I’m  not surprised but I will admit that things went better than I had expected!

Because one of the deals involved flipping it became very obvious that wholesaling was the most
challengeing of all because it involved getting the end buyer’s approval.

The Great Investor Equalizer

Fortuantly, our end buyer was local and a very experienced investor. This helped but
most investors simply don’t have a high level of financing sophication so there’s always
the teaching and training to give them the confort they need.

Remember, investors are basically GREEDY by nature and will try all sort of things to get your price down.
However, when you tie the financing into the deal, the game changes.
We were able to get  the FULL appraised price for all our properties because
we had the financing that most investors can’t get .  And we know it!

Having the financing in place has proven to be the great equalizer.
“Pay my price or get your own financing” is the phase that pays.

We were able to get all the deals placed to a tune of $600K .
In my opinion, the program is best used for purchasing for your own portfolios.
My first contact with the Bank was on May 7, 2010. 

In less the 20 Days we were able to get both offers approved and to get the financing in place for
both Deals. Again, the flip adds an additional level of complexity to the deal dynamics.

Follow my deals and the videos at:!
www.commercialfinancingacademy.com

If you haven’t watched the videos yet, I encourage you to
do so now before they are removed, here’s the link again.
Commercial Financing Academy

The Commercial Short Sale Videos were released as part of
a marketing promotion for our New Commercial Financing Academy.

We felt that one of the best ways to describe the training is to share
with you some of the content from the actual training agenda.

An we wanted this to be Free content that had real value. As you can see from the
Commercial Short Sale Videos, the content is extremely valuable provided you
implement what is shared.

What is the Commercial Financing Academy ?
The Academy training is a comprehensive training platform for
mastering the “Inside Secrets To Commercial Financing And Investing.

At the advance membership level, each member will be assigned a
personal coach and mentor for the purpose of assisting and guiding
the member through the process of generating at least $200k
Tax Free from their first deal.

The Goal of the Academy is for assist all of it’s members in the process of earning at least
$1,000,000.00 from no more than 2 transactions.

Upon completion of these objectives, each member will be certified by the Academy as
Certified Commercial Financier. This certification will afford the members numerous
Joint Venture opportunities and access to private financing and other opportunities.

The Members are encouraged to follow the direction and advice of their coaches and not
to lose focus of the Academy’s agenda. “To Create 20 Cash Millionaires over a 12 Month” period.

There are 3 membership levels:

1. Remote Video Training Level
2. Live Personal Group Coaching And Mentoring Level – Limited to 50
3. Joint Venture Partner Level. – Limited to 10 Members

There will be no monthly payment options.

We’ll reveal more about these options in the videos to come
so be sure to watch all the videos.

Lastly, this is an elite training program and will only be opened to
50 Enrollees.

Because we will be working very closely with inside sources and resources, all
members will be required to execute the following documents:

1. Confidentiality Agreement-Strictly Enforced

2. No-Disclosure Agreement -Strictly Enforced

3. Non- Compete Agreement-Strictly Enforced

4. Personal Interview- Mandatory

This program isn’t something you can just pay and get access to.
You must qualify and meet our Guidelines.

This means that when our shopping cart is open,
we reserve the right to refund anyone for any reason.

Be on the watch for our next email.

And be sure to post your comments about each video for a chance to receive a
full scholarship into this Academy.

Sign up now and get something that can make a real difference in your life before
I restore the price to $149.00 per month. Sign up now !.
http://www.financingdvds.com

Durante’ Parks
“Commercial Short Sale Wizard”

I’m really amazed at the response I’ve received  to the Commercial Short Sale Videos.
Actually, these are hard core “Commercial Paper Capers” on steroids….

This is the only system you need to master to get very wealthy FAST.
It contains all the key pieces…..

1. Solves a BIG problem that most investors have.
2. Doesn’t require much cash.
3. Can be done with 1 % down or even less.
4. Require no credit.
5. Big profits FAST!!!

If  you’ve watched any those video, do me a favor and tell me what you got out of the videos.

I’m having second thoughts about launching a new site.
I’m considering  scrapping the Academy and taking a year or 2 off.
What do you recommend I do?

Here’s what I need to know.

1. If you watched the Commercial Short Sale Videos, how did you like them?

2. What did you like about them?

3. How has the information effected you?

4. What other videos would you like to see or what other “problem solving products would you like”?

Be as detailed as possible….. I’m up to something….. BIG again…..

