Armi & Ronald Abiera

Avoid the inevitable frustration and stress so many real estate agents and buyers are currently experiencing by educating yourself!  Our team of real estate professionals are experts on the current real estate market - specifically foreclosures and short sales.  We know the best practices and techniques to get your offer accepted and closed!

Here are 10 REO Tips to help you get your offers accepted and closed:

1. We know the market –  We do a thorough comparative market analysis on the subject property prior to writing the offer.  Looking for trends – is the market steady, declining?  Look at the last 2-3 months solds as well as the current pending sales. Many banks are using a tactic that results in a lot of activity and multiple offers.  They get two appraisal values (market and liquidation).  Then they have the REO listing agent list the property at the lower appraised value which attracts multiple offers and ultimately drives the final sales price up and sometimes over the market value.
2. Verify availability and multiple offers.  Obviously it is important to determine whether or not the property is still available or if there are multiple offers before writing the offer.   Buyers should determine if they want to compete for the sale. 
3. The actual offer package.  We use online, complete purchase agreemetns and addenda to streamline the process with the banks.  Ensure your offer is complete and spells out in clear, concise language the terms and closing costs. 
4. Seller concessions and closing costs.  We encourage our buyers to write their best offer first.  It really is all about the final net to the bank.  If the buyer is requesting closing costs, prepare the buyer that to compete with multiple offers she may need to write an at list price or above offer.  Some banks are only willing to pay certain closing costs and are countering with the buyer to pay for what would normally be considered customary seller costs – In Nevada - transfer tax, CIC fees, title insurance, for example.
5. Inspections and repair costs.  Write the offer with a reasonable due diligence period (5-7 days but no more than 10 days).  The bank may limit or counter repair costs.  We recommend including this clause or something to the same effect:  “Seller to make, at their expense , any lender-required repairs as a result of the inspection or appraisal.”
6. Earnest money.  Be prepared to write the EM check for at least what is requested in the MLS.  Ensure you have a current (not stale-dated) check if you have been writing a lot of offers and in the REO game for a while.
7. Buyer Pre-Approved for Financing.  Pre-Approval (not pre-qualification) of the buyer is a must and a proof of funds letter can also strengthen your offer.   
8. Seller/Bank addendum.  REO Properties are sold as-is, no warranties or guarantees.  You may be able to get the seller to pay for a home warranty – it depends on all other concessions, costs and net to the bank.  We are finding many banks will not complete disclosures required by Nevada statutes:  Seller’s Real Property Disclosure for example. 
9. Time frames.  Allow a minimum of 1 to 2 weeks to hear back from the listing agent regarding a response from the bank.  If the bank accepts your offer, expect that you may only receive a verbal or email counter and/or acceptance subject to the buyer executing the bank’s addendum and accepting any other terms.  Once you have approval, we open up the escrow and get going on the due diligence - inspections, contingencies, etc.  Also be prepared for a closing time frame of 45-60 days or more depending on whether or not there are any issues to deal with like liens, judgments, or other clouds on title.
10. Communication.  Saving the best for last!  Here is where your patience, tenacity, positive attitude, communication skills, and knowledge of the REO process will come into play.   Communication, or rather the lack there of, is the biggest complaint and issue of everyone diving into the REO market.   We pride ourselves on excellent communication through-out the process.