Mission Forge

Have you ever heard that you should 'Measure twice and cut once'? Of course, we all have. But what I'd never heard until recently 'If you don't measure you can't measure wrong.' What a concept! The results of not measuring can be quicker and more accurate than those using a tape measure or other measuring tool. The method of scribing can teach us about improving our real estate practices, efficiencies, and overall value proposition.

I am endorsing Ruth Larson for James City County supervisor in the Berkeley district. Ruth is the best person for the job. She didn't ask me to do this endorsement. I felt that I wanted to raise awareness for her campaign. She has the experience and the knowledge to continue to serve the citizens of the Berkeley district with excellence.  Here is her webpage if you want to know more.  https://voteruthlarson.com/

Where are you most productive?  Should you be working from home or from the office?  Are you distracted at home?  Does the office give you the structure needed to stay on task? Or is it vice versa?  What about working in the field, way from home and the office?  Do you have the tools needed to be productive when you are on the road?  And lastly, how much business are you doing while you vacation?  Client needs do not go away when we travel, so this is an important consideration when you take time off from the business of helping others.

Podcast on MLS---Focus on the needs of the client.

How do cooperation and compensation help sell? A listing broker offers to compensate a buyer broker who pairs a buyer with the listing.

What is syndication?   The broadcasting of listings, similar to songs on radio stations

How many do you need to subscribe to as an agent? It really depends on several factors, namely the geography you cover.  But also if you are a buyer agent or a listing agents matters.  The key factor should be the impact the subscription has on your clients.

To fully market your property as a seller, how many MLS should your listing be in?  The answer is changing day by day.  Some think a single subscription is enough, others insist multiple subscriptions are needed.  What would help your client the most?

Should you choose an agent based on how many MLS systems they subscribe to? It would be very wise to have the MLS conversation with both your buyer agent and your listing agent.

How much does it cost to subscribe to an MLS? Roughly, $1000 a year per subscription , assuming that you are also buying the MLS key system.

What is the value of a listing to an owner? Without a doubt, MLS brings value.  BRIGHT MLS study

How can buyer agents find my listing if it is not in their MLS?  REALTOR buyer agents have a number of alternate tools, including the ones consumers have.  They may opt to search in RPR which is a value added conglomerate MLS exclusively for Realtors.

How are small MLS systems helpful?  Strengths are service, reaching more Realtors who only have one subscription.

How are large MLS systems useful?  More scale and power, strong value add ons, that make life simpler.

This amazing story ties the physical and spiritual worlds together.  It involves a sad tale or two with a joyous rescue from an observer who just wanted to help someone feel better.  The ensuing results have helped others and it is not over yet.  I hope you enjoy learning about Matthew's Cross.  There is always something positive to grab on to and amplify.

AI has been with us in many ways for a while.  If you are a google user you have experienced life with AI.  In fact most of the larger companies have tapped AI on some level.  Many using chat bots to field consumer calls.  Those experiences have mixed results, don't they.  I find sometimes they are extremely easy and beneficial, yet other times I just wish I could get that helpful human on the line.  I interview Chat GPT with questions that are simple to complex.  Then I grade each answer.   Depending on how you look at it, Chat earned a C or a B/B-.   I think it is important to learn ways to use this emerging tool in our lives and business, but accept that we must always place our unique skill and value as the primary element of our service platform.

What are three things I should consider to live a healthy life? 

As an AI language model, I can suggest you three things to consider for a healthy life:

1. Balanced Diet: A balanced diet is one of the most important factors in maintaining good health. A diet rich in fruits, vegetables, whole grains, lean proteins, and healthy fats can provide the necessary nutrients for optimal health.
2. Regular Exercise: Regular physical activity can help you maintain a healthy weight, reduce the risk of chronic diseases, and improve your mood and overall well-being. Aim for at least 150 minutes of moderate-intensity exercise or 75 minutes of vigorous-intensity exercise per week.
3. Good Sleep: Getting adequate sleep is essential for good health. Lack of sleep can lead to fatigue, decreased immune function, and an increased risk of chronic diseases. Aim for 7-8 hours of sleep per night, and try to establish a regular sleep routine to help promote better sleep.

What do kids like to eat for dinner in the United States? 

The food preferences of children in the United States can vary widely depending on their family background, cultural traditions, and individual tastes. However, some common dinner options that many children in the US enjoy include:

1. Pizza: Pizza is a popular food among kids in the US, and it's available in many different styles and flavors.
2. Macaroni and Cheese: This classic comfort food is a favorite of many children, with its creamy cheese sauce and tender pasta.
3. Chicken Nuggets: These bite-sized pieces of breaded and fried chicken are a popular choice for kids, often served with a side of fries or vegetables.
4. Tacos: Tacos are another favorite among many kids, with their customizable toppings and fun finger food format.
5. Spaghetti and Meatballs: This classic Italian dish is another popular option, with its flavorful tomato sauce and tender meatballs.

It's important to note that while these foods can be part of a healthy and balanced diet when consumed in moderation, it's also important to offer children a variety of foods and encourage them to try new things to develop a well-rounded palate.

