St. Louis Real Estate Rants

Would you seek a Chupacabra? Grand Victorian Estate in Maplewood, UP FOR SALE.

2013-07-24T17:01:00.001-05:00

World, meet 2637 Roseland Terr. Maplewood, MO 63143. My Chupacabra (more on that in a bit), one of favorite house of all time and my personal adversary for the last 90 days. Marketing this home to the masses has proven to be a bit of a challenge. No, it isn't the paint. The owner hasn't deferred maintenance, there ARE updates galore, there IS plenty of parking, the systems are all updated & the grounds are beautifully landscaped. The challenge has come as a result of potential purchasers' and their real estate agents' perceptions about the available housing stock in Maplewood.

Maplewood is quickly becoming one of the most sought after inner-ring(inside the 170 Loop) suburbs in St. Louis' Central Corridor. Its charming main street, superior walk-ability, award winning restaurants, historic architecture, central location and competitive pricing (think Clayton, Richmond Heights and Webster)is all extremely attractive to today's buyer. Not to mention, the City of Maplewood is extremely active in promoting and strengthening the community. Yay, Maplewood!

The housing stock is beautiful, and highly irregular. The variations in style and size encourage the inclusion of all types of people, from different economic backgrounds, with various tastes AND add to the overall visual interest of the neighborhood. There are small bungalows, 2 story traditional houses, Victorian houses, frame houses, brick houses, yellow brick houses, historic homes, newer infill and more housing styles I forgot to mention here. Literally, something and somewhere for everyone. However, a lot of the houses being historic do have a slightly antiquated floor plan and can be limiting on square footage, and lot size. I would say that the majority of houses in Maplewood never exceed a square footage of 2,400.

Which, now brings us to the Roseland home. Why would anyone have a problem finding a buyer for a nearly perfect house,located in the heart of all the awesomeness? The answer is, I doubt many people (long time residents included) even know that a house this size, this awesome, this rich with history (it was originally owned by the founder of Maplewood), with ROCKSTAR Parking, and such an expansive yard exists in Maplewood. In other words, "Not everyone wants to hunt a Chupacabra". Meaning, not everyone is prepared to seek out something that they believe has only existed in their mind's eye. I call houses of exceptional character, Chupacabras (creatures of legend). Many people have heard about one, dreamed one could exist, know someone who has seen one, but very few have laid their eyes on one themselves. Get it? I mean most people say, "I saw a lot of houses like that in BLAH" and they head there. Very few say, "I want to love where I live, and I will seek out the perfect house". Very few people will actually hunt the Chupacabra for fear of disappointment.

Then I realized, maybe my marketing was the problem. I was marketing to the masses, to the largest possible audience (your agent should be doing this). When I should have been focusing on the individuals, the passionate, the history buffs, the seekers and the people who want to live what they love. So, if you know someone who may have been hunting, and they would LOVE a house like THIS. Could you please introduce them? You could be responsible for helping one person solve their own personal Chupacabra mystery.

For questions concerning 2637 Roseland, or Chupacabras please contact:

Leigh Maibes, RE/MAX Results
lmaibes@gmail.com
314-324-3322

FOR SALE! HUGE HISTORIC MAPLEWOOD ESTATE ONCE OWNED BY FOUNDER OF THE TOWNSHIP

2013-05-13T14:05:00.002-05:00

$499,999 , 5 bedrooms, 3 full baths, 1 half baths, 3,276 square feet

Leigh Maibes | RE/MAX Results, 4700 Hampton Ave., St. Louis, MO 63109 314-352-7770 | (314) 324-3322

2637 Roseland Ter, Saint Louis, MO

WELCOME TO ELLENWOOD HOME PLACE

5BR/3+1BA Single Family House

offered at $499,999

Year Built	1881
Sq Footage	3,276
Bedrooms	5
Bathrooms	3 full, 1 partial
Floors	3
Parking	2 Car garage
Lot Size	17,102 sqft
HOA/Maint	$0 per month

