There’s always something to howl about.

Month: February 2007 (page 4 of 7)

Hillary Clinton and Rotarian Socialism: What’s wrong with the NAR?

Business Week’s Hot Property wrote yesterday about the NAR’s having gotten into bed with Hillary Clinton — who is “sponsoring a bill that bars commercial banks from hiring real estate brokers/agents” — but that’s just the tip of the iceberg. The National Association of Realtor is routinely, habitually, congenitally anti-free market.

I’m doing the prep work to defend the traditional practice of real estate, but this is my radical yelp: The original and on-going purpose of the NAR is anti-capitalist. The organization was formed to limit entry into the residential real estate business — to push Chester the Barber and others out of the business. The NAR wrote the original state real estate laws to achieve this goal — however poorly. This on-going legislative campaign against banks competing for real estate transactions is just more of the same: “Protecting” mediocrities from fair competition.

It seems never to end. If you’re a member of the NAR, you get hit with spam about once a month about some vitally important piece of anti-free market legislation: Coerced health insurance for real estate brokerages, keep WalMart out of banking, keep banks out of real estate. The NAR is hardly alone in making appeals for legislation, so it is perhaps easy to forget that legislation is imposed by force of arms. What the NAR is doing is taking control of the massive firepower of the Federal government and deploying it to hijack potential competitors.

It’s a protection racket — vicious, awful, evil crime — dressed up in Brooks Brothers suits.

We are apt to think of Communism as being Capitalism’s natural enemy, but there is another, perhaps more insidious foe to unfettered laissez faire. I call it Rotarian Socialism, just to give it a name. Rotarian Socialism is legislation written by and for the membership of a politically-powerful elite. Most of the criticisms you hear about Capitalism are in fact criticisms of Rotarian Socialism.

Truly free markets require freedom, not laws. I have argued before for getting rid of the real estate licensing laws — or, at a minimum, eliminating the broker level of licensing — and for eliminating the real Read more

Podcast: Dustin Luther’s Real Estate Weblogging Seminar Part III

This is the third of three podcasts of Dustin Luther’s Real Estate Weblogging Seminar.

The recordings for these podcasts were made by Rudy Bachraty of the Sellsius Real Estate Weblog.

Dustin is best known as the founder of Rain City Guide. Dustin works as a technology evangelist for Move, Inc. As evidence to his commitment to weblogging, he has a weblog devoted to internet real estate marketing, and this particular series of seminars are sponsored by Top Producer.

Rudy’s initial recordings suffered from some quality issues, most notably his distance from Dustin and some random electronic interference. BloodhoundBlog’s intrepid audio engineer Allen Butler (himself a top-producing Realtor) was able to scrub the audio to bring Dustin’s voice forward. The recordings still suffer from some defects, but 99%+ of the intellectual content has been preserved.

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The Carnival of Real Estate . . .

…is up at ReyEstate. This week’s winner is a fanzine article about Emmitt Smith, who is Dancing With The Real Estate Stars.

We entered Kris Berg’s podcast interview with Redfin.com CEO Glenn Kelman. I have an inkling the podcast went unaudited at ReyEstate:

The “Kissing Booth” was in full operation this week and Redfin’s CEO Glenn Kelman was charming the crowd. You can find the fluff slappy happy write-up on BloodHoundBlog…

That sounds just like us.

We have actually listened to the podcast, so we know why Kris deserves to win this week’s Carnival of BloodhoundBlog.

As a reminder, we’re hosting next week’s Carnival of Real Estate Investing.

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Why Small Investors Should NOT Stress About Interest Rates

Interest rates and the small investor, is there really an effect? Beyond the obvious cost of borrowing, I have wondered if the small investor really notices a change in the Fed Funds rate. While I am not going to make the same mistake of asking you all to humor me, I am going to try to show that the small investor is less sensitive to smaller changes in rates. I am also starting with the assumption that smaller investors tend to invest in markets with higher cap rates.