Talk back t me , I’m listening!

The Million Dollar March Was More Like A Walk!

Now For The Million Dollar Dash!

I’ve really enjoyed sharing the Commercial Short Sale System with you over the pass few weeks.
This training was a major departure for the scheduled training but I was really compelled to share with the Top Gun Members.
This program illustrates the importance of mastering the core training program in the Top Gun Workshop.

When all the pieces are in place, you now see the power of what you can achieve.
Each of you can build your own “Commercial Short Sale Machine” by simply putting the core systems in place.

It isn’t difficult to do but is does require some effort and time to set up.

The Challenges We Faced

The challenges were numerous. But there were a few principles that consistently worked. They were:

1. The “Counter Intuitive Thinking Concept” .

2. The importance of “building Solid And Strong Relationships” fast.

Although we were able to get the entire system up and running in 4 weeks, there were some challenges and hurdles that we had to overcome. These were:

A. Getting pass the gate keepers

B. Finding the right person

C. One Realtor refused to submit our property offers because it didn’t contain his 3% commission.

D. Bankers that denied they even had properties.

E. Realtor claiming to have REO properties when they didn’t have any at all.

Was It Worth It?

Let’s add it all up !

1.We have a new banking relationship with a new bank.

2. We have access to over 300 properties access to $20Million dollars in commercial properties.
 
3.We will flip 3 to our pre-qualified buyers and keep 1.

4. Total net profits will be in excess of $3.5 Million Dollars

All in all I would have say it was well worth it!

Here’s 1 of 4 deals I found at the Bank!

Property A:
176 units, 58% Occupies, Appraised Value : $5.5M  Mortgage Balance $8.5M
I desire to purchase the mortgage rather than the property.

Mortgage purchase price: $2.5M

I elected to contact the owners and to offer them new financing at 70% of the appraised value:$5.9M
The balance due me is  $8.5M Loan Balance
New First Mortgage:     $3.8M  70% Of
Pay Off My Loan :       -$1.3M
Net Profits :               $2.5M

Balance Due On My Note $8.5M – $3.8M =  $ 4.4M
I could forgive the balance but I elected to take the balance on a second mortgage at 8% on 30/60 term plus a 20% equity position plus a board seat….

I will discount the note buy 50% once the property is stabilized.

I took the equity so I can have some influence over getting the property stabilized
and to have access to see how the proceeds are being used.
Stock holders have access to the books.

I had no desire to foreclose on this property. It was easier to cut a deal with the current owner
and trigger a payoff of my note….

My last option would be to flip the property…

I have 3 such transactions from 1 bank visit.
No Big Deal to do, just good numbers!

Now I have to Train more Top gunners so I can do more JV’S

The Next Phase!

Although many of you have said that getting pass the noise in the market has been your biggest challenge…
You know, getting pass the gate keepers.

I must confess that this is where I began in this business over 20 years ago.
I was terrified of approaching any banker unless I was applying for a loan.
I understand the mental challenges you may face.
Remember, it took me 8 Months to get up the courage to go into the bank.
I simply wasn’t prepared for this task even though it was a basically a research visit.
Yes, this truly is a process…

Since this is a process, I’ve decided to use this as the foundation for build my Financing Academy.
For 9 years I’ve thought about developing a real Academy with a extensive training, testing, rating and certification.
I would like to eventually get my Academy fully accredited.

The founding members will have lifetime memberships and will be the core of the academy.
I’ve elected to have between 50 -100 founding members and to clone myself through this core group.

These members will be required to get 2 simple transaction completed with my assistance in order to get full certification.
1. Broker 1 deal of any size within 3 Months of Membership.
2. To Purchase 1 commercial property with my assistance within 6 months of joining the academy.

Once these task are completed, these Founding members will be qualified to do numerous joint venture projects with my companies.
Some will head up regional and local Financing Charters in their cities and states… etc.

The opportunities are awesome.

Since this will require a personal commitment from me, I’ve elected to open the doors of this opportunity first to our
current members before the public release.

The training Will Be Very Personal And Extensive !This will be my final contribution to the Self Development Phase of my Life.
This will be my legacy……

These members will be equipped to make major changes in their lives and the lives of other for many generations.

We will require interviews of all applicants, confidentially agreements will be required, non-compete agreements will be required.
The members will take test and be thoroughly equipped to get results like a Top Gun!
This won’t be something you can just buy into. The members will have to apply for admission .
All applicants must be “mentally fit” for the training and must be “committed to getting their certification”.

