Long Beach California Real Estate Loans

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Long Beach, Ca. The real protocol of how to purchase Bulk REO Properties (edit/delete)

Long Beach, Ca.    Bulk Purchase of REO, notes and distressed assets through one of the largest

resellers of lender owned assets in the United States and an approved asset manager

under the U.S. Governments  (Public-Private Investment Program) for the

disposition of bulk REO/Distressed assets through the FDIC.

In order for new and/or prospective buyers to get a better understanding of how to buy

wholesale bulk real estate assets through this program we have prepared the following flow chart.

Should you have any additional questions please call:

Step 1

NAA Representative will assist Buyer in preparing the following for submission:

1. Letter of Intent

2. Executive Summary/Profile

3. Non Compete Non Disclosure Agreement

Step 2

Prospective New Buyer (Buyer) to be considered for bulk inventory purchase must meet or have

phone interview with NAA Representative.

During this meeting/interview the following will be determined:

1. Mutually suitability of Buyer with NAA business model and goals.

2. Buyer previous history/track record in bulk purchase(s)

3. Buyer capital capacity for bulk purchase(s).

4. Buyer business plan for off load or resale of units.

Step 3

Buyer submits Letter of Intent and Executive Summary/Profile to NAA Representative>

NAA Representative reviews paperwork>

NAA Representative submits package to NAA Managing Partner>

NAA Managing Partner Committee reviews for:

1. Letter of Intent for suitability and availability in current marketplace.

NAA Legal Department reviews:

1. Executive Summary/Profile of Buyer for background review.

Step 4

Upon successful completion and approval of Letter of Intent and Executive

Summary/Profile, NAA Representative and Managing Partner will meet or conference with

Buyer to review process and product availability.

Buyer will provide satisfactory evidence of capital resources Proof of Funds to match with

Letter of Intent target purchase.

Step 5

A price quote/product list will be generated within 5 business days and sent to Buyer for

review.

Step 6

Buyer has 48 hours to review and either decline or enters into agreement by signing and

ratifying NAA generated purchase agreement. A final Product List is generated and

incorporated into purchase agreement.

Step 7

Buyer places 10% of the purchase price into mutually agreed upon escrow holder.

Buyer has between 5-15 business days to perform all due diligence and approve the final list of acceptable properties. Time factor will be determined by size, complexity of the transaction

and logistical considerations. Time factor will be determined by negotiation in advance of ratified

purchase agreement. The final list of accepted properties must be equal to or greater than 90% of

the "Letter of Intent", otherwise the pricing is subject to review and or renegotiation.

Step 8

Day 6-16/ or 1 business day after due diligence period

Deposit is equal to 10% of the purchase price goes "Hard" (Non Refundable). The receipt of the

Deposit will activate the contract.

Designated escrow agent works with the designated Title Company to get deeds issued and

titles cleared of any liens or encumbrances. (Note: Partial Closings may occur weekly until total

takedown has been completed.)

Title prepares Preliminary Title Report and HUD statement.

Step 9

Day 30 Remainder of Outstanding Funds must be deposited in escrow.

Notes:

In consideration of the requirements of the product sources, it must be taken into account the live

nature of the assets. Live assets are not guaranteed to remain available and are subject to going

under contract at any time prior to being secured.

Information Completeness is extremely important. Particularly in respect to the executive

summary, track record and financial capacity. The reason that we are able to purchase

discount or wholesale real estate assets from the financial institutions at the prices and ongoing

availability (while other competitors become blocked out of the market) is that when we place an

order we have one of the highest "pull through" rates in our industry. This allows us to continue

to offer the products we do, at great discounts to our clients on an ongoing basis.

We need to know who we are really dealing with and their ability to complete a purchase with us.

The moment we begin researching and finding the discounted assets our clients order, we are

employing staff man-hours and our financial outgo begins. We are looking for serious business

people who are ready, willing and able to complete the orders they create in their Letter of

Intent's as we are able to fill the Letter of Intent parameters.

Once the Balance of Funds has been satisfied we will entertain subsequent orders.

The entire sales process generally plays out over a period of approximately 25-30 business

days or less (5-6 weeks).