First, let’s get some things clear so we are starting from the same page. If we consider the value of commercial real estate, we can approximate it with a simple formula, Net Operating Income (NOI) divided by the cap rate. Additionally, let’s assume that the cap rate acts as a proxy for investor demand. This makes sense because NOI is simply based the rents collected, while cap rate is the return investors will accept for those rents. In markets with very low cap rates, investors are willing to pay more for rents now because they expect a higher rate of future rent growth than lower cap rate properties and/or they expect lower volatility in those rents or they expect even lower cap rates in the future (appreciation).

Next, let’s think about investing. Most investors try to leverage their properties as much as possible. Banks understand this, so they enforce strict standards. Typically investors can get 80% Loan to Value terms, as long as Debt Service Coverage Ratios (DSCR) comes in at 1.2. The DSCR is simply NOI/Debt Payments. In markets with lower cap rates, this becomes more important because the higher value creates higher debt payments. This situation creates a cap rate floor for smaller investors, who have less financing options. Investors who focus on $1 Million and under properties do not have the same access to financing because their loans are not as profitable and harder to move in the securitization market.

Then, we have to analyze the effect of a 1% change in interest rates on loan terms. Looking at a $500,000 loan with Read more

Would You Stop Me At The Altar?

Yesterday, on ActiveRain, I wrote a review of the first chapter of Marjorie Garber’s book, Sex And Real Estate. I have decided to take it one chapter at a time, to highlight the intricacies of her work on the different aspects of love and levels of emotions that consumers have around the concept of home.

This is not a new book. It has been out for several years. If you’ve not read it, you should. If you have, it’s worth revisiting, given the changes that have occurred in the real estate market since it’s original release in 2000.

I focused my attention on the “love at first sight” aspects of the house as beloved.
It is said that more than 50% of home buyers experience this overwhelming desire. For that reason, I believe that a seller’s agent has a responsibility to maximize the home’s appeal to this emotion and the buyer’s agent has a responsibility to minimize it. I wrote:

“It seems to me that one of the key benefits a buyer’s agent can bring to the table is the wisdom of an objective third party perspective. They are there to protect the “suitor” from what Freud called, “the overestimation of the object.” Like a good friend who warns you to take your time with a torrid new relationship, a good buyer’s agent becomes the voice of reason, the best friend who’s not afraid to tell you the truth about your new girlfriend. “

And interesting and valid comment came from Martin Rodriguez, a mortgage specialist in Valencia, CA. The post was speaking to real estate agents, but he came at it from the loan officer’s perspective.

“You (or Marjorie Garber) bring up an interesting point that I’ve found myself answering on more than one occasion. Clients will often call and ask me for my opinion about the house they are buying. As a mortgage broker I try not to get involved with the selection or the decison making of the buyers new home. Heck, I’ve never even seen the house, so why are they asking me? However, this question Read more

BloodhoundBlog week in review: Podcasting a wider net . . .

Years ago, long before I met Cathleen the Leggy Blonde and came to be so joyously entwined if not actually entombed in matrimonial and connubial bliss, I wrote an essay about personal ads at the dawn of the age of five-hundred-channel television. But now, in the blink of a decade, we are on the verge of five-hundred-thousand-channel television, a net.wise video niche for every conceivable itch.

That goes for BloodhoundBlog, too, by inches and hours, in fits and starts. By tomorrow, we will have published ten audio and video podcasts in the few scant weeks since the start of the year. And there are many, many more to come. On top of everything else we might do, mega-producing Realtor Russell Shaw has committed to doing a complete step-by-step mega-production course in podcast form. You’ll be able to download his hard-won advice and review it until Russell’s expertise becomes your own.

Our podcasting prowess made news twice this week. First, Kris Berg posted a forty-five minute podcast with Redfin.com CEO Glenn Kelman, asking him the kinds of tough questions only a seasoned real estate professional would know to ask.

Our Redfin coverage was robust and then some. I wrote a companion piece to Kris’ interview, and her husband, San Diego Realtor Steve Berg posted a great list of follow-up questions for Kelman. The next day, I wondered What if Redfin gave a PR offensive and nobody came? And Redfin.com ended up winning this week’s Cheez Whiz Prize: Redfin.com’s CEO Glenn Kelman: “What if the parasites had to eat the parasites?”

