Help! I Can’t Find A House For Sale That I Want To Buy.

April 24th, 2013

This week alone we received 3 calls from buyers already working with agents asking for our help. “My agent keeps sending me things higher than I want to purchase”. “Why can I not find what I want to purchase in our price range”. “How come when I search Zillow, Trulia or other websites my agent tells me the property is no longer available”. Are you starting to feel as though your agent can not produce what you are looking for? Well, you might be right! Searching for homes for sale in Florida is a challenge. Gone are the days of a flooded market with distressed listings.Inventory in Jacksonville is low with a capital L. Trust me it is not that your agent is trying to get more money out of you. The facts are that the market has changed once again.

We thought to ourselves how can we help our buyers find what they are looking for first? Before the competition. Then it dawned on us. Back to door knocking, however this time we are coming with ammunition. Agents if you are reading this take the time to work with For Sale By Owners (FSBOs) or other leads like pre-foreclosures.

Buyers when inventory is low or homes are poor in selection like it is now. Prices usually go up and so does demand. For instance earlier this month we closed on a property that had 10 offers. I hope this gives you an idea for how fierce the competition is right now for all new buyers. If you have been searching for a home in the past 3-4 months then you can attest to that. Please send us an email or place comments below we welcome them. Do not take our word for it below for link to article written on these same topic in Florida.


Tip: Choose an subject, area or neighborhood you like most for example Golf course communities, Historic Riverside or Gated communites. Have your agent canvas that area for your criteria. You might be asked to sign a buyer representation agreement prior to this. But it will be well worth it. Be confident that your agent will produce results after signing this. It spells out what is expected and compensation if necessary.

Tip: Have you every thought about changing you search criteria. Be open to suggestions. You might be surprised. Twice this week we have converted our buyers. Go from single family residences to trying condos or townhouses. Switch from foreclosures to new construction. Builder inventory has special incentives that make building from the ground up or purchasing new construction just as affordable as existing inventory if not better. Go beyond Duval county (Jacksonville, Florida) search Clay or even St. John’s county Ponte Vedra Beach area as well.

Cashier’s Checks versus Wire Transfers

March 29th, 2013

More and more closing agents are advocating wires. A few of our investors have frowned upon wire transfers. Some prefer to give a cashier check to overnight to the closing agent. Most real estate owned property (REOs) have contracts with closing agents down south. The times are gone where agents sit down at closing with local closing agents. The forms are emailed back and forth or sent by electronic sources and so are funds these days and for good reason. Times are hard and only getting hard for some which has spurred a rash of criminal activity. Now agents have had to contend with fake cashier’s checks.

Criminals posing as professionals living in foreign countries contacted Florida brokers for assistance in purchasing properties. The criminals then provided counterfeit checks to closing agents. These type of scams waste everyones time, resources and gives the real estate business a bad name.

Foreign and local buyers please cooperate with agents when asked to provide proof of funds and/or identify.

DIY Most Difficult Tasks For Sale By Owners (FSBOs) & Rebuttals To Their Objections

February 24th, 2013

2012 Profile of Home Buyers and Sellers: Most Difficult Task for FSBO Sellers.

I must say I am a big Do It Yourself advocate. However, with that being said I also know when to call assistance. That is why I thought this article was important to highlight. If you have only purchased and sold one home. You may feel as though you know how to handle a real estate transaction. Every transaction is different. Every buyer is different so therefore, the paperwork will be different.

AVM models like Zillow are great tools for real estate however they should not be the only tool. The second most highest difficult tool for FSBO was pricing at 14%. If you overprice you home it may be detrimental. Often times it your behind the ball trying to catch up to the market. Do not let your home become labeled the overpriced home. See the above links for other difficulties for FSBOs.

Let’s also discuss the reasons why FSBOs try to sale their home on there own.

Reason why I want to sell the home myself:

I have my real estate license (1% of FSBOs)

Are you active? Do you know your market? If the answers are no, I would recommend trying to find a competent agent. Please excuse me, here is where I must toot our horn. We preform Broker Priced Opinions (BPOs). This gives us an advantage over other possible applicants. How you ask? Agents that preform market evaluations daily have a far more market knowledge than agents that do not perform routine evaluations.

I tried an agent and they where not able to sell my home (6% of FSBOs)

ALL AGENTS ARE NOT CREATED EQUAL. Yes I placed the preceding sentence in all caps. I’m sure in your place of business or occupation you have others in your team or colleagues that slack off. Perhaps they have a different work ethic than you. We as agents have a Code of Ethics that do not allow use to bash one another we are supposed to lift each other up. With that being said this is all that I will say on this topic.

