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How to Structure a "Subject-to" Offer
Ok, let's say you have located a seller who is highly motivated to sell a particular property.
Using your "Check List for Leads" form, you ask the seller focused, specific questions about the most essential criteria of the deal. After questions are answered, you see the following scenario.
3 Bedroom 2.5 Bath
After Repair Value $260,000
Purchase Price: $195,000
(6.5% int, 30 yr fixed - price is sellers payoff on existing loan)
Repairs Zero � Seller had it fixed up already.
Existing Mortgage Payment: $1232.53 (existing payment P&I)
Taxes $2500
Insurance $900
PITI $1515.86 (your actual cost per viagra month with Principal, Interest, Taxes and Insurance)
Keep property location in mind, when thinking of your exit strategy. If property is on astreet that is predominantly rental, it may not be wise to plan to retail the property to anowner occupant. When you have a deadline such as a balloon or a note that will haveto be paid off at some future point, like in 24 months, your exit strategy must be realistic.The seller is motivated and said that he would consider any offer that would get thesepayments off his back. He has a dead beat tenant in another property and can't make two payments.In this case, as with many "subject-to" offers, we are only offering the payoff, which is $195K.
The potential advantage of making an offer "subject-to" the existing mortgage is financial. You will not have to qualify for a new loan. You will save thousands in loan origination fees, points, etc. that you could have to pay in conjunction with a new loan. This improves your potential profit margin.
We decide we are willing to offer the seller his payoff, if he is willing to agree to sell,subject-to his existing loan order viagra. If the seller is truly motivated, the fact that you can close a "subject-to" very quickly can be a big selling point.
In our example, the seller agrees to the "subject-to" arrangement, but saysthat he wants this loan off his credit within 24 months. At that point, the buyer must cash the seller out by getting new financing or selling the property.
Some sellers will be smart enough to ask for "perks", like a cash down payment. Other cheap viagra sellers will be too motivated or won't think to ask for anything down. You have to go with the flow of each deal.
When we write a "subject-to" offer, we want to be as specific about our agreement and terms as possible.
The contract form that I use for writing offers has plenty of space on page one, near the blank where you enter the purchase price.
The form used is not important. To be binding, any offer to purchase real estate must be in writing. But there is no standard form. Contracts range from the generic variety that you can buy at the office supply store, to the official forms approved for use by sales agents in your state.
The form that licensed sales agents use, has a "stipulations" section. You can put the terms of your offer in the stipulations section of your contract, or on page one if space permits. It does not matter, as long as the correct terms are spelled out somewhere. The seller could decide to counter-offer, mark out your stipulations, change them, or add new ones.
Below are some clauses that I would write into this offer:
Purchase Price: $195,000 "Subject-to existing mortgage of $195,000, with payments of $1232.53 per month, principal and interest. Buyer agrees to pay off existing mortgage anytime in a period not to exceed 24 months from date of closing of this agreement."(these are the basic terms of our agreement)
"Buyer to purchase adequate insurance buy viagra protection valued at or above the purchase price of property."
(you want to have insurance anyway, but I like to put this in to make the seller feel more comfortable)
You want to be clear about any and all terms of your agreement with seller. It may be very simple, as in the example above, or there could be other terms that you and the seller will negotiate and agree to.
When negotiating, you will not always be able to discuss terms with a seller prior to making an offer that is "subject-to" their existing mortgage. But, if the seller is not willing to discuss the situation and is not forthcoming with information, then chances are you are talking to the wrong seller. Those who are truly motivated, or have a problem they need to solve, will usually be willing to get into a meaningful discussion of alternative to viagra the details. If a seller is difficult to deal with, chances are they are not that motivated.
I don't waste a lot of time in such cases. I explain to sellers that I need certain information in order to determine if there is a way that I can help them. Otherwise, I move on.
Your most likely source for creative deals are those who really need to achieve a specific, sometimes urgent objective, like getting out of debt, or avoiding foreclosure. But there are many reasons for doing a creative deal.