DESCRIPTION

Welcome to Ellendale Home Place, a true Victorian estate built in the 1870's. This home boasts 3 bedrooms & 2.5 bathrooms, and an additional guest suite located on the 3rd floor, complete with another full bathroom. Built in the 1870's it was owned by James Sutton, the founder of Maplewood and it was later passed to his daughter, Kay Sutton Thomas. It was Kay who later renamed the estate. This home is the second oldest house in Maplewood, and it has been lovingly restored by the current owner who expertly blended historic details with modern updates. Historic features include: Nearly 11 ft. ceilings, a grand staircase, historic wood-work, pocket doors, butler's pantry, formal living room & parlor. Updates include: Period style siding, newer roof, addition of a 2 CAR GARAGE, creation of a Master Suite, second floor laundry, updated kitchen, updated electrical and MUCH MORE! The grounds are not to be missed, enjoy landscaping with something of interest during all 4 seasons. Located just a block from all the wonderful specialty shops, fine dining & casual cafes that Manchester has to offer. Centrally located, making almost any commute a breeze!

Saint Louis

see additional photos below

PROPERTY FEATURES

- Basement	- Breakfast nook	- Dining room
- Family room	- Living room	- Master bath
- Mother-in-law unit	- Office/Den	- Storage space
- Sun room	- Walk-in closet	- Dishwasher
- Dryer	- Garbage disposal	- Microwave
- Refrigerator	- Stainless steel appliances	- Stove/Oven
- Washer	- Balcony, Deck, or Patio	- Garden
- Lawn	- Pond	- Yard
- Air conditioning	- Ceiling fans	- Central A/C
- Central heat	- Double pane windows	- Cable-ready
- High-speed internet	- Security system	- Garage - Detached
- Fireplace	- Granite countertop	- Hardwood floor
- High/Vaulted ceiling	- Jetted tub	- Tile floor

COMMUNITY FEATURES

- Vintage building

OTHER SPECIAL FEATURES

- Zoned Heating and Cooling

- 2-200 Amp Electrical Panels

- Updated Copper Water Lines

- 2 Newer Furnaces & 2 Newer Condensers

- Zoned for Commercial Use as Well

- Updated Waste Plumbing Stacks

- Smoke Detectors are Hardwired

- Newer Period Siding On Entire House

- New Roof Installed During Ownership

- 2 Car Garage Added

- 4 Seasons Landscaping

- Koi Pond

- Insulation was Blown-In for Better Energy Efficiency

- Some New Windows

- New Doors Installed on Property

- Sewer Lateral Line Was Replaced During Ownership

- 2 Gas Fireplaces

- Several Beautiful Decorative Mantels

- Master Suite Added

- Guest Suite on 3rd Floor

ADDITIONAL PHOTOS

Front View From Drive	Grand Staircase
Formal Parlor	Formal Parlor
Formal Parlor	Dining Room
Dining Room	Family Room
Half Bath on 1st Floor	Kitchen
Kitchen Leading to Den	Den
Guest Bed	Guest Bathroom
Master Bedroom	Master Bedroom
Master Bathroom	Master Bedroom
3rd Floor Guest Suite	3rd Floor Guest Suite
3rd Floor Guest Suite	Oversized 2 Car Garage
Back View of the House	Front View of House from
Another Beautiful View

Contact info:

Leigh Maibes

RE/MAX Results, 4700 Hampton Ave., St. Louis, MO 63109 314-352-7770

(314) 324-3322

For sale by agent/broker

Posted: May 13, 2013, 10:01am PDT

Home for Sale in The Shaw Neighborhood! Live the Ultimate Urban Lifestyle.

2013-01-08T14:35:00.002-06:00

Leigh Maibes | RE/MAX Results, 4700 Hampton Ave., St. Louis, MO 63109 314-352-7770 | (314) 324-3322

3859 Botanical Ave, Saint Louis, MO

Stately & Stunning Shaw Neighborhood Home

3BR/1+1BA Single Family House

offered at $234,900

Year Built	1897
Sq Footage	2,116
Bedrooms	3
Bathrooms	1 full, 1 partial
Floors	2
Parking	2 Car garage
Lot Size	3,226 sqft
HOA/Maint	$0 per month

