Third Party Approval…..What’s The Big Deal?

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Hi folks. Today I want to put a different spin on Short Sales and third party approval. I’ve read a lot of posts and comments about the dreaded 3rd party approval and how frustrating it is for Buyers and Buyer’s agents. 

My thought on this is………it’s about time!!! As a listing Broker, my Sellers and I, have spent a lot of time waiting for Buyers to get their mortgage approval. Some took 30 days and some took 90 days. Some didn’t close at all.  

When negotiating offers we relied on information provided to us from the Buyer’s Lender stating they were “pre-approved” or “pre-qualified” only to find out a month later that it was all a lie. They were just writing deals and hoping to get them through. 

Doesn’t this all sound familiar to Short Sales? Of course it does. The Buyer’s Lender approving their financing IS 3rd party approval. That contingency is NO different than having the Seller’s Lender remove the 3rd party approval in a Short Sale transaction.

In fact, as a Listing Broker, I much prefer the Short Sale and the Seller’s 3rd party approval. It keeps me in control of the transaction. 

Things have not changed that much. It’s just that now the “3rd party approval” contingency is on the other side of the contract. Deal with it!!


Are you a Florida REALTOR(R) looking for a change? Check it out.



Copyright © 2009 | All Rights Reserved   

See Sally Fall on the Way to Paradise Lost! An oldie but goodie.

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Bed time story by Broker Bryant 407-873-2747 In the summer of ‘04, John and Sally fell in love. Both were in their late 20’s and had recently gone through difficult divorces. Life being unpredictable, as it is, put them in each other’s paths about one year prior. Since they were both going through difficult times, they hit it off immediately and moved in together. They lived up north in the big city and had always dreamed of moving to beautiful sunny Florida. They both had pretty good jobs, with Sally being an LPN and John working for a medical records company, this is actually how they met, but the living expenses in their area were too high. Purchasing a home together, in the city, was out of the question.

One day, Sally received a nice brochure in the mail from a builder in Florida, Paradise Castles LLC, it was chock full of beautiful shiny pictures of Florida and had a promise that they would build you a new castle in Paradise starting in the mid 150’s.

Sally was so excited! Can it be possible? Could John and I really afford to buy a home in Florida? The brochure states we don’t need any money and they will pay all our closing costs! Sally could hardly contain herself and couldn’t wait for John to get home, so she picked up the phone and called Paradise Castles. She got lucky and a real nice man named Mr. Needermoney answered on the second ring.

Hello, thank you for calling Paradise Castles, this is Mr. Needermoney, how may I help you?” “Hi” said Sally “I just received a brochure from you, me and my fiancée are interested in moving to Florida. Your brochure said we didn’t need any money. That sounds real good to us, since we don’t have any. Our credit is a little messed up but we do have good jobs and should be able to get jobs down there pretty easily. Can you help us?”

Mr. Needermoney, is now the one who is excited, there’s a live one on the phone and he has a quota to meet, “Well we do have a special going on today, in fact, we are giving Castles away to anyone that breaths. I will have our mortgage guy, Mr. Liarsloan, give you a call.”

Sally is ecstatic and can’t wait to tell John “We are moving to Florida!” Mr. Lairsloan calls and explains to Sally “We will have to do a stated income loan since you don’t qualify on your own and John’s credit….well, it sucks. But don’t worry, I’ll take care of everything for you. Just sign the documents I’m getting ready to send you and send them back with the fogged up mirror I’m including. No, no, no ….it’s not lying, it’s called a no document, no verification loan, I do them all the time. Just do what I ask and we’ll get you in that Castle in beautiful sunny Florida.”

Eight months later, they loaded up the truck and moved to Paradise. Life was grand! It was heaven! Their new home was beautiful and their future looked bright. Sally had found out a week before leaving the big city that her new job did not pan out but that’s OK. We’re moving to Paradise anyway and we will figure out what to do when we get there. Of course, when they arrived, they were surprised to find out that the jobs they were used to getting paid $25 an hour for, in the big city, only pay $15 in Paradise. Sally decided to go to work for Wally World while she waits for a better job and John…..well John just decided “I ain’t working for no stinkin’ $15 an hour. I’ll keep looking.”