Kirk Mulhearn, a Long Beach Real Estate Broker co-manages Prudential California Realty, "The Bixby Knolls Office," and a Net Branch of, GEM Mortgage, a direct lender specializing in FHA, VA, and Conventional financing.  Contact him at:  562-989-4608 ext. 110

Subscribe to this site at:  www.longbeachrealestateandloans.com

Long Beach, California.  I want to wish everyone a Happy New Year for 2009. 

Where there is confusion and chaos, there is also great opportunity.   The question that you must ask yourself:  How do you take advantage of market conditions? 

Home prices are extremely low and so are interest rates. Today, I booked two loan applications.  The funny thing is that there seems to be almost a 50%-50% chance that a home buyer will not show up for a loan application.   Today, both buyers not only showed up at the same time with all of the information in tow necessary to consummate the pre-qualification.  I see people, that intuitively sense that this is the time to purchase property.

The tone in the media has been obviously negative in regard to the status of the current market place.  As an experienced loan officer, I roll my eyes at the quickening of the changes in the market place.  One thing for sure, is that the market will be as bad as people think it is....as much of a realist as I am, and the following facts are definitely dismal, I would suggest everyone to think positively and practically about 2009 and the markets therein.   I say this because, I have seen experienced professionals, in all walks of life, simply shut down.  It's as if some of my friends have crawled under their desks and have died...

The index of leading U.S. economic indicators fell in November for the fifth time in seven months, reflecting the worsening outlook that led the Federal Reserve to slash interest rates and pledge unlimited purchases of securities.  "There is no end to the recession in sight," said Stuart Hoffman, chief economist at PNC Financial Services Group Inc. in Pittsburg, who correctly forecast the decline in the leading index. "The economy is likely to continue to fall hard."

Crude oil fell below $38 a barrel for the first time since July 2004 on speculation that OPEC hasn't trimmed production enough to bolster prices as demand drops.  JPMorgan Chase & Co., the largest U.S. bank by assets, reduced its 2009 average oil price forecast to $43 a barrel from $69 as a global economic slowdown causes a contraction in demand. The prospect of oil falling to $25 is "hard to dismiss amid a serious deterioration of economic conditions and building stocks," the bank said in a report released yesterday.

The labor market remained an albatross after a report showing more than 500,000 people filed for unemployment benefits for the first time last week. Buckling demand and deflation have combined to create an environment of layoffs and little new hiring. In Washington, as the Bush administration puts the finishing touches on the Detroit bailout, the Obama administration is authoring a broad stimulus package designed to inject roughly $850 billion into the economy of the next two years, the AP reported.

So where does that leave our mortgage rates?  Everyone keeps asking how low will rates go.  All of you know by now, the government intervention in the credit markets  has destroyed the normal differences between higher coupon and lower coupon bonds.  Why would anyone be willing to pay 102 for a 6% coupon when the governments says they want rates to go to 4.5% or lower.  So the government will continue to try and lower rates.  They should be lower if normal spreads for mortgage backed bonds and treasuries existed.  But they still do not.  I said earlier I thought we would see 4.75% at a par price.  If spreads can be compressed further, it is possible it will get below this to perhaps 4.5% at PAR.     But I think to achieve this the rest of the world finance ministers will have to lowers their rates as well.  The dollar is starting to weaken again against foreign currencies and will put a floor on how far this can go.  Not to mention since we are in debt as a Nation up to our high brows, we cannot expect the rest of the world to continue to say they will take these risks in buying our debt at such low rate of returns.  So my best advice, get on the phones to borrowers that can take advantage of these rate levels while they last.  There is one guy named to the incoming Obama economic team by the name of Paul Volker who is not afraid to raise rates when the time comes to stamp out inflation. For those of you not around in the1980  to 1982 time period, we lived through 18% 30 year mortgage rates.  This is a cake walk compared to that time period and economic issues.   Remember, inflation is the one big enemy of our bond market.   Right now, they are worried about deflation, but we would expect that to turn sometime next year and that is when they will be taking away the low rate punch bowl.  Your rate window can now be measured in hours compared to days, so you have to be ready to move in this artificial credit market environment.

Kirk Mulhearn can be reached at 562-989-4608 Ext. 110