DESCRIPTION

This Stately & spacious 2-story home in the Shaw Neighborhood, is ready for new owners. Boasting 3 beds/1.5 baths, 2 car garage-port & nearly 2,200 sq. ft in an open & versatile floor-plan. This comfortable home expertly blends historical charm with modern updates. Featuring hardwood floors throughout, tall ceilings, pocket doors, newer heat-reflective roof & more!The updated kitchen features 42 inch cabinets, distressed concrete counter-tops, full pantry & stainless appliances (to stay with home). The 2nd level offers 3 bedrooms, full bath, walk-in closet and decorative mantel. The partially finished basement, terraced front yard, lush landscaping and large back patio round out this unique property. Located just one block off of Tower Grove Park and easily walk-able to The Botanical Gardens, Sasha's on Shaw, Thurman Grill and international dining on S. Grand. Just minutes to get to highways 40 & 44, makes commuting a breeze. Offering home warranty & pre-inspected sewer. Hurry!

see additional photos below

PROPERTY FEATURES

- Basement	- Dining room	- Living room
- Pantry	- Storage space	- Walk-in closet
- Dishwasher	- Dryer	- Garbage disposal
- Microwave	- Refrigerator	- Stainless steel appliances
- Stove/Oven	- Washer	- Balcony, Deck, or Patio
- Fenced yard	- Air conditioning	- Ceiling fans
- Central A/C	- Central heat	- Cable-ready
- Security system	- Garage - Detached	- On-street parking
- Fireplace	- Hardwood floor	- High/Vaulted ceiling

OTHER SPECIAL FEATURES

- Distressed Concrete Counter-tops

- Washer/Dryer Included

- All Appliances to Stay With Home

- Newer Rubber Membrane Reflective Roof

- Seller is Offering Home Owner's Warranty

- Sewer Lateral Pre-Inspected for Piece of Mind

- Fully Landscaped Property

- Terraced Front Yard

- Newly Poured Concrete Sidewalks and Front Entrance

- Newer Gutters & Downspouts with Leafguards

- Partially Finished Basement with Stained Concrete Floors

- Custom Kitchen Cabinetry with Several Built-In Features

- Deck Located of the Master Bedroom

- Located Just One Block from Tower Grove Park

ADDITIONAL PHOTOS

Photo 22	Photo 1
Photo 24	Photo 23
Photo 2	Photo 4
Photo 5	Photo 6
Photo 7	Photo 10
Photo 11	Photo 12
Photo 13	Photo 14
Photo 15	Photo 16
Photo 14	Photo 15
Photo 16	Photo 17
Photo 18	Photo 19
Photo 20	Photo 21

Contact info:

Leigh Maibes

RE/MAX Results, 4700 Hampton Ave., St. Louis, MO 63109 314-352-7770

(314) 324-3322

For sale by agent/broker

Posted: Jan 8, 2013, 10:22am PST

Quick Hit- My Custom Stationary from Paperkeet is IN!

2012-12-21T13:17:00.001-06:00

Get It On, Or take It Off? That is the Question.

2012-12-19T11:37:00.001-06:00

I get asked the question of whether it is better to list in the Fall/Winter vs. Spring/Summer all the time. To be honest, if my clients started talking to one another about this issue they all might think that I lied to them! What I mean by that is, it depends on the person, the circumstances and the inventory available in the neighborhood and how quickly it has been selling. The answer for each client is going to be different. Makes sense right? I mean aren't we all individuals, with different goals and circumstances? If your agent has a standby-cookie cutter answer for this question, I would fire them. Just Sayin'.....

