QUESTION: I currently have my home up for sale with a real estate agent. This past weekend I put an offer in on a home in another state. In today’s newspaper there is an ad by “real estate investor,” which says she buys homes for full price if you’re flexible on the terms. (whatever that means???) I don't know if it's o.k. to call her and tell her that I am working with an agent already, and have her go through the agent or not.
I want to sell my house fast, but I must get full price. I would like to move to the other state before my kids school starts in August. I see this as a quick sale if it's all on the up and up.
Does anyone here know about this kind of thing? Opbviously, I don't want to do anything unethical or illegal in selling my home.
THE GATTEN RESPONSE: The "Full Price, All Cash or Terms" ad generally means this:
If you want all cash, then you’ll need to have at least 40% equity and will need to take, a 60% offer (60 cents on the dollar). This allows the investor to get a hard-money, no qualifying loan to pay you all cash.
However (don’t despair and doln’t turn away yet), if you want ‘full-price,’ then you'll need to set up "terms" whereby you will stay on the loan and get full price when the property sells in 3,4 or 5 (or ?) years, with the overages from appreciation and principal reduction going to the investor.
Another option, if you have enough equity in the property to do so, would be to take the 60 cents on the dollar and ‘carry’ the rest (40 percent), thereby getting 'some' cash now and the 'full price' later. Or (it gets better)...
You can refinance first (prior to making your deal with the investor), having the investor cover the loan costs, and pull out as much cash as possible, and 'then' carrying the rest for your investor for the term specified (this gives you another payday down the road, and avoids capital gains tax until the transaction terminates).
Don't be dismayed by this ad. Its similar to the ones I run, and is not designed to trick anyone...it just generates calls that just might be from someone who is in a position to truly benefit by such an offer. It also contains many truly viable options for some folks.
Remember that when(if) you sell through a Realtor your costs are going to run about 8%+ (assuming 6% commission and standard closing costs). Also note that in addition to this cost your will undoubtedly be required to reduce your asking price by 5 or 10 percent. This could cost you 20% or more up front...so some would say: Why NOT carry the 20% and get it all back someday, rather than paying it out now and never seeing it again.
You may, in fact, be well advised to look carefully at the “Full Price plus Terms” offer. Then if it starts to look better to you, I'd obviously suggest our program.. That is...placing your property into a living trust (land trust) and just leasing it to a co-beneficiary (the investor). Since this is not a sale of the real estate per se, you can avoid a price reduction, capital gains tax, closing costs, and a broker's commission. And have a big payday coming in a few years.
Respectfully,
Bill Gatten
To find out more about Landtrust and Equity Transfers Using Landtrust, Click Here.
Thursday, September 27, 2007
Thursday, September 20, 2007
A LETTER TO ADAM
By Bill J. Gatten
One of our newer network members, Adam Albright, posed the following scenario. My response to him follows his question.
Dear Bill,
I've been visiting a lot of homeowners lately following my telling them that I'd be willing to buy their home from them if they would be willing to leave their equity in the property and stay on the loan for a year or so while I take over the burden of ownership.
However, when I get to the appointment, after explaining everything about the PACTrust, they invariably end up wanting to "Think it Over," or they get greedy and want more of the deal!
Please help me with a way to get them to "cut to the chase" and make the deal with me.
Regards
Adam
-0-
Adam,
First of all, cutting to the chase is not their job…it’s yours. You’re the one in charge of your sale call.
Secondly, NEVER, NEVER sell the NARS PACTrust™ to anyone! It’s taken you weeks to understand it “pretty good”: how is a seller going to get it in 15 minutes? The PT is the WAY you do it all, not WHAT it is. All you ever have to sell is the idea of the prospect’s keeping their loan in place, agreeing on a value, and letting you take over all the responsibilities.
The PT is the way you protect the seller and the property’s title. It’s not at all something you can, or need to, sell. Say I’m a frankfurter salesman, and I tell you what’s in my hot dogs, I’ll bet you’ll have to “think it over.” Chances are, however, that you will still have a hankering for that dog, but now you’ll go over to my competitor who has inferior meat, and you’ll buy his hot dog…“BECAUSE” he doesn’t tell you what’s in it.
Here's the deal, Adam. When these prospects don’t' end up doing what you think they should, it's because they are playing a different game than you are, and they simply don't know the rules of your game or that its you who is running it. They always think they are, but their rules don’t involve you: so that has to change, and you’re the one who has to change it.
The most important part of acquiring properties is setting out the buy-sell rules at the start and not playing the game at all until all players are in agreement about the game to be played and by whose rules it will be played. Think about, if you set down to play Poker with me and I sit down to Play ‘Hearts’ with you at the same time, the fact that the cards look the same doesn't mean anything. Neither of us will ever get what we want, and chances are good that within ten minutes we’ll each think the other is clearly stupid.
Here's the solution to your enigma in a nutshell…remember never to vary from the following…ever again…(it’s solid gold). When you make the initial call:
1. ESTABLISH RAPPORT: "Hi, ‘saw your ad. ‘How are ya? Nice Day. Got any warts? Is that a booger on your lip? Can you tell me a little about the house; etc.”?
2. DETERMINE THAT THE PROSPECT HAS WHAT YOU WANT. I.E., DON’T PLAY TIN-CAN TELEPHONES WITH A STUMP: I.e., YOU set out the rules (YOUR rules) early. That is: “What I'm looking for is someone who for X would be willing to do Y. Or, “What I'm looking for is someone who, for a faster sale and better selling price, might be willing to keep the existing financing in place for a while, and be able to carry it for a few years, while I cover all the costs and responsibilities of the property in exchange for some tax benefits and the option to refinance it in 3 or 4 years."
If the answer you get is not what you want to hear, you merely say: “I see, and why IS that?” If that doesn’t draw out an easily solvable objection, and the prospect insists on being obstinate, or is totally nonplussed with you, just offer your ‘thanks’ and move on the next call (they’re free and there’s an endless supply).
3. LOCATE THE PAIN (YOU CAN’T CURE ‘EM IF THEY AIN’T SICK): E.g., “How long have you had the property? How long has it been on the market? What condition is it in? Are you getting many calls on it? Yeah there are lots of those in the newspaper these days. I'm hoping the economy holds for a while, but it's looking little bleak out there for some. Is the property listed with a broker? No? May I ask why not? Aren't the payments and upkeep starting to be a real burden for you? Do you have any idea why it hasn't sold? Was that ASKING PRICE determined by an Appraisal, or is it pretty much a PFA? (*Plucked From you’re A..).