Which fast food restaurant has the best french fries? 

As an AI language model, I cannot have personal preferences, but I can provide some insights on which fast-food chains are popular for their french fries in the United States.

Different people have different tastes and preferences, so there is no definitive answer to which fast food restaurant has the best french fries. However, some popular fast-food chains known for their fries include:

1. McDonald's: McDonald's is one of the most well-known fast-food chains in the world, and their french fries are a staple menu item. They're crispy on the outside and soft on the inside, and many people love their unique flavor.
2. Five Guys: Five Guys is a popular burger chain that's known for its fresh ingredients and customizable menu. Their fries are hand-cut and cooked in peanut oil, giving them a unique taste and texture.
3. In-N-Out Burger: This West Coast burger chain is famous for its "Animal Style" fries, which are topped with cheese, grilled onions, and their signature sauce.
4. Shake Shack: Shake Shack is a burger chain that originated in New York City and has since expanded to ot...

Good to get these kinks ironed out if you have not made a foreclosure offer before or in a decade some things may have changed or need refreshing.

Also in a low inventory market you owe it to all of your buyers to know every available listing on the market, such as FSBO, HUD/FHA VA

While I am not anticipating a serious foreclosure boom, there will always be some and since there have been so few, the only way to go is up.

The main reason there will not be a huge foreclosure boom is that there is so much equity in homes, that most can allow a traditional sale.

Foreclosures are a solid way to have a predictable outcome for a hearty buyer with a mild appetite for risk.

Most have been preinspected and items have been fixed or will be disclosed.

Keep in mind most asset managers will usually onely fix a home to the minimal lender requirements.  

While a buyer can inspect, the findings will not matter to the seller unless the appraiser calls a specific item into question

https://vrmproperties.com/

Do not need to link to your brokerage account.

Do need to work with the listing agent.

VA foreclosures are in the MLS.

VA foreclosures website has coming soon properties, many MLS systems do not.

You will make the offer directly on the VRM website.

Here are some best practices for you to keep in mind when submitting your offer using our platform :

1. Ensure that you are licensed in the state that you are making an offer for. Offers are only accepted by VRMProperties.com if you are an agent licensed in the state for which the offer is being made.
2. Provide your full Agent and Broker licenses when submitting an offer. If this is missing, this will delay your offer from being properly submitted and your offer will not be reviewed.
3. Provide complete and accurate information such as Full buyer names, e-mails, etc. If any information is missing or partially provided, this will delay the offer process and your offer will not be reviewed. 
4. Contact the Listing Agent if you have any offer related questions. They have access to VRM's offer management system and can provide you the current status of your submitted offer.
5. Contact VRMProperties.com at our contact form if you have any technical related questions or issues with your offer or the website.
6. If your offer is accepted, you will find your offer in your Offer Dashboard under the "ACCEPTED" filter and your offer status will be "Under Contract". Once the sale has completed, it will say "SOLD".
7. If the offer is declined, you will find your offer in your Offer Dashboard under the "ARCHIVED" filter.

https://www.hudhomestore.gov/Home/Index.aspx

FHA foreclosures ru through the HUD homestore. This website is very archaic.  It may be the least user friendly website out there with a consumer interface.  Things to know.

You must be registered.

Your brokerage must be registered and have a NAID which you need to link to once you have registered.

Search bid results is a great function

You can see if a property has an offer, the net amount to go to HUD, and the broker name representing the buyer.

Extended vs. Exclusive.   Owner Occs, non profits, then all bidders (investors)

Once your bid is accepted you will need to expedite paper contracts to HUD.  You have roughly 48 hours to get them in overnight mail.  The signatures need to be ink, not digital.

You really have to be prepared for this, but your preparation can make you a star with your client.

The following is directly from the Virginia Realtors' Advocacy page and is linked below.  The information about payment due at order was gained from a group conversation with legislators and is not able to be documented at this time.  It is suggested that the ordering and payment be performed directly by the seller.  Agents may wish to start taking a facilitators role in assisting owners to perform this, rather than taking the burden upon themselves to order and pay for the documents.

https://virginiarealtors.org/advocacy/legislativeagenda/
https://virginiarealtors.org/advocacy/legislativeagenda/

Resale Disclosure Act

HB 2235 – Delegate Will Wampler

SB 1222 – Senator Monty Mason

This bill seeks to create one place within Common Interest Community law to find all information on resale disclosures that are required when a property located within a common interest community is sold. The bill takes current disclosure language out of the POA, Condo, and Cooperative Acts and consolidates it within a new chapter entitled the Resale Disclosure Act. The Act uses one term, “the resale certificate” for the packet of information that are required to go from the Association to a buyer when a property located within a CIC is sold. The Act also sets forth the requirements for contract disclosures, formatting and contents of the resale certificate, applicable fees, termination rights, and liability. The purpose of this change is to consolidate information that was spread over three different chapters in the code and often included different requirements, terms, and definitions. This change also seeks to clarify code language and update obligations to current day. Some substantive changes include the contents and format of the resale certificate, the process of calculating fees, and when the fees are paid.