The certification will consist of passing a series of written and oral exams, oral presentations, lender interviews,
preparation of LOI and contracts, negotiating with Buyers, Sellers and Bankers.
Joint ventures will be available for qualified members.

I am no longer accepting any projects outside of my current core group. I have deals to give to away.
I am in a prime JV position. I have the properties and the financing. I don’t need any deals now!

I Had Some Help .. Some Very Good Help

I don’t want to give you the impression that I did all of this on my own because I didn’t
I had a lot of help and assistance in getting this done. So let me acknowledge the individuals that
were working behind the scenes all alone.

Doston Stanley… Malcolm Turner … Reabon Walker … Shavawn Walker …. Quentella Barton
Steve Battle

These were the people behind the scenes that made it all happen.
They all have their stories have demonstrated  their commitments to our task.
I will call them “True Top Gunners”. They built and provided the bridges I crossed.

I commend you you all for your contributions and support.

Let’s automate and duplicate the process a few more times….

Why The Academy Needed ?

We have over 400 members and have trained a few thousand people over the past 5 Years.
Many have started their own successful business and many are super successful investors and developers.
Now is the time to take my businesses and training to another level and this Academy will be my training
simulator.

I haven’t set a price on the tuition yet but that decision will be made in the next few days.

I will be inviting 8 Top Gun Members to join me in this new venture.

Now I get to move to the next Phase of commercial financing.

By the way, I am totally amazed what I achieve when I work my program rather than teach the program.
It works better every time I do it….

Is it getting easier, or am I getting better…?

Watch for my prelaunch email in the next few days.

Durante

It begin with an investor desiring to purchase a REO hotel property with no money.
The problem was this.

I had a 99% financing program but the borrower couldn’t put the 1% down. On the surface I thought is was just another undoable deal.

After revisiting the situation and considering my financing sources, I saw an opportunity to combine my financing program with the disdressed REO’s and created a new niche financing system for REO .

With this program, I’ve been able to develope a 100% financing system for REO properties with casn back at each closing.

Now I’ve created a new jount venture program and will work this system with a small group of investors. The only requirement for this training is that all the members must be investors. This program is not open to Brokers.

We will require a 20% equity position in all of the deals. I’ve elected to take equity in each deal in order to make this training available to more people.

Tell me if you would be interested in participating in this program?

http://slatev.com/video/how-i-ran-ad-fox-news/

After watching this, all I could manage was a sinister laughing for about an hour straight.

Tell me what you think.

I call the lender and started digging in. Here what I found!
The property was not in foreclosure yet. The loan was in default and the Lender was working as a broker to sell the property to avoid the foreclosure.

Property Data
Property age: 9 Months old.
Property Class: A
Occupancy: 85%
Original Loan Amonut: $11 Million
Recent appraisal: $7Million
Asking Price: $5 Million
My Offer: 46% of the appraised value: $3.2M
The offer was received with great interest. I was told I must close in 30 days, and I insisted on 45 Days.

Here is where it gets really  interesting.
I went back to the original borrower and asked if he would like to get his property back. He responded with a fast yes.
When asked what was he willing to pay for it he said “$5.2Million…. That’s 72% LTV.
I told him he would need 2% down. He responded that he was willing to put 5% down if I could make this work.

We settled on a $5.0 M price.
Watch these numbers carefully.
****************************************
Appraised Value: $7 M
Max. LTV=70% = $4.9 M
My Purchase Price =  $3.2 M
Selling Price =  $5.2M
Down payment = $300K
Net Profits At Closing= $2Million Net
****************************************
This one Lender has 3 similiar properties . All are class A up and running.
Can you see why you only need 1 Deal, 1 Lender and 1 closing  per year.

Where I thought I had fail, is where I found success.

How many times have you heard these excuses:

• “He just got lucky”
• “She just happened to be at the right place at the right time”
• “It’s easy when you have their talent”
• ” They have all the resources”

Success without repeated and continuing failure is simply a myth. If you want to succeed, start by failing faster. And keep doing it. Just so long as you don’t fail the same way twice, you can’t help but learn something in the process. In time, you won’t be able to avoid success. Sooner or later you’ll learn so much that you start failing to fail. Get bad enough at failing and folks will start calling you lucky.