There is nothing really complicated about writing "subject-to" offers. You just need to be clear. It is essential that the language is not confusing. Your objective in writing the offer is to dictate the terms of the existing mortgage. In so doing, you are stating how much you are willing to pay, and how you intend to pay it, and when. Think of the "who", "what", "when", "where", guide to writing, when documenting the offer.
I have also done "subject-to" deals with sellers who were not in financial trouble, but just the opposite. There are sellers who will consider "subject-to" offers because of the tax benefits for them. I have had sellers who did not want to collect a large chunk of cash all at once. Or, a seller who does not want to collect the funds in a particular tax year. "Subject-to" offers can be used to address many different kinds of issues.
We tend to associate creative financing with desperation. And in many cases, sellers are desperate. But in some cases, a "subject-to" deal is merely the most beneficial means to an end for both parties.
Every situation and offer are different.Writing creative offers is a skill that you will develop with time and experience.***
NOTE: This article is intended only for general information generic viagra purposes, and should not be construed as legal advice.If you need help filling out a real contract, please see your favorite real estate attorney first!
Do You Want to Know a Secret? Solomon's Temple Revealed
There is a journey that we all must take. It is called life. There is no escaping this journey. We cannot pay somebody to take it for us or take the pain and sorrow that frequents our path. Without our mother and father there would be no help at all from the very start. We would be helpless and we would die.
We are born with no knowledge whatsoever other than some minor genetic memories, and many of us simply follow the patterns that life, evolution and our peers throw at us. We subconsciously assume we must do as our forefathers; we must follow in their footsteps; we must marry, have children, get a job, step onto the roller-coaster of commercialism and the greed oriented rat race we know as capitalism or even communism. There is seemingly no way out of this life and anyway, most of us are enthused by the chase - for we truly know do different.
All of this is perfectly natural. We are, after all, apes with less hair. We strive to be the alpha male and female; to be top dog; to fit in with the society or �tribe� that surrounds us and support the same football team as our friends. And often that society is just a larger version of our selves; it is created by groups of selves.
But, in the times gone by, our ancestors saw through all of this and recognized that there was another way. They discovered that in-order for man to elevate himself above the level of the brown earth upon which he scrambled he needed to alter his internal dialogue. Man needed to understand himself and the forces that drive him.
This unique understanding - that there could be a higher goal for mankind, whether collectively or individually - evolved into what we now know as Gnosticism. Of course this is a massive oversimplification and we should always take into account the mystics � those who have experienced what we would call other-worldly emotions or visions. Also, regardless of popular perception, the Christian�s were not the only Gnostics and mystics. Gnostic comes from the Greek word gignoskein meaning simply to know. It was applied to �one sect of so-called philosopher�s in the first ages of Christianity.�
However, the term is now being used more loosely and I personally see the term slightly differently to others and probably in a controversial light.
To me the Greek term implies all-knowledge. This is a kind of knowledge gained much like plugging ones mind into the world wide web and being able to download every single piece of data in an instant. In the same way, the true Gnostic, much like the mystic, could understand all things in a unique way. Whether this is the mind tapping into the collective unconscious, the Akashic records, or any other name given to the process, does not matter for the purpose of this article, the fact remains, it was believed. And because of this belief, physical manifestations of the internal belief system emerged the world over. In this way, the temples of man, were exactly that � Temples of Man.
Gnosis then, means knowledge of the most esoteric kind and this is the story that has been hidden from our eyes for too long. This is the truth of the secret societies that we on the outside are supposedly too worldly to comprehend.
The Temple
So, let us now try our best to comprehend the Temple of Solomon and in doing so, let us walk upon Holy ground, trodden only by the initiated.
In the years of my own searching there were times when I would be found at the feet of the Magi, sitting and listening to the wise words of the viagra Sufi, joining in the debate at some Freemasonic Lodge. All the time I was learning and viewing the process with an open ear and an open eye, and yet also balancing it all with the knowledge of modern day science and reductionism. Both worlds, the one of the esoteric and the one of science are useless apart � both are needed today if we are to truly understand and believe.
And so down to facts about the Temple of Solomon. Well, unfortunately we are sadly lacking in any archaeological evidence, regardless of what you read on some literal fundamentalist website. What we are told is that in the 10th century BC, the wise King Solomon erected a great Temple to the Lord. Unfortunately, if any of this is true, then we actually find that it was a Temple, which encompassed many pagan religions.