If you have questions or thoughts about the 2023 Virginia REALTORS® agenda or other Government Relations efforts, please contact us at [email protected].

Affordable housing 2/15/23

Major issue with affordability is highly complex.  Not hard to understand really, just has 1000 moving parts.

As it has many causes it is likely to have many solutions.

Possible approaches to poke the bear of affordable housing shortages are:

a)1st is education and understanding the playing field and the breadth of the problem in your area.

Lean into your local REALTOR association for data. Associations are replete with resources, knowledge, and experts.  Also they love to help solve problems for the greater good of the community.  NAR is well known to be ready with grants for housing studies which produce extremely valuable information for this and other considerations

b)Local and municipal regulations or incentives to 

Attract—actively seek cooperation from builders and developers and land owners

 Incentivize—by adding language to goals and comp plans, local supervisors can begin to discuss offering incentives to developers, remodelers, investors if they agree to other defined terms that are affordable housing friendly.

 regulate new construction in a way that is affordable housing friendly.  New HOAs could be asked to allow certain percentages of rental units, perhaps higher than originally intended

Definition—affordable housing friendly could mean a lot of different things ranging from density of lot sizes, connectivity, home size.   Remember that affordability is not just for sale and often affordability of homes can be found or lacking in the rental market.  

c)States can also step in and legislate from any number of directions.  California has a state code recently passed that will set a floor on the percentage of rental units.  Some HOAs might not allow rentals or have stipulations that 10% of units are able to be rented.  The CA law increases that to 25% 

Civil Code Section 4741

https://www.condocontrol.com/blog/new-rules-about-rental-restrictions-in-california/

d)There are federal measures that could be taken as well regarding loans in communities which have ‘too many units’ rented as a percentage of all of the units.

e)But lastly, if you really want to impact the availability of rentals and create a stabilizing pressure or downward pressure on rents, then you should learn your own association and what it’s stance is on the number of rental units.  You could become involved and suggest the owners have more rights to rent their property as is currently in the regulations and that by giving owners more flexibility, they are helping solve a major crisis of the lack of affordable housing.

One steps that Virginia is taking to combat some of the problems associated with fear of rental units, specifically short term rental units, is to propose legislation that units managed by a professional licensed REALTOR be exempt from certain restrictions, which are delineated.  The reasons they are able to relax the rules for the professionally managed units is that they tend to produce fewer problems many associate with absentee landlordism, and also when a problem does arise, the professional REALTOR anager is easier to contact and more available to address the issues.

Here is a guideline summary from the business department of James City County.
1. Application for Business, Professional and Occupational License: All businesses must complete and return by mail or in person - no faxed, scanned, or emailed applications accepted. Original ink signature only.
2. Fictitious Name (also called Trade Name, Assumed Name, or DBA): If you are doing business under a name other than your full name or the name of the corporation, LLC, PLC, or PLLC, you must register it as a fictitious name with the Virginia State Corporation Commission. After registering it there, provide a copy of it to this office with your business license application package. Visit https://scc.virginia.gov/clk/befaq/fict.aspx or call (804) 371-9733 for more information. We cannot register it for you.
3. Application for Home Occupation: Every business without a fixed commercial or professional location must complete and return this form with the business license application package. Do not include payment if you are submitting this form.
4. SCC Registration: If you are operating a corporation, LLC, or similar entity in Virginia, it must be registered with the Virginia State Corporation Commission (804-371-9733). Enclose a copy of your SCC registration with your business license application package.
5. Prepared Food and Beverage Tax Registration: All restaurants, stores, caterers, mobile food units, and any other vender of prepared food and beverage must complete and return this form with the business license application package.
6. Transient Occupancy Tax Registration: All hotels, motels, campgrounds, vacation homes, and any other business providing short-term lodging must complete and return this form with the business license application package.
7. Contractors: see “Contractor’s Business License Application Checklist” for guidelines specific to Virginia Class A, B or C contractors.
8. Handyman: See “Handyman’s Business License Application Checklist.”
9. Estimated Gross Receipts: Provide a reasonable estimate for the current calendar year. If after November 30, provide estimated gross receipts for the next calendar year. Estimate should be as close to actual as possible. Unreasonably low estimates are subject to correction plus 10% penalty.
10. Food Trucks and Trailers: See “Business License Application Instructions for Mobile Food Unit Vendors.”
11. Sole Proprietors and Partners: Must apply in person and present government-issued identification (driver’s license, passport, military ID, etc.).
12. Partnerships: All members of a partnership must appear in person at 101-B Mounts Bay Rd., and provide proof of identity to apply for a business license. All partnerships must provide a copy of their IRS Federal ID Number (FEIN) registration letter. Members must notify this office immediately of any changes in membership status.
13. Payment: You will be billed based on your estimated gross receipts and occupational category; see “Business Taxes and Fees” webpage for details.
14. Nonrefundable Minimum Fee: All business license applications are subject to minimum, nonrefundable $30 or $50 fee.