4. CLOSE THE DEAL BY MAKING AN APPOINTMENT: I’m open to take a look this evening if you are. How does 6:30 sound?
5. SET THE PARAMETERS OF YOUR MEETING: "Mr. Jones if you'd bear with me for a minute more, I need to verify some of the issues re. our meeting at the property. Assuming everything I’ve said so far and everything we’ll discuss in detail this evening works out to your satisfaction, is there any reason you can think of that we can't come to a firm conclusion tonight? (No? why is that?) Let me also ask if I may...Are you the sole decision maker re. the property, or will there be someone else we'll need to get involved? (There is? Well, let's be certain that they're a part of this evenings meeting…because when you’re ready I want to move very quickly). Also, please assure me that when we do agree on all the terms, assuming we can, I‘m not going to be told that someone else has to be consulted or that someone will "Have To Think it Over…as there’ll never be a time you can’t change your mind…fair enough?" (You say I ‘might’ be told that? Well, that’s no problem then: what more do you need from me for you to be able to make the decision? And for what day should we reschedule our meeting?”
6. OK, now you’re at the property with Mr. and Mrs. Jones. You’ve arrived with your Option Agreement completed; your Purchase Offer completed but not signed; and your Real Estate Authorization (to talk to the lender) is completed as far as it can be...you now go over your favorite parts of 1 and 3 again, and you let them see you take notes on ever single little flaw in the property (more Pain)...
7. After the signing, give them a chance to back out. This further solidifies your deal, affirms your character, and prevents an attack of ‘Seller's Remorse’ later on. Without giving them the opportunity to back out should they change their minds…you’d lose anyway, and find it virtually impossible or imprudent to force them to proceed. It is therefore a good idea to give them the chance early on. I.e., once the deal is signed and the hands are shook, pause and ask in all sincerity: “Does our arrangement feel good to you? It’s not to late to change your mind. I just want to make sure you’re as absolutely comfortable with everything as I am.” If we've missed anything or left anything out, it’s not too late to discuss it."
Adam, remember that the key in all of this is to make sure than you don't go out on an appointment (ever again) without knowing exactly what you’re going to get when you get there and exactly what your going to bring home.
Good Salesmanship is no longer smoke and mirrors and hidden persuasion: Salesmanship today is simply showing up, paying attention, being honest and staying unassociated with the end result to the very end. That’s all there is to it. If a prospect honestly doesn’t want what you’re selling and you’ve presented your proposal clearly, why push? Merely ask: "Is it over then? (Use that exact term)." If it is over (though it probably won't be yet) they'll tell you. If they just want to negotiate further they'll say, something like, “Well, that depends on you." Then you simply ask what they need from you to make it work for both of you.
Hope this helps Adam. Sure works for me.
Bill Gatten
To find out more about Landtrust and Equity Transfers Using Landtrust, Click Here.
One of our newer network members, Adam Albright, posed the following scenario. My response to him follows his question.
Dear Bill,
I've been visiting a lot of homeowners lately following my telling them that I'd be willing to buy their home from them if they would be willing to leave their equity in the property and stay on the loan for a year or so while I take over the burden of ownership.
However, when I get to the appointment, after explaining everything about the PACTrust, they invariably end up wanting to "Think it Over," or they get greedy and want more of the deal!
Please help me with a way to get them to "cut to the chase" and make the deal with me.
Regards
Adam
-0-
Adam,
First of all, cutting to the chase is not their job…it’s yours. You’re the one in charge of your sale call.
Secondly, NEVER, NEVER sell the NARS PACTrust™ to anyone! It’s taken you weeks to understand it “pretty good”: how is a seller going to get it in 15 minutes? The PT is the WAY you do it all, not WHAT it is. All you ever have to sell is the idea of the prospect’s keeping their loan in place, agreeing on a value, and letting you take over all the responsibilities.
The PT is the way you protect the seller and the property’s title. It’s not at all something you can, or need to, sell. Say I’m a frankfurter salesman, and I tell you what’s in my hot dogs, I’ll bet you’ll have to “think it over.” Chances are, however, that you will still have a hankering for that dog, but now you’ll go over to my competitor who has inferior meat, and you’ll buy his hot dog…“BECAUSE” he doesn’t tell you what’s in it.
Here's the deal, Adam. When these prospects don’t' end up doing what you think they should, it's because they are playing a different game than you are, and they simply don't know the rules of your game or that its you who is running it. They always think they are, but their rules don’t involve you: so that has to change, and you’re the one who has to change it.
The most important part of acquiring properties is setting out the buy-sell rules at the start and not playing the game at all until all players are in agreement about the game to be played and by whose rules it will be played. Think about, if you set down to play Poker with me and I sit down to Play ‘Hearts’ with you at the same time, the fact that the cards look the same doesn't mean anything. Neither of us will ever get what we want, and chances are good that within ten minutes we’ll each think the other is clearly stupid.
Here's the solution to your enigma in a nutshell…remember never to vary from the following…ever again…(it’s solid gold). When you make the initial call:
1. ESTABLISH RAPPORT: "Hi, ‘saw your ad. ‘How are ya? Nice Day. Got any warts? Is that a booger on your lip? Can you tell me a little about the house; etc.”?
2. DETERMINE THAT THE PROSPECT HAS WHAT YOU WANT. I.E., DON’T PLAY TIN-CAN TELEPHONES WITH A STUMP: I.e., YOU set out the rules (YOUR rules) early. That is: “What I'm looking for is someone who for X would be willing to do Y. Or, “What I'm looking for is someone who, for a faster sale and better selling price, might be willing to keep the existing financing in place for a while, and be able to carry it for a few years, while I cover all the costs and responsibilities of the property in exchange for some tax benefits and the option to refinance it in 3 or 4 years."
If the answer you get is not what you want to hear, you merely say: “I see, and why IS that?” If that doesn’t draw out an easily solvable objection, and the prospect insists on being obstinate, or is totally nonplussed with you, just offer your ‘thanks’ and move on the next call (they’re free and there’s an endless supply).
