Today was a busy day. I had a dentist appointment at 8:30am (no cavities thank you very much), made five wholesale offers on REO properties, and I dropped off two candy machines at a new location. I did all this running around in 95 degree heat and in my little car with broken air conditioning. This new heatwave sucks, and I seriously considered getting the air fixed today even though its already September.

The new vending location wanted Peanut M&Ms and Skittles. So I headed to BJs since I needed to get groceries anyway. They had the big bags of Skittles, but not the Peanut M&Ms. I had to buy a box of the big tear&share packs. It was more than double the price of a bag, and it sucked to have to open all those little packets at the new location. And it didn’t even fill up the canister! I need to go to the other BJs tonight. I also need to get a Sam’s club membership in case that happens again. I updated my books for the vending business last night, and noted that I’ve spent almost $500 already. I’m only going to buy two more stands and candy, then that’s it for my out-of-pocket investment. Every future investment will be from revenues only. Once I grow this to the point where I profit $2,000, then I’ll stop reinvesting and just enjoy the profits.

I decided to be a little slick with the REO offers today. I included “and/or assigns” on the contract to see if the agents would say anything. Nothing so far, but I think the banks may catch it in their counter offer. Though I have a feeling that one of them may miss it and accept the contract with that language on it. If so, it’s over for them.

Before I forget, I’m about to evict the tenant from the sub2 property. She didn’t pay her August rent, and she has ignored my calls. I just sent her a “pay or quit” letter. I sent it via regular and certified mail w/return receipt. I’m sure she’ll call me with some excuse about how she was working, or sick, or away on vacation, or her friend’s pet rock died, or whatever. I don’t care, I need to get her out of there and get a new paying tenant quick. As a matter of fact, I’m going to start advertising it tonight. I can’t wait to get rid of her.

philadelphia real estate agent · real estate agency business · real estate wholesaling investing · sub2 investing · vending business

I am totally dropping the ball with some people, and I need to get back on track quick. I have to post this as a way to keep myself accountable (and hopefully track my progress in the future).

I have to returns LOTS of calls. Just a few days until total freedom, and RE clients are starting to bombard me. It’s a good thing to have too many leads. It’s a bad thing when you can’t respond to them all in a timely fashion. That’s what’s making me a slacker. I have several leads to followup on, as well as a few active deals I’m working on. I have one seller who I haven’t called in a week. I’m pretty sure he’s going to be upset with me when I call him today. It ’s my fault so I’ll suck it up.

Also, I know I’ve said this before, but I need a constant reminder to stay on the path of 4HWW. The goal of my entrepreneurial ventures is to setup passive income streams. Yes, wholesaling,  real estate agency and mobile notary services will bring cash every once in a while. But, I need to focus on the passive income streams so I can have more time for my life NOW. So I need to stay focused on: sub2 investing for rentals, and the vending  business. I don’t really want to venture into anything else right now. These two businesses are like low-hanging fruit to me. I get it, and it comes naturally to me. I have no desire to learn any new skills to start a new business. Maybe that makes me a slacker too. But I’ll be slacker with passive income.

One thing I forgot to mention about my sub2 investing: I’m also going to focus on acquiring multi-family properties. It dawned on me last week that there could be shortsale MF properties on the MLS, both active and expired. So I started researching, and low and behold, there are plenty. I’ll start sending letters to the expired MF shortsales to try to acquire them via sub2. Nothing like a desperate seller to work with. The goal is cashflow. So as long as they’re in rentable condition (or fairly close to rentable condition), and the payment is low enough, I will buy them and rent them out.

Hasta luego!

bulk vending business · passive income streams · proper followup with clients · real estate investing

Crazy update: Last Monday, right after I came back from lunch, my dayjob informed us that the Philadelphia office would be closing, and our last day of work would be August 31st. Yup, that means I’m getting laid off! HAPPY HAPPY JOY JOY! HAPPY HAPPY JOY JOY! (that’s from Ren & Stimpy, and if you don’t know what that is, you’re probably too young to be reading this blog anyway). So yeah, I’m super excited that I’m getting laid off. This gives me the opportunity I’ve been dreaming of for so long: work on getting my businesses to full-time status, while being able to collect an unemployment check. God willing, I will never go back to needing a job. I know the mistakes I made now, and I don’t plan on repeating them.

Good news: I got two new listings in the pipeline, both from my Facebook friends. Between FB and CL, there’s really no reason why someone can’t make money in real estate these days. I also found an investor-friendly title company that will do back-to-back closings for my shortsale flips. So that is a huge plus for my investing business. Yay!