They got real lucky though. They had purchased their home at the right time and by the time the construction was complete and they moved down, it had appreciated about $35,000. Not only that but they got stuff in the mail everyday from really nice folks that said they qualified for an equity loan of $35,000. WOW!! This really is Paradise. So, like any young couple in love, wanting to start a new life together, they pulled all of the equity out of their home to hold them over until Sally found a better job and John started work.

They also decided there was really no need to wait any longer for that new furniture they needed. So they bought some new furniture and really had the house looking good. The new couch was soooo comfortable John decided he would just sit there all day and play video games on the new plasma big screen. He’ll have much better luck finding a good job in the spring time. After all, we have enough money in the bank to carry the house for six months and the way values are going up we can always refinance again, if we have to.

So on and on it goes…………………..John left Sally in mid ’06. She was too stressed out for him. The house is in her name, so what the heck…John decided to go back to the big city and move in with his parents.

Sally called me last week. She hasn’t made a house payment in three months and wants to sell. She hates living in Paradise. All she has done for two years is work to try and make ends meet. She refinanced again after John left. She owes $210,000 on the house and now it’s only worth $185,000 and declining rapidly. Her heaven turned into hell. And Broker Bryant can’t do any thing about it. Sally’s a nice person and I feel for her. But I can’t help. I can’t perform miracles. Her house WILL be foreclosed on. THE END

So whose fault is it? Does it really matter? All Sally ever wanted was a better life. If Mr. Needermoney and Mr. Liarsloan didn’t “help” her she would have found someone else to. Would she have found you? 

Are you a Florida REALTOR(R) looking for a change? Check it out.



Copyright © 2009 | All Rights Reserved  

The CRAP we put up with……or not!!

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Bite me!!OK folks. So this is an absolutely true email thread that took place yesterday. ENJOY!!! The name has been changed to more closely reflect the….well….just read the post.

POSSIBLE BUYER(DICK): Very interested in this home could you send us all the info you have pics and that. We are in the process of selling our home up here in Pa. and plan on moving to Florida this year. We have a buyer and getting a contract together so we are looking to find something and get something started soon.

ME: Hi Dick, Here are the details for 330 Chiquita

This property is getting quite a bit of activity and will probably not be available for long. It is a short sale and any agreed price requires approval from the seller’s lender. Are you familair with Poinciana?

DICK: This is not the one i asked about 

ME: Hi Dick, Oops!! I sent the wrong details. 330 Chiquita

BIG DICK: Are you on drugs this is not the home we are asking about send me the right shit please

ME: You’re done

BIGGER DICK: Well if you don’t want to sell me this home give me someone who will 3 times you sent me the wrong info on a home i have no interest in i am sorry for being so rude how would you feel if you ask about something and got the wrong info not once but 3 times. The wife are very interested in the home i ask about as we are moving to Florida from Pa. this is one of the many homes we looked at on line that we are very interested in again sorry for being rude.

ME: You have requested info on 330 Chiquita. That is the info you have. Please contact another company to assist you.

BIGGEST DICK; Well when I opened it it was another house is there another company with this house listing as this is what we are interested in sorry buddy if you want to sell this house talk to me if not give it to someone else and let them sell it to me

SHRIVELIN DICK: And yes i do have it now thank you and the wife really likes this one so please over come your feeling take it in stride and sell a house. I did say i was sorry after looking at all the homes we have in the last few weeks is gets to you and finding one you like is harder then we thought. Again sorry about that I sometimes say things I should keep to myself. Have a good day anyway.