Our second bit of podcasting news came from recordings of Dustin Luther’s Real Estate Weblogging Seminar. The original recordings for these podcasts were made by Rudy Bachraty of the Sellsius Real Estate Weblog. Dustin is best known as the founder of Rain City Guide, although he works as a technology evangelist for Move, Inc. Rudy’s initial recordings suffered from some quality issues, but BloodhoundBlog’s intrepid audio engineer Allen Butler (himself a top-producing Realtor) was able to scrub the audio to bring Dustin’s voice forward.

So far, Part I and Part II of Dustin’s seminar have been posted. Read more

DOM Trickery

Recently, there have been discussions about the ethics of agents who attempt to manipulate Days On Market in an attempt to remove stigma from a property. This discussion over on Active Rain really got me thinking, and I wanted to get the pulse of people’s feelings concerning this issue. Indulge me for a moment while I pontificate:

So what, exactly, does the tracking of DOM actually accomplish? Is it a tool that buyer’s agents use to determine value for their clients? If a home is on the market for 365 days, does it mean that the home is over-priced? Absolutely. However, let us say for the sake of discussion that you take a client to a home because they saw pictures of the listing on line, and thought it looked nice. So, you take them out to the listing, and they fall in love with the home. Now, as a professional agent, you have a duty to your clients to protect their interests. When they say to you that they love the property and want to write an offer, they are relying on your expertise to help them make a good decision. Would you advise them on what price to offer simply based on DOM? Of course not. In fact, to determine a good price for your clients to offer, would you take into consideration the DOM at all? You shouldn’t, as it has no relavance to the home’s value. To come up with an equitable offer, you would simply pull the comparable sold properties, and advise them of this. You would then advise them that the price you have suggested is what the property will likely appraise for, and that unless they want to pay part in cash, they should offer within this range. Paying any more would be unwise. However, an unwise person could pay whatever they want for a property if they have cash, they just need to sign a disclaimer that you advised them against it (someting I did repeatedly in the hot market of 04-05).

Now, can DOM stats help us to determine market trends? I would submit Read more

Podcast: Dustin Luther’s Real Estate Weblogging Seminar Part II

This is the second of three podcasts of Dustin Luther’s Real Estate Weblogging Seminar.

The recordings for these podcasts were made by Rudy Bachraty of the Sellsius Real Estate Weblog.

Dustin is best known as the founder of Rain City Guide. Dustin works as a technology evangelist for Move, Inc. As evidence to his commitment to weblogging, he has a weblog devoted to internet real estate marketing, and this particular series of seminars are sponsored by Top Producer.

Rudy’s initial recordings suffered from some quality issues, most notably his distance from Dustin and some random electronic interference. BloodhoundBlog’s intrepid audio engineer Allen Butler (himself a top-producing Realtor) was able to scrub the audio to bring Dustin’s voice forward. The recordings still suffer from some defects, but 99%+ of the intellectual content has been preserved.

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Redfin.com’s CEO Glenn Kelman: “What if the parasites had to eat the parasites?”

It’s been a Redfin week for us. Kris Berg recorded her podcast with Glenn Kelman last week and I spent much of my spare time this week dealing with it. Allen Butler dealt with the audio quality, and then Cathleen and I went through the recording, pulling out apposite quotes for my own post.

I think we did the BloodhoundBlog idea credit, though: Kris demonstrated that an informed insider can ask much more pertinent questions, digging much deeper, than can mainstream journalists.

I’d like to cite another Redfin post as the first-ever recipient of the Odysseus Medal. Marlow Harris of 360 Digest gave us “Thank you, Mr. Kelman” yesterday, and I think it is a particularly good example of the real estate weblogger’s art.

Marlow has been on top of Redfin from the very beginning. Some of my first links from BloodhoundBlog were to Marlow’s Redfin posts. But all that notwithstanding, yesterday’s post was excellent irrespective of content: Rich in detail, peppered with links, written in an engaging, can’t put it down style. This is a level of quality unsurpassed on the RE.net.

And the winner of this week’s Cheez-Whiz Prize is… Redfin.com. I have never bought Kelman’s charm offensive, and events since Kris Berg’s interview seem to bear me out. (As a side note, Cynthia Pang, Redfin’s PR maven, was nothing but sweet and painstakingly efficient throughout this process.)