Agents, I don’t want to deal with them (18% of FSBOs)

Really! Well sellers believe it or not most agents do not want to deal with you either. There is a book that is called “Buyers Are Liars & Sellers Are Too”. I recommend all FSBOs to read it.
The reality is nothing gets done if we are at odds with one another. A deal gets done only when all parties agree. There has to be a give and take on all sides in order to have a successful outcome. “The 7 Habits Of Highly Effective People” is also another great book. Emphasis is placed upon Habit 4: THINK WIN-WIN. This feeling of not wanting to deal with agents can be overcome by interviewing agents. Select the best agent you feel most comfortable with and will get the job done. Trust me we all know we have a lot to prove and we can’t feed our families in this market unless we do everything within our power to get the job done.

I know someone already that wants to buy it (25% of FSBOs)

Do not get me wrong a large percentage 40% of FSBO sales occur when the seller knows the buyer. Just think how much more of the market area can opened up to the seller if they where to list the home with a agent. Agents have an expansive database that include investors and buyers that may want to purchase your home. Our colleagues are another valuable tool. Agents seek out other great agents. They show their homes first because you know that the transaction will go smoothly. Plus everybody know at least 1 person looking to buy, well agents know many more.

I do not want to pay the commission (43% of FSBOs)

FSBO sellers generally have lower median incomes and are more often singles, especially single males (information pulled from National Association of Realtors, NAR) so I get why you feel you may be saving money. Have you every heard the saying time is money. If your home is sitting, no activity, no calls, not being shown then it is stagnant. A stagnant home can’t make you any money. Your wants, desires, and goals are put on the back burner. Do you need to sell your home in order to relocate for a new job (which are hard to come by theses days)? Do you have grand children that you want to get to but your home is keeping you from your goals? Call an agent today! Call us today 9047420086 or 9047425266.

Live In Florida & I have a Foreclosure Date! Now What Do I do?

January 28th, 2013

So you have a foreclosure date set and you are wondering what to do?

First, call your real estate agent! We are the last people you call and we should be the first. Statistically, most people call their friends, family, a member of clergy, then lastly the bank. By that time it is to late for us to help you.

At this point you honestly are confused, afraid, angry even, but one thing you are not is in denial. This is often times where homeowners get their aha moment. Most realize they have nothing more to lose. If they don’t do something they will inevitably lose their home.

Agents will help to guide you through this time. We have no problem telling you what actions are taken and what options you have to prevent foreclosure. The lenders are concerned with two things. Your hardship and net proceeds. Which means they want to help you their customer and get the most from the relationship as possible.

Banks are changing the way they do business. Short sales are more streamlined in 2013. We met with servicers at REOCON. Which is one of the first conferences of the year to discuss the changes with Bank of America, Chase, Wells Fargo, U.S Treasury and others concerning short sales. How many agents can say they heard it first from the U.S Treasury?

Learn and get knowledge from us first. Dispelling that short sales don’t work. They do and are better now more than ever. By February 1st documents need will change. There are new short sale guidelines for Fannie and Freddie! Did you know that if you are 90 days delinquent less than 620 credit score documents needed are reduced! That means quicker processing and quicker approvals! Checklists will be uploaded soon concerning short sales. Call us to schedule your consultation today!

The earlier you call in the process the quicker the relief!

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December 28th, 2012

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Sellers & Lenders Benefit from REALTOR® Expertise in BPOs

December 17th, 2012



Myesha Davis Earns NAR Broker Price Opinion Resource Certification

Sellers and Lenders Benefit from REALTOR® Expertise in Broker Price Opinions


Jacksonville, Florida, 10/2/2012— Myesha Davis with All Real Estate Options has earned the nationally recognized Broker Price Opinion Resource certification. The National Association of REALTORS® offers the BPOR certification to REALTORS® as evaluating properties depends more than ever on professional expertise and competence, the best use of technology, and a commitment to approach the valuation assignment from all pertinent perspectives.

“As the real estate market evolves we are seeing more demand for broker price opinions, and it’s imperative that REALTORS® are knowledgeable and educated about how BPOs work, as well as the risks involved,” said NAR President Moe Veissi, broker-owner of Veissi & Associates Inc., in Miami. “The BPO Resource certification not only adds value to the services provided by REALTORS®, but also it helps practitioners grow their business.”


“BPOs: The Agent’s Role in the Valuation Process” is the required course that provides REALTORS® with knowledge and skills to reduce risk and increase opportunities to create professional and accurate BPOs. In addition to completing the course, participants are required to take a Webinar. Once awarded the certification, REALTORS® will be eligible to receive BPO orders as a preferred provider.


In addition to providing members with the opportunity for BPO business, BPO Resource will explore the multiple uses of BPOs, how they can and cannot be used, and how to filter and select comparables to create expert and precise BPOs. The certification also assists member in creating more comprehensive comparative market analyses for their customers’ listings.  For more information about the BPOR certification, visit, contact Myesha at (904)742-0086 or send her an email


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October 22nd, 2012

Welcome to BrandCo Sites. This is your first post. Edit or delete it, then start blogging!