Here is my list of factors that may help you determine whether or not you should be listed, stay listed or consider listing in the Winter Holiday Season:

Do you have a true need/desire to sell by a certain date? To be honest, some people just are not that motivated to sell their house. I prefer to only work with clients who do have deadlines, and are realistic about their goals in order to focus my attention only on those clients. However, maybe your "need to sell by" date is the following August...In that case, I would just wait until after the first of the year. On the other hand, maybe your "need to sell by" date is in February In that case, listing in the late fall/early winter and remaining on the market may be a smart idea.
How quickly is inventory being absorbed into you local market? In my last blog, I talked about absorption rate and how it can help a seller determine when to to sell or hold. How many houses like yours are currently available in your neighborhood? How quickly are listings selling currently? Is there a lack of inventory? If there is a lack of inventory, and things are selling quickly, I would put the house on the market and stay that way through the holidays.
Can you realistically be out of your house on short notice during the Holidays? Are you baking loads of cookies? Does your family come in from out of town, and stay with you? Is your house decorated from top to bottom? Is the Holiday Season the only time during the year that you and your family get to spend peacefully together? This is a lifestyle factor, that has nothing to do with the market but it can affect your sanity. In all honesty if receiving showings is going to be a supreme hassle...I would just hold off until after the first of the year.
How much traffic is your real estate agent saying they are seeing right now? Personally, I have had 4 homes go under contract in the last week. People have to buy at all times of the year, and the inventory usually shrinks during the Holiday season. Most of my sellers who decided to stay on the market are seeing lots of showings right now.

If you decide to wait until the Holidays are over to put your house on the market, allow me to share a couple pieces of advice:

The Spring season hits its climax in April/May. In order to snag that perfect buyer, you should be on the market no later than Feb. 1. That is when people really start to get out and look.
A lot of people make New Year's resolutions to buy houses, so being on the market as soon as Jan. 1 is not too early. We all know that people stand firm with their resolutions in the beginning, but they passion almost always tapers off. Strike while they are HOT!
Love birds are out after Valentine's Day...Little Bungalows do really well between that time and April.
Beat the rush, most sellers will wait too late into the Spring season to list and will have a ton of competition.

What do you think is the "perfect time to sell"?

The Shaw Neighborhood is Truly a Seller's Market, RIGHT NOW!

2012-12-04T18:49:00.001-06:00

Recently, I went to a class that taught real estate agents how to price property based upon how many months worth of inventory was available in a particular market (neighborhood) using past sold data. Basically, you take how many houses have sold in a 6 month period, divide that number by the 6 (for 6 months) and then you come up with the average number of sales per month. Then you look at how many houses are currently on the market and divide that by 6 (number of months), this formula will give you an idea of how many months worth of inventory is currently on the market. I know that this seems like a mind boggling math brain murdering fest, but I assure you it is rather simple. We just want to know, how fast can the current inventory be absorbed into the market. Anything less than a six month supply, is considered a Seller's Market.

Here is Zan Monroe, the man I took the class from explaining it on YOUTUBE. I will be making my videos shortly, but I wanted to get this information out as quickly as I could.

As soon as I got home, I started running numbers for my favorite neighborhoods for the last 12, 6 and 3 months. This gave me an awesome idea of where the market was heading in a particular area, AKA The Market Trend. Local market trends are much more accurate than the national data that gets pumped to us by the media. What is happening in Arizona may not be happening in St. Louis. St. Louis is such a highly segmented market, and trends will vary neighborhood by neighborhood, and school district by school district. What is happening currently in Shaw, may not be occurring in Dutchtown. Knowing which markets were considered to be Seller's Markets, and which were Buyer's Markets help all of my clients tremendously. Being able to analyze the trends helps people for whom timelines are very important.

SO, WHY IS SHAW A SELLER'S MARKET?

Simply, because the numbers say so...

In the last 12 months there were 67 houses sold in Shaw
67/12 months=5.5 houses sold per month
Currently, there are 13 houses ACTIVE FOR SALE on the Market
13 available houses/5.5 houses per month = 2.36 months of inventory on the market currently A STRONG SELLER'S MARKET!

Now, of course there is much more that goes into it. Different price-points will have different rates of absorption. When pricing a house for sale factor like condition, past sales, features, number of houses that flowed through the market and competition all come into play. BUT, if you live in Shaw you may have a better chance than most to GET IT SOLD!

If you would like more information on buying or selling in Shaw, or any other St. Louis City Neighborhood feel free to drop me a line! Leigh Maibes 314-324-3322 or lmaibes@gmail.com

Local Business Spotlight- PAPERKEET!