First, to claim to have reformed is easy, it’s the actual reforming that’s hard. We are what we do, not what we say we do. A common dodge of recidivist miscreants is the insistence that their behavior is not bad, it is your own misunderstanding of the good intentions motivating that behavior that is at fault. If you listen to the podcast, you will hear Kelman resort to that defense again and again.

Can you hear Eric Burden singing? “I’m just a soul whose intentions are good. Oh, Lord, please don’t let me be misunderstood.” The song is about a wife-beater. It’s worth your while to remember that style of rationalization for egregious behavior.

Abandoning whatever hope he might have had to extend an olive branch to the Read more

Podcast: Dustin Luther’s Real Estate Weblogging Seminar Part I

This is the first of three podcasts of Dustin Luther’s Real Estate Weblogging Seminar.

The recordings for these podcasts were made by Rudy Bachraty of the Sellsius Real Estate Weblog.

Dustin is best known as the founder of Rain City Guide. Dustin works as a technology evangelist for Move, Inc. As evidence to his commitment to weblogging, he has a weblog devoted to internet real estate marketing, and this particular series of seminars are sponsored by Top Producer.

Rudy’s initial recordings suffered from some quality issues, most notably his distance from Dustin and some random electronic interference. BloodhoundBlog’s intrepid audio engineer Allen Butler (himself a top-producing Realtor) was able to scrub the audio to bring Dustin’s voice forward. The recordings still suffer from some defects, but 99%+ of the intellectual content has been preserved.

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Russell Shaw podcast wish list . . .

Russell Shaw is eager to do more podcasts, and I think we’re all eager to hear more from him. His plan, essentially, is to offer a full-blown training regimen — without the fees, without the seminars and without the extra-cost upsells.

We’ll do these in audio podcasts, although we may also shoot some video. At some point, we may put together a mini-symposium so that Russell can take questions from the audience.

Here’s the cool part: You can have what you want. If there is a particular topic you would like for Russell to address, say so in a comment.

We’re building lists of topics that we will knock out four or six hours at a time. We’ll chop those down into topical chunks, and then I’ll build an index of everything.

It’s possible that a sales training seminar will have more rah-rah-rah enthusiasm. But these podcasts will emanate from the real-life experience of a working mega-producer, and they’ll be yours to listen to as many times as you want — for free.

So: Do please get busy. Russell is working on his own list of favorite subjects, but you will think of topics that everyone else will miss. In the end, we’ll all be richer for the experience…

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Travel through time as you learn to take your Zestimate with 1.027631 grains of salt . . .

The Sunday New York Times will have a feature on hi-tech real estate, but you can see it today through the miracle of Google.

Not hugely interesting, more a catalog of press releases. Kristal Kraft gets a chance to strut, which is fun.

And: Zillow.com says you have to take their Zestimates with a grain of salt, which must be why none of them ends with three zeros.

The gist of the article is that information is more valuable to home buyers than pumpkins (who knew?), but, taking account of that, there is a huge omission: ShackPrices.com, the leader of the pack in deep info. Zillow should just buy them so they can get the kind of press attention they deserve…

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Podcast Audio

Hello Folks!

It’s been a very interesting few days. First, I must say that you people are just a total class act; you couldn’t ask for a better-hearted group of people. You guys are going places, maybe even to heaven.

Well, as it happens, I have some experience with professional audio engineering, and offered to help by cleaning up some audio files so that they could post them on the site as pod-casts. First, I did one for Kris Berg in SoCal when she interviewed the CEO of Redfin, Inc. You can listen here.

Next, I “scrubbed” some audio for a seminar on web potency for Realtors that was conducted by Dustin Luther from Move.com & Realtor.com. You will find these pod-casts at BloodhoundBlog soon, I’m sure.

I’m very excited to help these guys out, as audio engineering is actually rather relaxing for me. It’s a really fun hobby (although extremely expensive), and gives me a chance to exercise the other side of my brain. One of the things I would like to offer to the world at large, is just a bit of advice on how to go about setting up a very affordable and professional sounding portable audio rig to do some recording. For the purposes of this brief treatise, I will assume an absolute ignorance of all things audio, so if you’re a know-it-all, just indulge me for a moment.