ME: This house will be sold this week. I do not have to work with you nor do I have to sell you this house. I’m not your buddy, I don’t do drugs and I don’t sell shit. I do however own this real estate company and we will not be doing business with you. Your email addy will now be blocked.

LIMP DICK: sorry you don’t have to be an ass about it

What do Buyers think of a Buyer’s Broker Agreement.

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

407-873-2747I wrote a post on Buyer Broker’s Agreements a while back and lo and behold, the consumer showed up. Here are the comments that a Buyer left on my post. So this is just a reminder to be careful what you say and write. Unless it is a “Members Only” post the consumer can and will find it and read it. So don’t get caught with your pants down. Also, I thought his comments from a consumer’s perspective were excellent and sad. So read away. His comments are not edited in any way.


I read your post concerning BBA’s and I am in total agreement; and I’m a BUYER, not an agent. However, allow me to share why I find myself forced to consider carefully the terms and length of the agreement. I am a buyer who recently sold his house and am looking for a house to enjoy my retirement and will pay cash. You’d think agents would recognize the opportunity, but that’s not been my experience on multiple occasions. I had all the conversations, submitted my financials as a show of good faith that I do, in fact, have the cash, and thought I found an agent who would actually get up off his butt and work. Nothing was further from the truth……search was limited to emailing MLS listings……no response to an questions and requests for add’l information…..nadda….zilch. After a while I “fired” him and moved on. I contacted another agent and went through the same scenerio……only this one did less. You guessed it; “fired” her as well.

I thought I’d change my approach and contacted an exclusive buyer’s agent. His services include driving around and use of the MLS. Oh, he would consider knocking on the door of a FSBO if I insisted and, get this, would *possibly* help me sell my house if I chose to do so down the road…..*IF* I turned out to be a quality person of considerable character; otherwise, I, as he put it “Wouldn’t get his help at all”! I sent him a polite email declining his services but he keeps emailing me saying he, as he put it in the last one, “Can do everything but walk on water”. Now, before anyone asked what rock I found these people under, let me assure you each one has the “alphabet letters” after their name because I thought that would indicate professional service……wrong.

If it were not for the fact these experiences are in more than one state and more than one city, I’d say I just had a run of bad luck or I’m a poor judge of competency.

So, buyer’s agreements are great, IF you, as the agent, actually fulfill your end of the deal. Please make sure you do and don’t waste a qualified buyer’s time and money.

From this point forward, any buyer’s agent has to prove themselves FIRST before whipping out an agreement. In the meantime I’m going to milk as much information as possible from all the agents who “talk the talk” and then see what I come up with and who will represent me. You, as agents, have to watch out for your best interests; please allow me the same courtesy. Appreciate the opportunity to share my experience


What say you?

How to respond to Email enquiries.

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Call me 407-873-2747My goal with Tutas Towne Realty, Inc is to make everything as automated as possible. We are a virtual real estate compnay. The days of driving around showing properties for days on end are over. Now don’t get me wrong, you may have to show some, but my goal is to limit your time doing so. Wouldn’t you rather work in your jammies?  

Foreign Investors will buy sight unseen. I know because these are the only buyers I ever work with. I don’t have time to spend looking at homes.  

Our job is to find buyers and sellers and help them to buy and/or sell real estate. The best thing is that we already have buyers. In fact we have 100s of them just waiting to be contacted and sold. Starting next week we should be getting 10-20 buyer leads a day. I am working on a system to help us handle these. Not all will buy but I bet we can find one a day. If you can do 5-6 a month that’s $60,000 to $80,000 a year.    

The key of course is to work hard and most importantly to work smart. Don’t spend too much time on things that won’t generate a paycheck. Previewing properties is a good thing but only after you have sat down and contacted buyers and sellers for a couple of hours. Personally I would spend the first 2-3 hours of everyday contacting these buyer leads that we are getting. Start by answering their question via email. My job is to make sure you have the info you need to be able to respond to these people.