2012-11-30T11:29:00.000-06:00

When in need of suggestions of all sorts, I go straight to The Source-FacebookI know, I bet you are rolling your eyes right now because I called Facebook "The Source", but it is true. I make a point of including~~nothing but~~ the most diverse, informed, local and sassy people that I can find in my social network. So, yesterday when I was in need of a LOCAL, INEXPENSIVE and AWESOME stationary supplier, I posted the "Want Ad" on my Facebook Page. Within seconds, my ultra hip friend Aly suggested Paperkeet.

Paperkeet, is located on Morganford in the the Morganford Business District of Tower Grove South (that was a mouthful). I called and discussed some prices (inexpensive for custom) for thank-you cards with the owner, Tori and decided to head on over. The store was nothing short of amazing! Call me silly, but I didn't think she would have so much stuff to look at...and it was all so colorful. There were samples for cocktail parties, weddings, birthdays, anniversaries lining the walls. The designs where whimsical, classic, edgy, pretty, masculine and anything else you never thought paper could convey. Not to mention, she had stuffed owls...I LOVE OWLS, they were a HOOT!

Tori was nothing short of amazing either, not to mention she is a stunning red head (did you hear that guys?). She understood that it was essential for whatever design I picked had to represent me as a person, because in real estate, YOU are your own brand. I can't tell you what a relief that is not to have to explain to someone. If you know me, you would understand that stationary with pretty flowers on it just wasn't going to cut it. She suggested and awesome envelope color too, makes sense because it is the first impression for the message. I can't wait to see my custom designs, and start sending out my wonderful cards! If you are in need of stationary, invites, gift-tags or announcements you should consider heading over there, and supporting local business!

Paperkeet is located at 3237 Morganford Rd. Phone number is 314.773.1117

Tower Grove South- Creating Neighborhood Longevity and Stabilty by Using Diverse Local Businesses as Anchors

2012-11-29T17:24:00.002-06:00

Hartford Coffee, where I hold all my business meetings

Tower Grove South has seen a huge renaissance in the past decade, let's explore part of the "why?".

Tower Grove South is bounded by Arsenal St. on the north, Chippewa St. on the south, Kingshighway Blvd. on the west, and Grand Blvd. on the east. Within these borders are several unique Mainstreet and Cornerstore destinations, holding the 'hood together like Superglue.

Historically, in this neighborhood you could command a higher price for your home the closer you were to Tower Grove Park & South Grand. Housing prices tended to severely decrease the closer you got to Morganford, due to lack of commercial development at the time. However, in about the last 2-3 years new businesses have arrived in the Morganford Business District, and housing prices in the blocks connected to it are starting to reflect that fact.

Arsenal faces into Tower Grove Park. Tower Grove Park offers its guest beautifully diverse vegetation, a 3.3 mile strolling path, historic buildings, pavilions, statues, several elaborate gated entrances, a playground, fountains, gazing pond and so much more. Not to mention it plays host to several cultural festivals a year, a seasonal farmer's market and adult team sports leagues.

S. Grand Business District is a destination for boutique shopping, international cuisine, electric nightlife and yummy treats!

Morganford, In my opinion is still struggling a bit to find its identity and fill its available spaces. However, it is doing much much better than a couple years ago. It now plays host to some boutique shopping, a local food market (yummy), several restaurants and some unique bars.

Within the neighborhood, you have several delightful destinations that are popular with the locals. Just to list a few...Hartford Coffee, A Walk in the Park, Gustine Market, Black Thorn Pub & Pizza, The Civil Life , Friendly's, Parkside Cakery and Oak Hill Hardware.

I think what is important to point out about the success of Tower Grove South, is that the neighborhood offers a little something for everyone. The types of businesses are diverse, and they include services that people residing within the neighborhood need. There is a local dog groomer, salon, barber, dry cleaners, grocery stores, gas stations (maybe too may of these), health food store, a spa offering massages, a stationary store, an optometrist...I could go on. The people of the neighborhood patronize these places, sometimes paying a bit more here and there, but the money gets pumped right back into the local economy.

Castle Ballroom is Back on the Market at $325,000!