I have come up with a plan that includes 3 or 4 very small and inexpensive pieces of audio gadgetry that together would cost less than $400, and would capture audio for both interviews and seminars (or anything else, for that matter) with aplomb. Now, these items that I am about to list are readily available, and are cheap. (Note to Audio Geeks: I know that there are much better tools for this job, and you’re foaming at the mouth to make a recommendation. Let me just preemptively state that I am aware that this job can also be done admirably for around $12,000. Just go back to your corner.)

The first scenario that I envision is that you’ll want to interview Read more

Home Gift Helps the Hoi Polloi Get Happy

I had a chance to talk to Mark Sennott, President of Home Gift, this week. Home Gift is an affinity marketer much like MBNA. MBNA started as a credit card marketing division of the old Maryland National Bank. Their model was to offer credit cards to alumni association members that were “branded” as the official card. MBNA then rebated a portion of their income to the alumni association. Joe College felt good about racking up the old debt because he was supporting State U.

It was a wildly successful idea. It was so successful that MBNA spun-off from Maryland National Bank in 1991 in a public offering.. They grew to a 12% market share of all credit card customers before being bought by Bank of America in 2005.

Enter Mark Sennott. His company offers a consumer access to a network of real estate agents and mortgage companies who are willing to “rebate” a portion of their fee to the consumer. Portions of that “rebate” are earmarked for a certain charity. Home Gift takes an administrative fee. It’s relocation company meets Redfin wrapped up in the warm and fuzzy blanket of philanthropy. Check out Mark at his web log. He’s passionate, engaging, and claims to be an avid reader of Bloodhound Blog (so he can’t be all that bad).

I found out about Home Gift some two months ago. I was trying to help a little Carmelite Monastery in Massachusetts make American Tower Company honor a contract. ATC found out that the land the monks bought for their monastery was the perfect location for a wind farm and pulled out of the sale. The monks are suing the cell tower behemoth for specific performance. I posted “Don’t Mess with My Monks” on Active Rain and was referred to Mark by the Prior of the Monastery.

Mark’s doing what so many real estate professionals deplore. He’s rebating fees to the consumer and charging a toll for access to the customer. Customers, however, like the idea. They deal Read more

Small But Helpful Tip — Practical Use Of After-Tax Analysis

You’re a married couple in your mid-30’s living in your first home, bought five years ago. You’ve discussed your future, especially as it relates to retirement, and agree that real estate provides a much more predictable potential for capital growth. You have about $20K in your company retirement plans combined. Your cash savings amount to about $8K, held as a cushion and for peace of mind. You realize you have enough home equity to pull enough cash out to begin your real estate investment portfolio. However, you’re not sure about much else. You decide buying a small duplex in your area makes the most sense because they seem to be priced about the same as your home, which is now worth about $300K or so. You contact your buddy Fred who sold you your home way back. He asks what you want to buy and where. Before you know it Fred has half a dozen duplexes ready for your inspection.

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This approach should raise a giant red flag, as you’ve now been designated by your buddy Fred, as knowledgeable investors. If that doesn’t scare you, you’re truly fearless. πŸ™‚ You have stumbled upon what I call the Nordstrom’s Shoe Salesman Syndrome, or NSSS. Of course, Nordstrom’s approach is wildly successful as perceived by its very loyal customers — as far as selling shoes is concerned. They don’t sell income properties. I’ve discussed this before.

Your ‘analysis’ of these properties will be superficial at best because you’re looking at money in, money out, and your budget. Nothing wrong with that, as far as it goes. But as a first time investor you should also understand just how important after-tax analysis is. It can go straight to your weekly paycheck if you understand how it works.

If you guys are in the federal tax bracket of 25% and state bracket of 5%, every dollar ‘lost’ through the use of depreciation will act as a producer of positive cash flow. “What?” you ask.

If you purchase one of those duplexes for say, $300K you’ll be able to show depreciation of roughly $12K which will include both the Read more