We have a site set up for International Investors at  Please take some time to get familiar with the information that is on it as it will answer a lot of the questions people may ask you. Get in the habit of linking to my articles to answer questions. That way it takes the burden of being right or wrong off of you. Also, a 3rd party (me) response adds credibility. That’s why I’m such a huge fan of Google searches. If someone ask me something I don’t know I will research it on Google and then simply link them to the information.  Make sense? 

EXAMPLE: What rate of return can I expect if I purchase a long term rental home in Poinciana? 

Hi Enquiring Mind,

Thank you for your email and interest in purchasing a property in Poinciana.  Here is a link to an article that will help to answer your question.  Also, while on our site you can search for properties by going back to the main page. You’ll see the property searches on the left hand side of the site. Let me know if you see a property you want to buy and I’ll send an offer over to you. Don’t forget you’ll need to be able to provide  “proof of funds” . Please don’t hesitate to contact me with any other questions.

See how easy that is? Not only did I answer his question but I also sent him back to our website 4 times!!!! 

HELPFUL HINT: Save your emails in a folder/label or template so you will eventually have a library of responses. Then you just have to copy/paste/send.

I’m here to help. If you want to copy all of your customer emails to me for a while I will tweak them for you. OK?

That’s enough for today. Now go help a lot of people and get paid for doing so!!!

Are you a Florida REALTOR(R) looking for a change? Check it out.



Copyright © 2009 | All Rights Reserved  

Florida Short Sale Broker 407-873-2747Broker Bryant,

We’d like to list our property with you but just don’t feel comfortable paying $xxx up front to list the property. We can list the property now and as soon as you get a contract we will be more than happy to pay.

Thanks, A. Little Hesitant

Dear Mrs Hesitant, 

I do understand your concerns. There are plenty of REALTORS(R) that will list your property and not charge an upfront fee. They may even be experienced in Short Sales. However, I don’t handle my business that way.

Short Sales are complicated and time consuming. There is also no guarantee that your lender will accept one. We may very work for months, to try and get one accepted, only to have your lender foreclose on the property. Or your situation could change and you decide to go another way after I have put in a lot of hard work.

Due to these intangibles, that I cannot control, I choose to handle Short Sales by offsetting some of my costs (both, time and real)  by charging a small fee up front.

I also want to make sure that you are motivated to go through the process. I do this by collecting the needed information (short sale package) up front and asking you to place some “skin” in the game (my fee).

My market is saturated with folks that need help. Unfortunately I’m not able to help them all so I have these practices in place to help me to sort through and focus on the folks that I feel I have the best opportunity with helping them complete a successful Short Sale.

Short Sales are serious business and require you and I to be on the same page so we can achieve a positive end result.

I fully understand that my services are not for everybody. Give it some thought and let me know if you decide to move forward. Make the decision that works best for you and your situation.

I hope this helps.


FAQ  #1 What is a Short Sale?
FAQ #2 What is a Hardship and why do I need one? 
FAQ #3 What goes in the Hardship Letter?

DISCLAIMER: I am a Florida Licensed Real Estate Broker. This article is my opinion based on years of experience and the laws of my State. All Sellers are urged to seek competent legal and tax advice. I am NOT qualified to give advice in those areas.  


Don’t Sell Yourself Short. An E-Book by Broker Bryant. Coming soon!!!





 Bryant,  I want to thank you for all the help you provided in a professional manner. The short sell went well considering all the negotiations you had to do with First Horizon and Etrade. The end result saved us money and I hope some of our credit rating. I would not hesitate to recommend you to anyone interested in purchasing a home or doing a short sell.

Best Regards to you in the future,
David Fisk  Successful Short Sale closing Feb ’09


Copyright © 2009 | All Rights Reserved   


Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

AR NAR Gathering Orlando November 2008

Hi folks, OK so instead of going around to the almost FIFTY posts that have been written to/for/about TLW and leaving an update I thought it best to just do it here. Here goes:

3-18-09 @ 6:50 AM

Good morning every one. First thank you so much for this out pouring of support, prayers and love.