2012-11-28T10:30:00.000-06:00

Built to Last in 1908: What a truly rare opportunity! Originally named Cave Hall, and now known as the Castle Ballroom this corner building was recently placed on the National Register for Historic Places. A stunning yellow brick Renaissance Revival building with many of it's original features, mainly the ballroom intact. The first story in comprised of commercial spaces and the upper 2 floors are what makes up the ballroom, stage and balconies. Once an elegant dance hall, this property can be used in many ways: event space, catering hall or an elegant office with a historical twist. The possibilities are only limited by your imagination. Property is eligible for historic tax credits that are transferable, restrictions do apply. Revive an important piece of Saint Louis' musical and cultural history. Priced to move, and it won't last long.Agent can provide a copy of the nomination to the National Register upon request. Serious buyers may even get a tour of the property by a local historian!

A Bit about the history of Castle Ballroom:

Nomiantion and Summary Below Provided by:

Lynn Josse
Public History Consultant
(314) 229-0793

Built in 1908 as Cave Hall, the venue was designed as a dance hall and
dancing academy. The owners, Cornelius Ahern and Herman Albers, built the hall
when their previous venue closed. Cave Hall became one of the major venues for social
dancing and dance instruction in St. Louis prior to the dawn of the Jazz Age. By the 1930s,
changing tastes in music and the nature of social dancing had transformed the city’s dancing scene into one that was driven by jazz bands rather than dance orchestras, and the renamed Castle Ballroom hosted many of the most famous acts of the 1930s and 1940s.

Located at the edge of St.Louis’ storied Mill Creek Valley neighborhood, the Castle became one of the only traditionally“white” halls to allow black customers. As the Castle transitioned into a black venue, it became one of only a few major halls that catered to an African American clientele. Since the Mill Creek Valley neighborhood was demolished almost in its entirety beginning in 1959, the Castle is one of the few extant buildings with significant associations to that community.

Here's the link to the Castle Ballroom nomination:
http://www.dnr.mo.gov/shpo/nps-nr/11000024.pdf

Accidental Gal for the Job!

2012-11-26T11:53:00.000-06:00

I am not sure how I became the Real Estate Agent who seems to get Saint Louis' "challenge" properties that just so happen to be on the National Register of Historic Places, it just seemed to fall in my lap. True, I have only really had 3 listings on the Register up until this point, and only successfully have sold one (so far). That is besides the point, kinda. My goal is to start moving more into the marketing, selling and preservation of these properties as a sub-niche is you will. After spending over a year on Sugar Loaf Mound, I think I can handle just about anything.

So here is the story:

One day, sitting at my old RE office I picked up the phone and it just so happened to be someone wanting to list their property. I was excited, I mean really excited. It is what every junior agent dreams of, getting the opportunity to list a property off of an office call. However, I don't think that I knew what I was getting myself into. The owner's daughter on the other end of the line, was wanting me to interview for selling Saint Louis' Last Remaining Prehistoric Native American Mound. How in the heck do you sell something like that? How do you come to a value? I mean, the house sitting atop the mound was probably worth $50,000. How much value did the mound itself hold? Does it's value increase because it was the last one? What made it valuable Who would buy it? What would they do with it?

Nervous and a bit scared I took my broker with me. Truth be told, I don't think he was much up for the challenge (at the time) and was a bit puzzled himself. Not liking to say, "NO" he agreed to let me take the listing because I was chomping at the bit to dig into the history.

I allowed the owner set the price, and I went to work on Google-ing, researching and making phone calls. I soaked up all I could from the owners, neighbors, websites, archaeologists, the people at Cahokia Mounds, Landmarks Saint Louis, the National Registry Nomination and the list goes on.

Armed with all my info I had to now discover how to market the property. I mean my previous broker was a marketing whiz, but all the knowledge he had previously shared with me was how to sell residential property, and do it well. However, who in the hell is looking to buy a MOUND on Zillow? Survey says, "They're NOT".

In cases like this one it is best to contact all the historical preservationists and press you can. People can't buy what they don't have an awareness of. The public will not help preserve what they are not aware of. Saint Louis' historical sites & properties are disappearing at an alarming rate. Luckily for me, there are TONS of people interested in a MOUND. I answered more phone calls, dealt with special interest groups, Native American Ceremony Groups, Politicians, Press, TV crews, Preservation Groups, Native American Tribes , Bloggers & New Age Groups than you could shake a stick at. The open house had close 150 people through it.