3. LOCATE THE PAIN (YOU CAN’T CURE ‘EM IF THEY AIN’T SICK): E.g., “How long have you had the property? How long has it been on the market? What condition is it in? Are you getting many calls on it? Yeah there are lots of those in the newspaper these days. I'm hoping the economy holds for a while, but it's looking little bleak out there for some. Is the property listed with a broker? No? May I ask why not? Aren't the payments and upkeep starting to be a real burden for you? Do you have any idea why it hasn't sold? Was that ASKING PRICE determined by an Appraisal, or is it pretty much a PFA? (*Plucked From you’re A..).
4. CLOSE THE DEAL BY MAKING AN APPOINTMENT: I’m open to take a look this evening if you are. How does 6:30 sound?
5. SET THE PARAMETERS OF YOUR MEETING: "Mr. Jones if you'd bear with me for a minute more, I need to verify some of the issues re. our meeting at the property. Assuming everything I’ve said so far and everything we’ll discuss in detail this evening works out to your satisfaction, is there any reason you can think of that we can't come to a firm conclusion tonight? (No? why is that?) Let me also ask if I may...Are you the sole decision maker re. the property, or will there be someone else we'll need to get involved? (There is? Well, let's be certain that they're a part of this evenings meeting…because when you’re ready I want to move very quickly). Also, please assure me that when we do agree on all the terms, assuming we can, I‘m not going to be told that someone else has to be consulted or that someone will "Have To Think it Over…as there’ll never be a time you can’t change your mind…fair enough?" (You say I ‘might’ be told that? Well, that’s no problem then: what more do you need from me for you to be able to make the decision? And for what day should we reschedule our meeting?”
6. OK, now you’re at the property with Mr. and Mrs. Jones. You’ve arrived with your Option Agreement completed; your Purchase Offer completed but not signed; and your Real Estate Authorization (to talk to the lender) is completed as far as it can be...you now go over your favorite parts of 1 and 3 again, and you let them see you take notes on ever single little flaw in the property (more Pain)...
7. After the signing, give them a chance to back out. This further solidifies your deal, affirms your character, and prevents an attack of ‘Seller's Remorse’ later on. Without giving them the opportunity to back out should they change their minds…you’d lose anyway, and find it virtually impossible or imprudent to force them to proceed. It is therefore a good idea to give them the chance early on. I.e., once the deal is signed and the hands are shook, pause and ask in all sincerity: “Does our arrangement feel good to you? It’s not to late to change your mind. I just want to make sure you’re as absolutely comfortable with everything as I am.” If we've missed anything or left anything out, it’s not too late to discuss it."
Adam, remember that the key in all of this is to make sure than you don't go out on an appointment (ever again) without knowing exactly what you’re going to get when you get there and exactly what your going to bring home.
Good Salesmanship is no longer smoke and mirrors and hidden persuasion: Salesmanship today is simply showing up, paying attention, being honest and staying unassociated with the end result to the very end. That’s all there is to it. If a prospect honestly doesn’t want what you’re selling and you’ve presented your proposal clearly, why push? Merely ask: "Is it over then? (Use that exact term)." If it is over (though it probably won't be yet) they'll tell you. If they just want to negotiate further they'll say, something like, “Well, that depends on you." Then you simply ask what they need from you to make it work for both of you.
Hope this helps Adam. Sure works for me.
Bill Gatten
To find out more about Landtrust and Equity Transfers Using Landtrust, Click Here.
Thursday, September 13, 2007
A Succinct History of the Illinois-Type, Title-Holding, Third-Party Trustee, Revocable Inter Vivos Land Trust
©Bill Gatten 3/29/07
Real Estate and one’s financial interest in it are notoriously the most immovable and publicly exposed evidence of personal Wealth ever. It has been said that if you own real estate, it’s a forgone conclusion that someone will eventually do their best to take it away from you. Historically, the publicly recorded ownership of real property has subjected owners to the demands [both reasonable and unreasonable] of the government, and it’s often overly pervasive authority, as well as the demands of those to whom the accumulation of any kind of wealth is regarded as selfish, objectionable, sinful and unconscionable.
In feudal England (circa 1500), there existed a plethora of restrictions on the ownership of real estate. Any conduct of a property owner that might be deemed opposed to, or unacceptable by, the ruling government (from town and county to country), allowed for myriad retributive actions that were fully enforceable by the state (i.e., the state’s seizure of one’s real property at will for any number of trumped-up infractions).
Some of these retributive actions included a forced forfeiture of land for reasons of treason, impairment of feudal duties of the landowner to his overlord, induction by conscription into the military service, lateness in payment of income or property taxes. And all of these reasons for seizure was compounded by the severely inhibiting laws of “primogeniture (i.e., the right of the eldest son to claim full ownership of his parents’ estate to the exclusion of all younger siblings).” All of the onerous penalties of real estate ownership ultimately caused a politically emerging populace to explore and devise measures to protect their ownership from these burdens.
With the advent of the land trust model, an owner fearing governmental reprisal for his own political views, or someone seeking to avoid attachment for debt, or attempting to provide for the granting of his property, other than in accordance with the rigid rules of primogeniture, could just place the ownership of his property in a trusted friend. The contract between parties would, of course, carry a clear and legal understanding that the trusted friend (the trustee) would deal with the land under certain circumstances as the owner, but that all direction would come from the trust’s beneficiary and grantor of title. In this manner, the arrangement now known as the land trust emerged and flourished under the rather despotic reign of King Henry the Eighth.
However, not to be circumvented by the intelligence of the masses, Henry the Eigth, himself, in 1536 devised and enacted the concept of specific “Uses (land uses).” The statute’s intent was to avoid the frustrations of governmental authority and decreed that a Use was to be executed, and the title of the property was to be vested in the beneficiary rather than the trustee (enabling seizure of the property). Approximately nine years later, the English courts mitigated the effect of this legislation by holding that the Statue of Uses, though to remain in effect, was not applicable to an active use or trust wherein the trustee has active duties to perform. Therefore the land trust model was no longer to be executed by the Statute of Uses. The Statute of Uses, in a variety of forms, has since become and stable part of Common Law in England as well as within the United States, as have the later constructions of the statute by courts in enactments of specific Land Trust legislation in Illinois, Hawaii, Florida, Virginia, North Dakota and Georgia. As a result, the land trust concept is now fully accepted in the US as the preferred arrangement by which one person can hold property for the benefit and use of another is rapidly becoming a familiar part of the law.
Since the migration of the common law land trust model to the US, it has been utilized in a variety of ways, including: risk management, organization, financing, exposure shifting, credit operations, arbitration and incorporation of ownership and partnership interest.