I’m typing this from the surgical waiting room. They took TLW in at 7am. This morning’s surgery is exploratory according to the surgeon. We are expecting a more major surgery to be later this week…..maybe even tomorrow.

Unfortunately TLW has a lot of issues going on with her vascular system and this surgeon wants to repair as much as he can.

She has an awesome team of five surgeons right now so we are very confident in their abilities. The biggest immediate issue is getting the femoral graph replaced and covered with some new skin. As it stands now it is exposed. That is very very dangerous.

I’m at the HoJo’s in Tampa and will be until this is all over and I can bring TLW home. It could be a week or it could be a month. We’ll certainly know much more as soon as I speak to her surgeon this morning.

As always we both prefer donations to in lieu of flowers.

Cards can be sent to:

PO BOX 969
Dundee, FL 33838

3-18-09 @ 8:10 AM

TLW just got out for surgery.

They are scheduling her for more surgery sometime between now and Monday.

They are going in to harvest a vein in her leg to replace the graph that was put in. Looks like about 2-3 more weeks in the hospital but her prognosis is very good.

OK that’s it for now. THANK YOU!!!!! 

Copyright © 2009 | All Rights Reserved  

Make Your Listing Presentation a Listening Presentation.

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Broker Bryant 407-873-2747What makes for a strong listing presentation? Well, what I have learned over the years, is that the best listing presentation is when the Sellers are doing all the talking. Ask the right questions, sit back and listen.

Sellers don’t care about Power Point Presentations, 25 Marketing Strategies for a Successful Sale, Broker Opens, how many designations you have, how large your company is or a myriad of other things we say to potential Sellers to show how good we are.

Remember……it’s all about them not about us.

The Sellers I meet with want to talk. They want to show you their house and tell you their reasons for selling. They want to blow off steam from the bad experiences they have had with past Realtors. They want someone that will listen to them and respond accordingly. No scripts, no ABC sales techniques and no print out of all your awards.

Sellers want an honest and forthright opinion of what their house is worth and what it will take to get it sold. Most importantly they must know that you genuinely care about them and their needs. And believe me this can not be faked. It must be a sincere caring. Bottom line…. people want to work with people they like and trust. So next time make your listing presentation a listening presentation.  



Copyright © 2009 | All Rights Reserved  

Florida Short Sales For Sale

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Folks look at what $90,000 will buy you in Kissimmee/Poinciana Florida. These were placed on the market this week and will not be around for long. Check ’em out.

Beautiful home in excellent condition. Formal living room and formal dining room. Eat in kitchen opens to the family room. Inside utilities. Over 2000 sq ft living area with 4 bedrooms and 2.5 baths. Did I mention it was built in 2005? Great price!! Please only qualified buyers need apply.


3 bedrooms and 2 bath and……..a POOL!! That’s right folks an in ground swimming pool. Almost 1/2 acre lot. With a little TLC this would make an awesome property. Great Poinciana location within walking distance of the towne center.


***Listing price may not be sufficient to cover all encumbrances, closing costs, or other seller charges and sale of Property at full listing price may be conditioned upon approval of third parties





Copyright © 2009 | All Rights Reserved  

How do you make a website in less than 1 hour?

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Use Check it out. I made this in about an hour. We are getting so many buyer leads asking the same questions that we decided to try and make a site where they can get their answers and view propeties at the same time.  


By the way, I’m not to concerned about SEO and Google juice on this one as this is a “push” website.

What do you think? Any suggestions?



Copyright © 2009 | All Rights Reserved  

Oops!! I a have new listing too.

About us

I am a licensed real estate Broker in the state of Florida. My opinions on real estate have been formed from my experiences and 15 years of working in the business. My opinions are in line with Florida Real Estate laws and the REALTOR(R) Code of Ethics. Your State’s laws may differ. So do your own homework before implementing any of my business practices into your business.