a small business or 1099 contract income?
… an entity such as S-Corp, LLC, or Partnership?
… using property as home office, land storage rental, pole barn use, attached apartment for related/unrelated, or VRBO.com style letting?
… college (or other) housing for student/ child?
… providing housing for parent?
… vacation/ seasonal property that may have mixed use?
… relocation related to work?

Here’s an example of what you could save over using another agent/ brokerage who will not be including or offering taxation perspective in how your deal is structured, financed, the timing, how title is held, and other topics from a taxation perspective.*

Portfolio Real Estate Brokerage

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