The combination of a land trust arrangement with its many applications, and with its virtually limitless permutations results in an infinite variety of applications that can be devised by the ingenuity of the modern real property owner. The land trust is now 468 years old, and one of the finest tools for real estate ownership and management ever conceived of.
In the creation of the NARS Equity Holding Transfer System™ (EHT), we have integrated the common law land trust model with a triple-net lease agreement, an assignment of beneficiary interest, a beneficiary agreement and a limited power of attorney. This combination of forms allows for a clear and safe transfers of ownership benefits from one party to another without a title transfer or the standard risk of seller-assisted financing arrangements.
The EHT very conveniently allows for the facilitation of all of the fee-simple ownership benefits of virtually any “creative financing” method, including the desired end-results and objectives of: the lease option, the lease purchase, the equity-share, the wrap-around mortgage (AITD or AIM), the contract-for-deed (i.e., the land sale contract), or any other subject-to seller carry arrangements.
The system can also accommodate safe, fast and simple condominiumization of multi-unit buildings, fast and simple time-shares, fast and simple seller-carry bridge loans, the simplest partnering arrangements, full asset protection, etc.
Welcome to our Universe. Ours is a completely different world of real estate investing. Above all, one must know that the EHT is not another creative financing device: it is the means and way to accomplish the objectives of all of the above referred-to devices with maximum safety, simplicity and legality.
PACTRUST™ BENEFITS FOR THE “BUYER (investor or resident co-beneficiary)”:
1. No Due-on-Sale violation
2. No down payment required (necessarily)
3. No bank approval required
4. No credit application (necessarily)
5. No credit checks (Information Sheet only)
6. No likelihood of liens, suits or judgments attaching to the property
7. No chance of marital disputes affecting title
8. No chance of IRS liens hitting the property
9. No chance of one party’s bankruptcy hitting the property
10. No chance of the property being tied-up in Probate
11. No chance of one party’s doing anything to the property that would negatively affect the other party
12. No further encumbering the property by one party without knowledge and consent of the other party
13. No way for either party to change their minds about terms or costs or “buy-out” provisions later on
14. No, or only nominal ($15.00 - $25.00), conveyance tax
15. No absence of (100%) tax benefits: i.e., interest and property tax deductions for the tenant
16. No necessity for public disclosure re. ownership
17. No more renting!
18. No more scrimping and saving for a down payment
19. No more waiting until one’s FICO score heals
20. No more wishing and waiting for one’s piece of the American Pie
PACTRUST™ BENEFITS FOR THE “SELLER”
1. No Due-on-Sale violation
2. No new loan required
3. No credit application or credit checks needed (Info Sheet only)
4. No chance of liens, suits or judgments attaching to the property
5. No chance of marital disputes affecting title
6. No chance of IRS liens hitting the property
7. No chance of a beneficiary’s bankruptcy hitting the property
8. No chance of the property being tied-up in Probate
9. No, or nominal, conveyance tax
10. No capitals gains tax due upon transfer to the co-beneficiaries
11. No difficulty in evicting an errant resident beneficiary
12. No chance for a defaulting tenants claiming “equity” to forestall eviction and force foreclosure, to buy time and free rent (and usually cash to move when the other party settles out of court to curb rising legal expenses)
13. No chance of a beneficiary’s doing anything to the property that would negatively affect the other
14. No chance on one party’s further encumbering the property with the full knowledge and consent of the other
15. No Management
16. No vacancies
17. No monthly payments
18. No tenants, toilets, trash, torn screen doors or dog-pee’d dead trees, shrubs and grass
19. No public disclosure of ownership interest
20. No reversionary penalties (tax due when the trust terminates)
21. No ancillary administration (die anywhere and administer the estate from where the property is)
To find out more about Landtrust and Equity Transfers Using Landtrust, Click Here.
Real Estate and one’s financial interest in it are notoriously the most immovable and publicly exposed evidence of personal Wealth ever. It has been said that if you own real estate, it’s a forgone conclusion that someone will eventually do their best to take it away from you. Historically, the publicly recorded ownership of real property has subjected owners to the demands [both reasonable and unreasonable] of the government, and it’s often overly pervasive authority, as well as the demands of those to whom the accumulation of any kind of wealth is regarded as selfish, objectionable, sinful and unconscionable.
In feudal England (circa 1500), there existed a plethora of restrictions on the ownership of real estate. Any conduct of a property owner that might be deemed opposed to, or unacceptable by, the ruling government (from town and county to country), allowed for myriad retributive actions that were fully enforceable by the state (i.e., the state’s seizure of one’s real property at will for any number of trumped-up infractions).
Some of these retributive actions included a forced forfeiture of land for reasons of treason, impairment of feudal duties of the landowner to his overlord, induction by conscription into the military service, lateness in payment of income or property taxes. And all of these reasons for seizure was compounded by the severely inhibiting laws of “primogeniture (i.e., the right of the eldest son to claim full ownership of his parents’ estate to the exclusion of all younger siblings).” All of the onerous penalties of real estate ownership ultimately caused a politically emerging populace to explore and devise measures to protect their ownership from these burdens.
With the advent of the land trust model, an owner fearing governmental reprisal for his own political views, or someone seeking to avoid attachment for debt, or attempting to provide for the granting of his property, other than in accordance with the rigid rules of primogeniture, could just place the ownership of his property in a trusted friend. The contract between parties would, of course, carry a clear and legal understanding that the trusted friend (the trustee) would deal with the land under certain circumstances as the owner, but that all direction would come from the trust’s beneficiary and grantor of title. In this manner, the arrangement now known as the land trust emerged and flourished under the rather despotic reign of King Henry the Eighth.
However, not to be circumvented by the intelligence of the masses, Henry the Eigth, himself, in 1536 devised and enacted the concept of specific “Uses (land uses).” The statute’s intent was to avoid the frustrations of governmental authority and decreed that a Use was to be executed, and the title of the property was to be vested in the beneficiary rather than the trustee (enabling seizure of the property). Approximately nine years later, the English courts mitigated the effect of this legislation by holding that the Statue of Uses, though to remain in effect, was not applicable to an active use or trust wherein the trustee has active duties to perform. Therefore the land trust model was no longer to be executed by the Statute of Uses. The Statute of Uses, in a variety of forms, has since become and stable part of Common Law in England as well as within the United States, as have the later constructions of the statute by courts in enactments of specific Land Trust legislation in Illinois, Hawaii, Florida, Virginia, North Dakota and Georgia. As a result, the land trust concept is now fully accepted in the US as the preferred arrangement by which one person can hold property for the benefit and use of another is rapidly becoming a familiar part of the law.