Bad news: The cash buyer that I thought I had for my shortsale flip has backed out. I kinda had the feeling when, even knowing that the property was being sold as is, he wanted me to provide a roof cert, heater cert, turn on all the utilities for “proper inspection”, “special cleaning” for the bathrooms,  and wanted a home warranty. Yeah right, not gonna happen. I crossed all that stuff out and sent the offer back to his agent, and it died today. I’m confident I’ll find a buyer soon. I will not be anxious

So that’s it for now. I have to get back to marketing from my new favorite toy (my netbook), so I can continue enjoying Food Network. I need ideas for my Girl’s Day at the Beach this weekend. Woohoo!

getting laid off · Notary business · philadelphia real estate investing · unemployment compensation · vending business

Today I have officially moved my real estate license to Penn Liberty Real Estate. It’s a nice, family-owned brokerage, that is NOT having any legal problems (I know this because I asked). So I’m happy. After I finish this post, I have to finish calling all my clients to inform them of the change before I send the big email blast. This office is very convenient for me, and I can’t think of a reason why I didn’t consider moving there before. Oh well, bygones.

Now onto investment rates of return. While reading the latest issue of Personal Real Estate Investor Magazine, I came across an article on REITs (real estate investment trusts). These are companies who primarily invest in real estate to generate profits, and in which you can own stock. Their primary objective is income, and they’re required to pay at least 95% of their earnings as dividends. So, I decided to lookup some REIT funds with the brokerage where I have my SEP-IRA account, to compare them to my current retirement investment portfolio. My retirement account is (was) 100% allocated to a retirement-date fund, which allocates automatically based on my estimated year of retirement. The results were shocking. When I compared the performance of both funds for the last 10 years side by side, the REIT beat the retirement-date fund by about $7,000. The REIT also beat the Lipper Real Estate fund index, as well as the S&P 500 index for the same period. That’s a lot of cash, considering that I still have more than 30 years of compounding to go.  Soooo, I changed my allocation to include the REIT fund. I wanted to do it with my 401K from work, but that plan doesn’t offer an REIT to invest in. I’m getting smarter about this investing stuff, finally!

changing brokers · real estate investment returns · REITs

First I’ll start with the good news: two more of my Facebook friends want me to sell their homes. This is awesome, since it cost me NOTHING to get these new clients, and they are highly motivated to sell. My slogan (“When you need to sell, just call Raquel”), is starting to catch on. I only want people that NEED to sell, because those that just WANT to sell aren’t serious enough, and are harder to close. I also got another call from a senior center that wants vending machines. I think it’s the same person I’ve been playing phone tag with, so it should be good.

Bad news: I still haven’t found a buyer for my shortsale flip. I received an offer yesterday, but it’ from an FHA buyer. It’s  good offer, but I need to talk to the agent today to try to figure out a solution. I really need to get this closed like pronto.

Crazy news: I got an email from one of the conveyancer’s in my RE brokerage, saying that “due to a court order”, she and most of the other staff were being let go. This was a surprise to me, since, I was not aware of any legal action going on within the company. Reading that a court is ordering someone in my company to do something raises all the red flags. So I called her, and she says: Oh, didn’t you hear? The partnership is breaking up! (that was verbatim) WTF?!? Didn’t I hear? Like it’s community gossip or something. I’m getting a little nervous, and annoyed since I just received my business card order. When I told my best friend what happened, she said: that’s God pushing you to hurry up and get your broker license already. And she’s 100% right. I need to get off my ass already. Since I have a shiny new netbook I can take anywhere, I no longer have any excuse for not getting the online courses done. God help me.

real estate agent · real estate investing · ups and downs of entrepreneurship · vending business

I’ve decided to give the sub2 property back to the owner. More details to follow…

landlording · real estate investing · sub2

I may be shooting myself in the foot by posting this but… I am working towards leaving my job. Real estate investing is fun, and it brings nice paydays when I actually have a closing. But the fact is, it’s hard for me to create a reliable income from real estate investment. I’m not interested in being a landlord, so wholesaling is what I’ll be doing.

That said, I need to create other income streams to be able to step away from the job. I’m slowly building my vending business to have a reliable passive income. But in the meantime, I’ve grown weary of the job, and I want and need to do something else. So, I’ve decided to go back to my old-school methods like RentACoder! Actually, the name of the site has now changed to vWorker (that should be a clue as to how long it’s been since I checked in). I bid on three jobs so far, and just got one of my bids accepted today! So I’m very excited. I’m  ExpertRating certified in English/Spanish translation, so I expect to have more bids accepted for those job categories. The best thing about doing virtual work is that I can potentially work from anywhere as long as I have a laptop and Internet connection.