SIDE NOTE: did you know that once information about a mound goes public you have to watch the property for looters? Much like people in Egypt that dig around in tombs and steal treasures? Well, YOU DO. There are actually groups of people who do this.

So , there is how I stumbled into this whole scene. Google Sugar Loaf Mound St. Louis. I dare you. You will see what pops up.

Quick Tips for Sellers-How to Close on Time

2012-10-31T11:30:00.002-05:00

GET MOVED ON, AND DON'T FORGET TO CHANGE YOUR ADDRESS!

Be Flexible as to when the purchasers can access the home for inspections and walk-through.
Make sure that the house is picked up for inspections, make is easy for the inspector to gain access to all windows, doors, gates, garage, electrical panel, furnace, AC condenser and have the lawn freshly groomed.
Order the occupancy inspection no later than 4 days after the contract has been ratified.
Order Laclede Gas Inspection as soon as possible after buyers provide loan commitment.
Have all agreed upon repairs completed at least 1 week prior to closing date.
Have all personal belongings removed from property (if possible) 4 days prior to closing.
Make sure all repairs required by the contract have receipts, lien waivers and have been completed in a workman like manner. Provide these receipts to your agent as soon as possible.
Make sure you keep all utilities on until the day AFTER closing. Buyers will need to test certain things during their walk-through, and they need to be able to flush toilets, turn on lights, inspect the repairs that were supposed to be done and test the Furnace/AC.
Be communicative with your title company and assist them in ordering the payoff for your loan.
Be prepared to take off of work for the day of closing, and close as early as possible during the day!

MO' Magnesium, MO' Money- How a Top Real Estate Agent Copes With Stress

2012-10-30T10:00:00.000-05:00

I asked my friend Morley to write a guest blog for me about Magnesium, my favorite supplement. I know what you all are thinking, "What the FLIP does this have to do with real estate?". You would be right in thinking I have veered a little off track (or that my train has slid off my track), but from conception this blog was meant to be more about a lifestyle, not just pictures of houses. I felt that this blog was especially important since 90% of my clients are hard working, full throttle professionals whose schedules were just as crazy as mine. Magnesium is a HUGE part in how I cope with a crazy schedule and life. I want to share with all of you how I am reducing stress, reducing prescription meds and getting my life not only on track...but making it better.

“Mo’ Maggie, in 3…”

By Morley M. Robbins (aka “MgMan!”)

Leigh invited me recently to put some added spotlight on Magnesium (Mg) – I jumped for joy! Then she said: “Please limit your remarks to the just three things you like most about Mg!” “Three, I gasped!?! But…” She put her foot down, and said again, “Yes, only three!...”

Well for anyone’s who’s caught my Magnesium-oriented jabs, from time-to-time on FB, you know that I’m hardly brief. But I’m also compliant. So here goes… three things.

One of my all time heroes in the world of promoting Magnesium is the internationally known trainer, Charles Poliquin. He’s an absolute rock star when it comes to understanding and promoting the value of enhanced Magnesium stores in our body.

Now, his 1^st article of note on this topic is almost three years old (I know, it’s woefully out of date…), but it sets the stage beautifully for my charge – I would strongly recommend you read it as a Mg primer…

He does a masterful job of outlining many notable functions and dysfunctions that Mg corrects, among the following:

Constipation
Fatigue
Insulin Sensitivity
Hyperactivity
Inflammation
Metabolic Syndrome
Memory
Osteoporosis
Sleep (Leigh’s obsession…;-) )
Stress
Control Obesity

Sort of reads like a “Who’s Who” of modern chronic disease, right? All from just this one vitalizing mineral that’s AWOL. Given that, here’s what I admire most – in three leaps.

1. Mo’ Energy: It’s estimated that we have 100 Trillion cells in our body. And each one has a power plant called the Mitochondria where ATP is made and metabolized to create energy. What you may NOT know is that you can’t manufacture, position or properly metabolize ATP unless it is fused or activated with Mg.