Since the migration of the common law land trust model to the US, it has been utilized in a variety of ways, including: risk management, organization, financing, exposure shifting, credit operations, arbitration and incorporation of ownership and partnership interest.
The combination of a land trust arrangement with its many applications, and with its virtually limitless permutations results in an infinite variety of applications that can be devised by the ingenuity of the modern real property owner. The land trust is now 468 years old, and one of the finest tools for real estate ownership and management ever conceived of.
In the creation of the NARS Equity Holding Transfer System™ (EHT), we have integrated the common law land trust model with a triple-net lease agreement, an assignment of beneficiary interest, a beneficiary agreement and a limited power of attorney. This combination of forms allows for a clear and safe transfers of ownership benefits from one party to another without a title transfer or the standard risk of seller-assisted financing arrangements.
The EHT very conveniently allows for the facilitation of all of the fee-simple ownership benefits of virtually any “creative financing” method, including the desired end-results and objectives of: the lease option, the lease purchase, the equity-share, the wrap-around mortgage (AITD or AIM), the contract-for-deed (i.e., the land sale contract), or any other subject-to seller carry arrangements.
The system can also accommodate safe, fast and simple condominiumization of multi-unit buildings, fast and simple time-shares, fast and simple seller-carry bridge loans, the simplest partnering arrangements, full asset protection, etc.
Welcome to our Universe. Ours is a completely different world of real estate investing. Above all, one must know that the EHT is not another creative financing device: it is the means and way to accomplish the objectives of all of the above referred-to devices with maximum safety, simplicity and legality.
PACTRUST™ BENEFITS FOR THE “BUYER (investor or resident co-beneficiary)”:
1. No Due-on-Sale violation
2. No down payment required (necessarily)
3. No bank approval required
4. No credit application (necessarily)
5. No credit checks (Information Sheet only)
6. No likelihood of liens, suits or judgments attaching to the property
7. No chance of marital disputes affecting title
8. No chance of IRS liens hitting the property
9. No chance of one party’s bankruptcy hitting the property
10. No chance of the property being tied-up in Probate
11. No chance of one party’s doing anything to the property that would negatively affect the other party
12. No further encumbering the property by one party without knowledge and consent of the other party
13. No way for either party to change their minds about terms or costs or “buy-out” provisions later on
14. No, or only nominal ($15.00 - $25.00), conveyance tax
15. No absence of (100%) tax benefits: i.e., interest and property tax deductions for the tenant
16. No necessity for public disclosure re. ownership
17. No more renting!
18. No more scrimping and saving for a down payment
19. No more waiting until one’s FICO score heals
20. No more wishing and waiting for one’s piece of the American Pie
PACTRUST™ BENEFITS FOR THE “SELLER”
1. No Due-on-Sale violation
2. No new loan required
3. No credit application or credit checks needed (Info Sheet only)
4. No chance of liens, suits or judgments attaching to the property
5. No chance of marital disputes affecting title
6. No chance of IRS liens hitting the property
7. No chance of a beneficiary’s bankruptcy hitting the property
8. No chance of the property being tied-up in Probate
9. No, or nominal, conveyance tax
10. No capitals gains tax due upon transfer to the co-beneficiaries
11. No difficulty in evicting an errant resident beneficiary
12. No chance for a defaulting tenants claiming “equity” to forestall eviction and force foreclosure, to buy time and free rent (and usually cash to move when the other party settles out of court to curb rising legal expenses)
13. No chance of a beneficiary’s doing anything to the property that would negatively affect the other
14. No chance on one party’s further encumbering the property with the full knowledge and consent of the other
15. No Management
16. No vacancies
17. No monthly payments
18. No tenants, toilets, trash, torn screen doors or dog-pee’d dead trees, shrubs and grass
19. No public disclosure of ownership interest
20. No reversionary penalties (tax due when the trust terminates)
21. No ancillary administration (die anywhere and administer the estate from where the property is)
To find out more about Landtrust and Equity Transfers Using Landtrust, Click Here.
Thursday, September 6, 2007
As Open Response to Network Member John Whitworth
By Bill J. Gatten, Republican Candidate for Provisional President of New Iraq (Free Oil Platform)
A few days ago, John W. asked if it would be feasible to give him an idea of how my days came together. So we decided that a “Day in the Life of…” might be appropriate for the request. So here it is for your perusal.
A Day in the Life of Bill Gatten, Investor
6:30 AM: Awaken prematurely to the noise of a garbage truck coming down the street, but continue lying perfectly still, eyes closed, pretending not to notice wife getting up to take out the trash
7:00 AM: Awaken again to a blaring clock radio. Punch the snooze-alarm
7:15 AM: Second snooze-alarm punch
7:30 AM: Third attempt to hit snooze-alarm. Accidentally shut off the alarm instead and am forced to roll out of bed
7:31 AM: Half stumble and half crawl to shower and turn on water, while glancing at face in mirror and wonder why eyes appear to need draining. Prop eyelids open with Q-tips
7:41 AM: Emerge from 10-minute early-morning standing stupor becoming suddenly aware and concerned that hot water is running low
7:50 AM: Step from freezing shower, feeling quite awake. Dress for the day (color coordinated Mohair sports ensemble). Put off jogging, vowing to jog at noon
8:00 AM: Check phone messages and listen to first message: "Hi, this is Earl Splork, I'm returning your call about my house for sale. Yes, I might consider keeping the current financing in place, as you suggest, and leaving my equity in tact for a while…if you can take over payments, upkeep and all other costs"
8:01 AM: Return call: "Hi Earl, I'm returning your call. Thanks for calling...can you tell me a bit about the house?" (Yada yada yada) "Great! Let me run by it a little later and check some comps. If it looks like something we can do, I'll give you a call this afternoon or tomorrow. If it checks out, are you ready to put a deal together right away? Super! I'll call you this afternoon. Oh, by the way, how did you come up with that asking price? I see, and...and how much work or repairs would you say need to be done on it? OK, that’s not too bad. And about how many payments are in arrears at the moment? And, roughly, what's your current loan balance, not counting the arrearages? Ouch! Have you by any chance asked the bank for any kind of forbearance? Well, I'll give it my best shot and call you when I have all the data together. Fair enough?"