So here’s my overview of how my business ventures will make my life nicer: real estate investment for fun and to payoff debt, vending business for passive income, virtual work to pay the bills in the meantime (and be able to travel anywhere while doing so). The pieces are finally fitting together! Now to make it happen

Updates:

Real estate investing – I met with a seller who received one of my letters yesterday. I’d only inquired about one house, but it turns out he has four that he needs to sell to avoid foreclosure. I’m only interested in three of the homes right now. I got one contract signed last night, and the other two he needed to take home to get signed by his wife who is also on title. While were sitting in my car signing docs (the Dunkin’ Donuts closed just as we got there), I casually ask him: so… do you know of anyone else that has a property they need to sell? He says: oh yeah, I’m the pastor at my church, and we need to sell a big, empty commercial building that we’ve owned for years” Yeah baby, I’ll be all over that one as well. I haven’t wholesaled a commercial property yet, but I will certainly learn how to do so now I also have a potential end-buyer for my recently approved shortsale, but he’s kind of dicking around. I’ll put the property on the MLS by this weekend if I don’t have a signed contract and deposit by Saturday.

Vending – I’ve slacked off and forgot to return calls of people who responded to my email. I will put those calls on my to-do list to be completed by Friday. I broke down the double-head I still have at home to a single, and I’ll be ordering an additional stand and gumball wheel set this week. I’m sticking with my gumballs only plan.

Virtual freelancing – Got my first job accepted today, and it’s due in 48 hours. Actually, this isn’t the first job I won at vWorker, but since I closed my old account a long time ago, I had to open a new one and create a new profile. So, this is the first job for the new profile, hehe. Maybe I can use this as an excuse to finally get a Macbook, hmmm…

That’s it for now. Thanks for checking in!

financial independence · passive income · real estate investing · vending · Virtual freelancing

My marketing is generating so many leads, that I may have to start creating a post for each business category. Let’s start with a mid-year recap:

January 2010: I started the year off with three businesses: real estate (agency/investing), mobile notary public services, and a designer fragrance online store. Then I added a fashion accessories biz.

July 2010: I’ve retired the designer fragrance and fashion accessories businesses. Real estate and vending and now my top priorities, with notary services running a close second.

I’ve gotten on the habit of a regular lead-generation plan for both my real estate and vending business. And now I get so many calls and emails, I don’t have time to return them all. The only time I have to return calls is during my lunchbreak (I still have a J-O-B), and when I get home from work after 5pm. I’d like to call people early in the morning, but I think 8:30am phone calls might be a bit too much. Then again, some might see me as a go-getter. I guess I’ll have to test that theory and see

For real estate, I’ve been marketing heavily to people facing foreclosure, and the response rate has been good. My recent batch of 78 letters yielded 10 phone calls. That’s a 12% response rate, much better than the supposed “average” response rate of 2%. I’m attributing that to the fact that I only use hand-addressed envelopes and stamps for postage. I know it takes longer, but I believe people open it because it looks like it’s coming from someone they know. All the other mailings I’ve done using labels or printed envelopes got me ZERO response. So I’m sticking with what works. The next step to this will be hiring an assistant to do it every week.

For the vending business, I’ve decided to focus on non-profit groups instead of for-profit locations. My hunch is that since they always need money anyway, they’ll like getting a monthly payout from the machine. I did a test by sending emails to some senior centers in my area. Out of 11 emails sent, two responded that they wanted a machine (that’s an 18% response rate, in case you’re wondering). I placed my first machine at a bar, which I’m due to service for the first time this coming week. It’s a double-head, which I’m going to break down to a single. After reading all the discussions on the Vendiscuss forum, I’ve decided to sell gumballs only. They’re the most profitable, and the easiest item to obtain. I’ll check my results after a month, and if it’s not where I want to be, then I’ll consider incorporating candy. My goal is build my passive business stream and keep it as simple as possible.

One thing I like about this process is that I keep coming to the same “realizations” over and over again. Stay consistent with lead generation, and always keep the goal in mind.

candy bulk vending · lead generation · marketing · real estate investing

I have another potential shortsale deal in the works from someone who received one of my plain ‘ol letters in the mail. I always hand address the letters and use a stamp. I strongly believe these get opened and read at a much higher rate than labeled letters or postcards. The homeowner tried to do a loan modification, but is fairly certain i won’t be approved. This is a rancher with 3 bedrooms and 3.5 baths. His story is typical: his business failed, had to file bankruptcy, etc. I feel bad for him, but I’m glad that I can probably help and make some money in the process.

This is the second good lead from my letter campaign. Only 44 cents invested to make a few thousand dollars. I’m very excited.

Update on the other deals:

• I called again today to get status on docs for the sub2 I’m working on. They claim my authorization letter expired 90 days from the date it was signed by the borrower. I’ve been dealing with this servicer (Litton Loan Servicing) since April. I love it how they don’t tell you any of those details when you initally send the authorization letter. Now I have to add this to my checklist of initial contact with lenders: verify whether or not authorization expires, and if so, when. Bastards.
• The lender for the duplex shortsale (American Home Mortgage) claims that they received my authorization letter, but they didn’t “see” the borrower’s signature on it. Bullshit. So I have to fax it again. Bastards.

horrible mortgage companies · horrible mortgage servicers · investments · lead generation · shortsales