According to Professor James Pritchard in his book, Solomon and Sheba (1974, p.35):
�.. the so-called cities of Megiddo, Gezer and Hazor, and Jerusalem itself were in reality more like villages.. Within were relatively small public buildings and poorly constructed dwellings with clay floors. The objects reveal a material culture which, even by the standards of the ancient Near East, could not be judged sophisticated or luxurious.. The �magnificence� of the age of Solomon is parochial and decidedly lackluster, but the first book of Kings implies exactly the opposite.�
In fact and in the bright light of day, what we actually have, and what most writers are afraid to say, is no evidence whatsoever for Solomon�s Temple. In fact, we have no evidence for Solomon, other than these peculiar Biblical texts. Neither do we have any evidence for the Queen of Sheba, or any of the other characters involved. Instead, there is more depth than could ever be imagined, more meaning than we would dare to believe.
John Michell in The Temple at Jerusalem: A Revelation, (Gothic Image) gives us an insight to the real meaning.:
�Legends of the Temple describe it as the instrument of a mystical, priestly science, a form of alchemy by which oppositely charged elements in the earth and atmosphere were brought together and ritually married. The product of their union was a spirit that blessed and sanctified the people of Israel.�
How right Michell is. The Temple is an instrument of mystical and priestly science or even magic. The secret unravels before our eyes the more we learn. You see the true Gnostic, the true disciple or perfect one, must be a man or woman of balance. He or she must unite the two sides of the mind, the male and female principles as they are called. We are all both male and female and the alchemists used this concept of balance and revealed it in their images of the Hermaphrodite, half man and half woman.
Solomon, was no real man, and Sheba was no real woman. Instead they were symbols of this internal and often external process. The whole story of Solomon, Sheba order viagra and the Temple, which is the perfectly formed body, both physical and spiritual, is the story of our own psyche. It is an esoteric truth, misunderstood in its exoteric form.
Hiram
Hiram was the son of a Jewish mother and a Phoenician father and is credited with the decoration of the Temple of Solomon. He was said to have been the �son of a widow of the tribe of Naphtali� He cast two bronze pillars� 1 Kings 7:13-15.
We must also note something of interest mentioned in 1 Kings 16:
�Then he made two capitals of cast bronze, to set on top of the pillars. The height of one capital was 5 cubits; and the height of the other capital was five cubits. He made a lattice network, with wreaths of chainwork, for the capitals which were on top of the pillars: seven chains for one capital and seven for the other capital.�
These pillars became known as Jachin, meaning �he establishes� and Boaz, which means �in him is strength� and these are now familiar to most modern Freemasons as central to their own Lodge or Temple. Copies of these can be clearly seen at the infamous Rosslyn Chapel as we shall discover.
But, what is interesting here is the original text about these pillars. Firstly bronze is used for the capitals, just as bronze is used for the �Brazen Serpent� of Moses and is indicative of the fiery aspect of the serpent as one of the channels in the Kundalini process. Their �heights� were 5 cubits, matching the five hooded cobras seen across India and atop many pillars, although the Bible calls them Lilies, which are symbols of balance anyway.
Leading up to these capitals then were �wreaths� of �chainwork�, seven on each pillar. Strangely these chains were �for the capitals,� and so we conclude that these seven levelled chains (coils) were pointing towards the head (capital) just as the serpents of the Kundalini do.
There are more real links between Hiram and the serpent. For instance, we noted above that he was of the Tribe of Naphtali. The standard of the Tribe of Naphtali, according to Jewish tradition, is a serpent or basilisk and this could have come from Egyptian origins, as Jewish tradition states that Naphtali was the brother of Joseph, chosen to represent the family to Pharaoh.
�And now I have sent a skillful man, endowed with understanding, Huram [Hiram] my master [father] craftsman, (the son of a woman of the daughters of Dan, and his father was a man of Tyre), skilled to work in gold and silver, bronze and alternative to viagra iron, stone and wood, purple and blue, fine linen and crimson, and to make any engraving and to accomplish any plan which may be given to him, with your skilful men and with the skilful men of my lord David your father.� 2 Chronicles 2:13-14.