8:03 AM: Return second call: "Hi this is Bill Gatten returning your call. You had called about the property I have available over there on Fir Street. What can I tell you about it? (Yada, yada, yada). Great! Well, basically, if you like the house, there are three ways to get in: You can come in with 10% and closing costs and I'll carry the entire financing for you for, say 3 to 4 years. Or, if you’d prefer, you could come in with just half of that amount plus closing costs, and we’ll just agree to share in any future profits if there are any, over the next 5 or 10 years. Or...you might want to come in with maybe just 3 or 4 payments up front, on what we call a 'Tax Lease.' What that means is, you would lease the property with full access to all of my income tax deductions: mortgage interest and property tax. The payments will, of course, be a bit higher than rent, but your after-tax monthly cost will be much lower, and you could save thousands of dollars per year over renting.
9:30 AM: Pull comps on properties that I intend to try to get under contract today.
10:00 AM: Return as many phone calls and Emails as possible.
12:00 Noon: Drive by one of the properties that is just a few miles away, and call the owner to make an appointment to sign the deal up. (Put off jogging until evening)
2:30 PM: Call for appointment to meet with owner of first property. I say to him: Are you pretty much the decision maker for this transaction? No? Ok, then, will you need to confer with anyone else on this? Oh, I see…and will she be there for signing? Great! (If the other decision maker/s won’t be there, I’d say, “then call me after you talked to her/them). And by the way, assuming that everything we’ve talked about turns out to be as expected and to your advantage, are there any other considerations you need to address before we put it all together? Good! So we can get everything signed up this evening if everything checks out…great!
Laughingly: “I hate to have to be so specific on these points, but you’d be surprised at how many people give me old “I have to think it over” stall after I’ve done all of everything I said I would. You won’t do that to me. Right (light chuckle)? How does 5:30 sound? Or would 6:00 be better? Great! See you then."
(At the meeting I’ll have my briefcase with plenty of Purchase Offer forms, Non-Exclusive Option forms; authorization forms (e.g., so I can speak to the creditors); a copy of the comps (to discuss with the seller, should there be any difference of opinion about value). All forms will be a completely filled-out as possible in order to save time and get to the point quickly during the meeting.
AS PART OF THE MEETING: "Yes, the 'fixed-up' value does appear, as you said it would, to be about $195 to $200K; and it appears that it'll take between $8-10,000 to bring it to 'Full Market' for resale. Then considering my remarketing expenses...about 7.5% ($15,000); and even a minimum four or five percent profit (e.g., $10,000): unless you'd want to cover some of those costs, I'll come in at about $165,000.00, including, of course, taking over all of your payments, principal, interest, property tax, insurance, upkeep, management, maintenance, repairs, insurance, etc."
2:45: After making bank deposit and picking up mail, stop for a Veggie Burger, a Diet Coke, Weight Watcher's 2-Point bar and a double order of Chili Fries with Cheese (decide to delay jogging until after this evening’s meeting…it’ll be cooler then, anyway).
2:50 to 5:00: Deal with matters of the property I have on the market.
4:30 PM: Call on a few FSBO and For Rent ads (“Hi I’m looking for folks who are selling on their own, who—for a full price offer—would consider leaving their exiting loan in place for a while and who can afford to leave their equity in tact for a couple years. In the meantime I’ll cover 100% of all payments, maintenance, repairs, property tax and insurance…then retire your loan and pay you off and, say 3-4 years.
5:30 PM (At the meeting): I show Earl the (unsigned) Purchase Offer and the (signed) Non-Exclusive Option Agreement, explaining that I’ll need about 30-45 days to get all my ducks in line: i.e., to run a title search; to check on utility liens; to check on the status of the hazard insurance and property tax; to check on building code or ordinance violations; to have the property appraised; to have the property inspected; etc. I explain to him that I fully realize that the time all this could take could be a problem if he had to take the property off the market and wait for me. So, instead, we do the NEO so that he can leave the property on the market and accept a better offer, if one would be proffered. I explain that if that happens, I’ll require only a five-day notice: i.e., five days within which to either exercise my option or relinquish it.
(After the NEO and the Memorandum are executed, the next morning I record the Memorandum of Option at the County Recorder's office and call the local newspaper and Penny Saver to place my ad (No Bank Qual, No Down, No Credit Req'd, 3 pmts & cl. costs moves you in. $160K, 3-2 beauty w/pool, 1,450 sq ft, 2cg. Owner fin. Call Bill. 1-800-207-4273)
7:00 PM: Back to the office to answer Email, phone calls, website discussion group (www.landtrust.net) until 10:30 PM. (Put off jogging until tomorrow morning)
11:00 PM: Ponder why I’m actually watching Jerry Springer while waiting for David Letterman to come on.
11:30: Fall asleep with TV blaring four minutes before David Letterman starts.
2:00: AM: Amble bleary eyed off to bed, and prepare to repeat as needed the following day.
Bill
-----Original Message-----
From: JOHN WHITWORTH [mailto:johnlw@thegrid.net]
Sent: Wednesday, May 21, 2003 7:30 PM
To: Bill J. Gatten
Subject: Re: The Transaction Process, etc.
Bill,
Thanks! A diary of you, as the "investor" would help clear up exactly what paperwork I should be using, the detailed steps I should take, etc.
John :-)
----- Original Message -----
From: Bill J. Gatten
To: JOHN WHITWORTH
Sent: Monday, May 19, 2003 2:44 PM
Subject: RE: The Transaction Process, etc.
Hi John,
Give me a while to get situated here (just finished a week on the road), and I'll get back to with that diary of a day you're looking for.
Bill
-----Original Message-----
From: JOHN WHITWORTH [mailto:johnlw@thegrid.net]
Sent: Saturday, May 17, 2003 7:24 PM
To: Bill Gatten
Subject: Re: The Transaction Process, etc.
Bill and/or Staff,
I wish I could spend a few days following you around as you go about dealing with a Seller and Tenant-buyer. I wish I was privy to a "Diary" of Bill Gatten, where each day, a part of the "process" was documented. Specifically, including what forms you bring and fill out with each meeting with the Seller and then again with the buyer. I probably wouldn't have so many questions, then (sorry). Maybe I should have purchased the S.S.S.P. (Slow Start Success Pack) (ha, ha).