We should all be so “lucky”. http://www.youtube.com/watch?v=45mMioJ5szc&feature=youtu.be

On Monday, I will begin marketing on local radio to fill up the remaining seats at my B.O.S.S. Workshop and I wanted to give you a special  kick butt value pack final offer.

This is really big and very valuable. Check it out and let me know what you think of this offer.  72 Hour Blow Out Special

Durante

This is the question I am asked more than any other by investors.
So I’ll begin this post with my position on 100% financing.

First of all, 100% plus financing is still available in the post credit crunch era.
100% plus financing can be achieved with the right property and under the right conditions.

Let’s me give you the inside scoop first and we’ll build from there.

There a 2 games that are played in the financing markets and these games are in operation at almost every financial institution. There’s a “Inside Game” And A “Out Side Game“. You success in achieving high leverage financing depends on which game you are playing and how well you understand the game.

The OutSide Game
This is where you will find the standard loan programs posted. Here is where 99% of the loan applicants apply for loans. You’ll receive the basic terms and the standard loan processing. There usually isn’t any creative financing options beyond negotiating rates. This is you standard boiler plat financing that is offered to the general public.

The Inside Game
There is another game that is played by insiders. This is where very creative and exceptions to the general rules are made. It is here where you will be able to achieve terms and exception that the general public does not have access to. As one of my associates put it.” It pretty hard to play a game that you don’t know exist”.

There are no invitation issued but there certainly is a process to getting in the game room.

Step1

Submit your project to your funder and get some type of approval. If your funder will approve your project at 70% LTV, you can begin the process. Never attempt or ask for 100% financing initially. That’s a novice move and your funders will tell you. “Sorry, we don’t have any 100% financing programs”. So the first thing to alway remember is to get your project accepted FIRST and then negotiate Secondly.

Step 2
Make sure your property will still be within the required DSC ratios.

DSCR

No lender will discuss financing beyond the standard requirements on a negative cash flow property.
So the numbers must work and the cash flow has to be there.

The easiest way to meet the DSCR is to make sure that property has a high enough Capitalization Rate.
Divide the net operating income by the sale price to get cap rate.

Let take a close look at this “Cap Rate Calculation”!

Net Rental Income
—————
Divided By The Purchase Price =  Cap Rate

Step 3: Appeal To The Lenders Greed
We appeal to the lenders greed by offering front and back end equity in the property beyond the the mortgage. If we were offered 80% financing, we would offer the lender 25% equity every month and 25% equity in 5 years via a refinance or a sale of the property.

Step 4 Remove All The Lenders Risk Exposure

You must address the lenders concerns and remove 100% of his risk exposure in the financing.
What are the Lender’s Risk?

1. The Risk Of Foreclosure:
   We eliminate this risk by Offer the Lender a Quit Claim Deed At Closing
   
2. The Risk Of You Collecting The Rents And Not Making The Payments
   We eliminate this risk by using a 3 rd Party Escrow service combined with an
   Estoppel letter.

What is an estoppel letter?
An estoppel letter is typically used in a transfer or conveyance of real property before the Closing transaction.

If we are more than 45 Days late with our payments, our lender simply records the Quit Claim Deed and avoids any foreclosure proceeding and side steps any Bankruptcy filings. The property can go to the lender with a simple recording of the quit claim deed in lieu of the foreclosure procedures.

Pay your monthly mortgage by using a  “lock box” service to give the lender more comfort and to eliminate the lender’s risk completely. (Solver The Trust Issue) You are paid last. The rents never come to you. The management company makes deposit into the Lock Box account. The 3rd part service pays the mortgage from the same account.

By using a “Lock Box”, we never receive the rents. The rents go to the “lock box” and the ” lock box” trustee pays the mortgage and forwards the balance of the rents to us minus the monthly lock box fee.

What Is A Lock Box?
It is a service provided by banks and title companies to receive payments. By using a “lock box” service, the management company send the payments to the lock box instead of sending them directly to me. Our Book keeper received the payments from the lock box, makes the mortgage payment, collects his fees and send the balance to where I instruct him. This remove the lender concern about me receiving the payments and not paying the mortgage. By using the lock box, the lender is assured of being paid first.

For the Lender, we have reduced all of his exposure 100%.

We’ve reduced the foreclosure risk and the non- payment risk. Additionally,
we’ve increased his return on on his investment .

For us, we achieved 103% financing and a tax free rebate at closing.
To view this actual case study with all the numbers and more details,
click here to get the full report.

Durante