Here, Hiram is said to be a son of the Tribe of Dan and even the tribe of Dan had an emblem, which was amazingly also the serpent, this time with a horse.
Incredibly there is also a hidden truth and repetitive pattern in this little statement about the real skills of this literary character. Follow this pattern:
Hiram is skilled in:-
1 gold and silver,
2 bronze and iron,
3 stone and wood,
4 purple and blue,
5 fine linen and crimson,
6 and to make any engraving
7 and to accomplish any plan which buy viagra may be given to him.
Note that there are seven �balanced� elements to the skill of the man who will build the Temple! This is a real clue to the Temple�s secret indeed.
According to this book of Chronicles Hiram was a cunning man (a word used for the serpent) endued with understanding, skilful as we can see in the work of gold, silver, brass, stone and timber. But he was also credited with certain tools, which could pierce stone. Stone, as I show in Gnosis is symbolic of wisdom and foundation. Hiram�s tool therefore pierced the veil or even the very root of wisdom.
According to the book of Kings the Temple was built of stone (or wisdom) before it was brought to the site. Something like a prefabricated building. It generic viagra was said by tradition that neither hammer nor axe, nor any tool of iron was used in the building. So how was it built? This in itself is a paradox, which can only be answered by the true secret of the Temple being revealed.
According to Rabbinical teaching the prefabrication of the Temple was performed by the Shamir, a giant worm or serpent that could cut stones (incidentally worm means serpent). Not dissimilar to Norse and Celtic beliefs where Valhalla and Camelot were built with the fire of the dragon and in China where building is aided by the serpent energy.
This is a universal concept as can be seen in India, where it was the serpentine linked Naga�s of fable who escaped their country and took the architectural wisdom abroad. The architect gods, such as Thoth of Egypt, are linked strongly with the serpent wisdom because they are linked with the building of cheap viagra �Temples of Wisdom� inside our SELVES.
The Shamir, according to one legend had even been placed in the hands of the Prince of the Sea (Shamir by Wilhelm Bacher & Ludwig Blau), which of course is symbolic of the Prince of Wisdom.
In essence what we really have here is the Temple of Wisdom being built by the serpent and that serpent is none other than that of, or similar to, the internal Kundalini, later to be developed into the Kabbalah. This is a psychological training manual; a method of self-improvement; a way for society to become One; a multi-layered method of getting closer to the deity which resides in each and everyone of us; a deity, that the ancients saw as being the same in each of us.
The whole process repeats again and again throughout the Bible. The Temple is reduced (like the alchemical method) and is remade. Then again and again, until finally the Christ is the Temple which is reduced (killed) and then rises again for the last time. And now, according to the texts, we can all meet with this Christ and we can all have the knowledge. We just need to understand that the true Christ is all and in all. But this hasn't worked has it. Man is still even now in the 21st century, searching for answers and so the temple is being reduced once again��
I say, we should all take a look at our own "temples" and knock them to the ground. We should then go about re-building them in a bigger and better way than before, just like the Bible states. And more than that, we must keep on doing this until this world of ours has peace and all truly are equal before God.
Finding A Good Stock
One of the things people are always asking me is how can I find a good stock. The answer I give does not please them. I say, "You are not qualified to pick stock. You don't know how so don't try. Put your money in a no-load mutual fund that is going up".
The next cry is, "I don't want to buy mutual funds. What do I do?"OK, so I'll tell you. It is easy. You will have to do less than an hour of work. None of that Wall Street mythology about research which is all horse hockey. The way Wall Street does research is worthless. And don't listen to any broker. Advice from a broker is a eulogy for your money.
They want you to look at the company prospectus. This document isn't worth the paper it is printed on. It was not written for the investor; it was written to pass inspection by some Dilbert lawyer in Washington to see that it meets all the regulations. You can take a prospectus of a very good company and one of a company that has gone bankrupt and you will see they are almost identical. Throw generic viagra them away.