I have been reviewing the TRANSACTION PROCESS and I have some questions:
Since I've never done anything like this before, To build confidence, it is necessary for me to be able to visualize the details of the ENTIRE PROCESS (which includes the transaction process), as if I'm dressed in my suit, briefcase in hand, and going to see the Seller, or Tenant-buyer. What forms (all of them!) do I take with me? What is notarized and/or recorded when (prior to NARS involvement), etc? (Keep in mind, that I'll be working out of my home and don't have an office).
1. Is it correct to assume that when you go see the Seller (Step #1), you then proceed with Step #2 and Step #3 all in that first meeting?
2. Step #2: I am still confused what the investor does different from a Realtor. Does the INVESTOR use the "Purchase Offer" AND "Agreement For Option to Acquire and Interest in a Land Trust" (with the Seller)? Or, do I only use an Agreement For Option to Acquire and Interest in a Land Trust (with the Seller)?
3. I know I need to record the Memorandum of Offer to Purchase (Step #4). Does the Seller follow me down to a bank (or somewhere) to have us both sign in front of a notary, or do I just go by myself and have my signature notarized? Then, I take the notarized Memorandum of Offer to Purchase and record it at the Court House, right?
4. When the tenant-buyer fills out an Agreement For Option to Acquire and Beneficial Interest in a Land Trust and then the Memorandum For Offer to Purchase, he and I (investor) sign it (Memorandum...), notarize it, and then I record it at the Court House, just like I did with the Seller, right?
5. Step #3: Does not mention APPENDIX #1. What's happened to it? Does the Seller get a copy of it?
6. Step #3: Speaking of copies, once you present the Seller with everything, who keeps the originals? Do I mail copies later? (Wish I could read your "diary"!)
7. APPENDIX #4: Line 18-C: It say's "B & C above". Don't you mean "A & B above", since it is "C"?
8. APPENDIX 2: Term confusion: Is the "Transaction Fee" the same as the "NARS Facilitator Fee"? (I don't see "Transaction Fee" under the Fee Schedule or anywhere else than in APPENDIX #2).
I'm trying to personalize and integrate the information from the course. I've created some documents to help me define the process. I am making progress, but still need your help.
Thank you for your mentoring.
John Whitworth
(510) 525-7460
To find out more about Landtrust and Equity Transfers Using Landtrust, Click Here.
A few days ago, John W. asked if it would be feasible to give him an idea of how my days came together. So we decided that a “Day in the Life of…” might be appropriate for the request. So here it is for your perusal.
A Day in the Life of Bill Gatten, Investor
6:30 AM: Awaken prematurely to the noise of a garbage truck coming down the street, but continue lying perfectly still, eyes closed, pretending not to notice wife getting up to take out the trash
7:00 AM: Awaken again to a blaring clock radio. Punch the snooze-alarm
7:15 AM: Second snooze-alarm punch
7:30 AM: Third attempt to hit snooze-alarm. Accidentally shut off the alarm instead and am forced to roll out of bed
7:31 AM: Half stumble and half crawl to shower and turn on water, while glancing at face in mirror and wonder why eyes appear to need draining. Prop eyelids open with Q-tips
7:41 AM: Emerge from 10-minute early-morning standing stupor becoming suddenly aware and concerned that hot water is running low
7:50 AM: Step from freezing shower, feeling quite awake. Dress for the day (color coordinated Mohair sports ensemble). Put off jogging, vowing to jog at noon
8:00 AM: Check phone messages and listen to first message: "Hi, this is Earl Splork, I'm returning your call about my house for sale. Yes, I might consider keeping the current financing in place, as you suggest, and leaving my equity in tact for a while…if you can take over payments, upkeep and all other costs"
8:01 AM: Return call: "Hi Earl, I'm returning your call. Thanks for calling...can you tell me a bit about the house?" (Yada yada yada) "Great! Let me run by it a little later and check some comps. If it looks like something we can do, I'll give you a call this afternoon or tomorrow. If it checks out, are you ready to put a deal together right away? Super! I'll call you this afternoon. Oh, by the way, how did you come up with that asking price? I see, and...and how much work or repairs would you say need to be done on it? OK, that’s not too bad. And about how many payments are in arrears at the moment? And, roughly, what's your current loan balance, not counting the arrearages? Ouch! Have you by any chance asked the bank for any kind of forbearance? Well, I'll give it my best shot and call you when I have all the data together. Fair enough?"
8:03 AM: Return second call: "Hi this is Bill Gatten returning your call. You had called about the property I have available over there on Fir Street. What can I tell you about it? (Yada, yada, yada). Great! Well, basically, if you like the house, there are three ways to get in: You can come in with 10% and closing costs and I'll carry the entire financing for you for, say 3 to 4 years. Or, if you’d prefer, you could come in with just half of that amount plus closing costs, and we’ll just agree to share in any future profits if there are any, over the next 5 or 10 years. Or...you might want to come in with maybe just 3 or 4 payments up front, on what we call a 'Tax Lease.' What that means is, you would lease the property with full access to all of my income tax deductions: mortgage interest and property tax. The payments will, of course, be a bit higher than rent, but your after-tax monthly cost will be much lower, and you could save thousands of dollars per year over renting.
9:30 AM: Pull comps on properties that I intend to try to get under contract today.
10:00 AM: Return as many phone calls and Emails as possible.
12:00 Noon: Drive by one of the properties that is just a few miles away, and call the owner to make an appointment to sign the deal up. (Put off jogging until evening)
2:30 PM: Call for appointment to meet with owner of first property. I say to him: Are you pretty much the decision maker for this transaction? No? Ok, then, will you need to confer with anyone else on this? Oh, I see…and will she be there for signing? Great! (If the other decision maker/s won’t be there, I’d say, “then call me after you talked to her/them). And by the way, assuming that everything we’ve talked about turns out to be as expected and to your advantage, are there any other considerations you need to address before we put it all together? Good! So we can get everything signed up this evening if everything checks out…great!
Laughingly: “I hate to have to be so specific on these points, but you’d be surprised at how many people give me old “I have to think it over” stall after I’ve done all of everything I said I would. You won’t do that to me. Right (light chuckle)? How does 5:30 sound? Or would 6:00 be better? Great! See you then."
(At the meeting I’ll have my briefcase with plenty of Purchase Offer forms, Non-Exclusive Option forms; authorization forms (e.g., so I can speak to the creditors); a copy of the comps (to discuss with the seller, should there be any difference of opinion about value). All forms will be a completely filled-out as possible in order to save time and get to the point quickly during the meeting.