Read the Annual Report. Another bit of smoke and mirrors. The title should tell you - Annual. Much of what is in it is a year old. Worthless. And let's hope it doesn't have a case buy viagra alternative to viagra of Enronitis.
Get a report from Morningstar. They know all about every financial statistic for a company that you can think of. You might even find out how many sugar lumps the CEO has in his coffee, but there is one thing you won't learn. If you buy this company's stock will it go up? What I am saying is that all the conventional wisdom methods of doing research are worthless. So what do you do?
On the Internet you can find a list of the best performing mutual funds. Go to www.smartmoney.com or www.yahoo/finance.com . There are other places also, but these 2 are very good. List the top 5 mutual funds (write down their symbols). Now go to www.bigcharts.com .Put in the symbol for one of the funds. A chart will come up giving you a picture of the price performance of that fund. If it is going up at a 25-degree angle or more it means the fund cheap viagra manager is doing a good job of picking stocks. At the top of the chart picture there is a legend for Morningstar. Click on that. The new page will show near the bottom the major holdings of this fund. Again you need to get the symbols for his top 5 stocks and look at the chart picture for each one. If that stock viagra is going up in a nice steady price over a period of time of 6 months or longer you have found a winner. Do this with several funds until you have found some stocks you like.
You have let a professional stock picker do all the work for you and now can piggyback his expertise at no cost. Please remember that when that stock turns down you want to sell it. You may be able to ride one up, but you can never tell when it will order viagra turn into another Enron. Always be ready to sell.
Take a Trip to Alaska: Halibut Fishing
Halibut fishing is the most popular sporting activity in Alaska. If you have plans of going on a halibut chase, you need to have an experienced angler by your side. That is mainly because Alaska halibut fishing can be an exasperating activity for the novice. If you haven�t tried it before, you should know that halibuts are extremely cunning creatures. To drag them onboard, you must have several things in mind.
First and foremost, you�d better not sail in deep sea without a guide. You need someone who knows these waters thoroughly. ProFish-n-Sea has specialized in educating Alaska fishing guides and charter captains who can take you whenever you like. The best person to take onboard is ProFish-n-Sea himself- namely, Steve Zernia. Mr Zernia is a second- generation Alaska Charter Fishing Captain. He is the one with the greatest halibut fishing experience, and he also knows by heart the best sea routes. If you are really eager to thrill to the real Alaska halibut fishing, you�d better find Steve. He is available both for experienced anglers and novices. His main aim will be to make you feel to the bones everything about halibut fishing. He will help you on your first halibut trip and will guide you with priceless advice.
The second thing you need to have in mind is that Alaska can offer you a tremendous abundance of different species of fish. They are all eager to peck at your bait. The only thing you need to know is how to catch them after they are hooked. To most fishermen from other places on Earth a successful fishing trip is measured by the number of bites, hookups or fish landed onboard. The thing that strikes most alternative to viagra on an Alaska halibut fishing trip, is that measures are changed. Success is determined by pounds of halibut meat. Alaska halibut fishing is your way to feel the immense viagra bounty of Alaska�s fishery. A six-passenger Alaska halibut fishing boat can catch as much order viagra fish cheap viagra as a commercial long-liner. With a pinch of luck and appropriate conditions, every hooked up halibut will eventually end up onboard.
Alaska halibut fishing requires the angler to have the strength and patience to pull the rod until the fish is out of the water. And that could be a difficult task for the inexperienced. The halibut having taken the bait doesn�t necessary ensure the catching of the fish. The tackle should be strong enough to endure the pressure. That is why you need a guide to show you how to do it properly and not turn the catch into a failure. Steve has a lifetime of experience in Alaska halibut fishing and can show you everything you need to know about it. When hooked, a sly generic viagra Alaska halibut would dive straight down and a novice can easily be pulled to the rail or even worse: let go of the fishing rod. You must have the energy to keep the rod until the fish are exhausted and give it up. And that, as Steve Zernia would teach you, is the real chore.
A guide will help you develop the basic fishing techniques necessary for a successful catch. Steve will give everything to teach you so that your first Alaska halibut fishing brings you buy viagra satisfaction and doesn�t turn into a nightmare.
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