AS PART OF THE MEETING: "Yes, the 'fixed-up' value does appear, as you said it would, to be about $195 to $200K; and it appears that it'll take between $8-10,000 to bring it to 'Full Market' for resale. Then considering my remarketing expenses...about 7.5% ($15,000); and even a minimum four or five percent profit (e.g., $10,000): unless you'd want to cover some of those costs, I'll come in at about $165,000.00, including, of course, taking over all of your payments, principal, interest, property tax, insurance, upkeep, management, maintenance, repairs, insurance, etc."
2:45: After making bank deposit and picking up mail, stop for a Veggie Burger, a Diet Coke, Weight Watcher's 2-Point bar and a double order of Chili Fries with Cheese (decide to delay jogging until after this evening’s meeting…it’ll be cooler then, anyway).
2:50 to 5:00: Deal with matters of the property I have on the market.
4:30 PM: Call on a few FSBO and For Rent ads (“Hi I’m looking for folks who are selling on their own, who—for a full price offer—would consider leaving their exiting loan in place for a while and who can afford to leave their equity in tact for a couple years. In the meantime I’ll cover 100% of all payments, maintenance, repairs, property tax and insurance…then retire your loan and pay you off and, say 3-4 years.
5:30 PM (At the meeting): I show Earl the (unsigned) Purchase Offer and the (signed) Non-Exclusive Option Agreement, explaining that I’ll need about 30-45 days to get all my ducks in line: i.e., to run a title search; to check on utility liens; to check on the status of the hazard insurance and property tax; to check on building code or ordinance violations; to have the property appraised; to have the property inspected; etc. I explain to him that I fully realize that the time all this could take could be a problem if he had to take the property off the market and wait for me. So, instead, we do the NEO so that he can leave the property on the market and accept a better offer, if one would be proffered. I explain that if that happens, I’ll require only a five-day notice: i.e., five days within which to either exercise my option or relinquish it.
(After the NEO and the Memorandum are executed, the next morning I record the Memorandum of Option at the County Recorder's office and call the local newspaper and Penny Saver to place my ad (No Bank Qual, No Down, No Credit Req'd, 3 pmts & cl. costs moves you in. $160K, 3-2 beauty w/pool, 1,450 sq ft, 2cg. Owner fin. Call Bill. 1-800-207-4273)
7:00 PM: Back to the office to answer Email, phone calls, website discussion group (www.landtrust.net) until 10:30 PM. (Put off jogging until tomorrow morning)
11:00 PM: Ponder why I’m actually watching Jerry Springer while waiting for David Letterman to come on.
11:30: Fall asleep with TV blaring four minutes before David Letterman starts.
2:00: AM: Amble bleary eyed off to bed, and prepare to repeat as needed the following day.
Bill
-----Original Message-----
From: JOHN WHITWORTH [mailto:johnlw@thegrid.net]
Sent: Wednesday, May 21, 2003 7:30 PM
To: Bill J. Gatten
Subject: Re: The Transaction Process, etc.
Bill,
Thanks! A diary of you, as the "investor" would help clear up exactly what paperwork I should be using, the detailed steps I should take, etc.
John :-)
----- Original Message -----
From: Bill J. Gatten
To: JOHN WHITWORTH
Sent: Monday, May 19, 2003 2:44 PM
Subject: RE: The Transaction Process, etc.
Hi John,
Give me a while to get situated here (just finished a week on the road), and I'll get back to with that diary of a day you're looking for.
Bill
-----Original Message-----
From: JOHN WHITWORTH [mailto:johnlw@thegrid.net]
Sent: Saturday, May 17, 2003 7:24 PM
To: Bill Gatten
Subject: Re: The Transaction Process, etc.
Bill and/or Staff,
I wish I could spend a few days following you around as you go about dealing with a Seller and Tenant-buyer. I wish I was privy to a "Diary" of Bill Gatten, where each day, a part of the "process" was documented. Specifically, including what forms you bring and fill out with each meeting with the Seller and then again with the buyer. I probably wouldn't have so many questions, then (sorry). Maybe I should have purchased the S.S.S.P. (Slow Start Success Pack) (ha, ha).
I have been reviewing the TRANSACTION PROCESS and I have some questions:
Since I've never done anything like this before, To build confidence, it is necessary for me to be able to visualize the details of the ENTIRE PROCESS (which includes the transaction process), as if I'm dressed in my suit, briefcase in hand, and going to see the Seller, or Tenant-buyer. What forms (all of them!) do I take with me? What is notarized and/or recorded when (prior to NARS involvement), etc? (Keep in mind, that I'll be working out of my home and don't have an office).
1. Is it correct to assume that when you go see the Seller (Step #1), you then proceed with Step #2 and Step #3 all in that first meeting?
2. Step #2: I am still confused what the investor does different from a Realtor. Does the INVESTOR use the "Purchase Offer" AND "Agreement For Option to Acquire and Interest in a Land Trust" (with the Seller)? Or, do I only use an Agreement For Option to Acquire and Interest in a Land Trust (with the Seller)?
3. I know I need to record the Memorandum of Offer to Purchase (Step #4). Does the Seller follow me down to a bank (or somewhere) to have us both sign in front of a notary, or do I just go by myself and have my signature notarized? Then, I take the notarized Memorandum of Offer to Purchase and record it at the Court House, right?
4. When the tenant-buyer fills out an Agreement For Option to Acquire and Beneficial Interest in a Land Trust and then the Memorandum For Offer to Purchase, he and I (investor) sign it (Memorandum...), notarize it, and then I record it at the Court House, just like I did with the Seller, right?
5. Step #3: Does not mention APPENDIX #1. What's happened to it? Does the Seller get a copy of it?
6. Step #3: Speaking of copies, once you present the Seller with everything, who keeps the originals? Do I mail copies later? (Wish I could read your "diary"!)
7. APPENDIX #4: Line 18-C: It say's "B & C above". Don't you mean "A & B above", since it is "C"?
8. APPENDIX 2: Term confusion: Is the "Transaction Fee" the same as the "NARS Facilitator Fee"? (I don't see "Transaction Fee" under the Fee Schedule or anywhere else than in APPENDIX #2).
I'm trying to personalize and integrate the information from the course. I've created some documents to help me define the process. I am making progress, but still need your help.
Thank you for your mentoring.
John Whitworth
(510) 525-7460
To find out more about Landtrust and Equity Transfers Using Landtrust, Click Here.
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