In fact, whenever you see ATP on a biochemical flow chart, just know that Maggie is powerfully bound to this Adenosine Triphosphate (ATP) molecule. So if you have any “energy” issues, it’s likely that Mg deficiency is more likely the cause, rather than Iron deficiency. And why would I say that? Because Mg is easily lost due to *S*T*R*E*S*S* -- not so with Iron. (And the form of Iron that’s typically used to “correct” this alleged energy issue, causes further Mg loss – pretty clever, eh?) In any event, if it’s energy you be lacking, it’s Magnesium you be needing. And a cell without energy is a cell that’s inviting disorder, dysfunction, and ultimately disease – guaranteed.

2. Better Sleep: Sleep is a rapidly disappearing concept in society today. The rising dependence on coffee is a clear indication that we’re losing our natural ability to attain rest and relaxation, which are the very qualities that define the Parasympathetic Nervous System. And why are we stuck in Sympathetic mode (aka, fight or flight)? Because our Sympathetic Nervous System is ruled by Calcium, which is why folks in North America are locked in hyper-sympathetic mode, and thus having difficulty shutting it down.

But I need all that Calcium to avoid Osteoporosis… Right? And if you really believe that, I’ve got both a used BMW, and a bridge, that I’d like to sell you… Osteoporosis is purely a Mg deficiency issue. And what you may not know is that Mg regulates ALL three Hormones (Calcitonin, PTH and Hormone-D) that dictate the location and the level of Calcium throughout our bodies.

And the ultimate issue, the last step to forming Melatonin is Magnesium-dependent. And while I understand the temptation to use Melatonin is great, I’m far more in favor of giving my body the raw mineral materials and letting nature take its course. My $$$’s on my Hypothalamus, not somebody else’s synthetically-derived Hormones.

3. The Rosetta Stone of Chronic Disease: We live in challenging (think *S*T*R*E*S*S*F*U*L*) times. We’re constantly seeking ways to simplify our lives. And what I’ve noted on the web is a propensity of health practitioners to talk one day about this disease, and another day about that disease, and yet another day about a 3^rd disease as though they are completely unrelated metabolically. What they fail to do is inform their followers that each of these conditions, and many others, have a common origin – Mg deficiency. I know what you’re thinking: it’s got to be more complicated than that, right? I thought so, too. It’s not.

It’s widely recognized that ALL chronic diseases, including Cancer, have as their origin: Inflammation. The very 1^st step of the Inflammatory Cascade is brought to us by Substance P (which stands for “Production,” btw). Well the research team of Weglicki and Phillips from GWU rocked the medical and scientific worlds when they proved that the cellular trigger for Substance P is Mg deficiency.

Armed with that knowledge, I’ve now read over 450 scientific articles on Magnesium and Mg deficiency. I’ve also catalogued them along 18 different chronic diseases. In fact, I had one client (82 yrs young) who rang the bell on ALL 18, and when she realized that her entire lifelong litany of conditions related to a mineral imbalance, a giant weight lifted, and was replaced by a glimmer of hope.

It’s hard to fathom Mg’s reach within our bodies. 80% of our metabolism depends on Maggie for optimal performance. In my humble opinion, the big three for day-to-day survival are Air, Water, and Magnesium. Yup, it’s that important. And without it, as most of us are, our bodies create a laundry list of conditions that on the surface appear completely unrelated, were it not for this multifaceted mineral Rosetta Stone. And for those who doubt that, bring up your favorite Search Engine, put the condition you’re most worried about, followed by “Magnesium Deficiency,” and be prepared to be surprised.

OK, I’ve had my fling. One, two and three. (But please don’t tell Leigh that I snuck in a dozen others with my opening remarks.)

So, I’ll leave you with one last thought. Charles Poliquin won’t work with a client until their Mag RBC level is above 6.0mg/dL, because he knows that they can’t perform at their peak without optimal levels of Maggie. So what’s your level? When was the last time you had it tested? To know your blood lipid levels, your blood glucose levels, you’re Thyroid marker levels, and your 25-Hydroxyvitamin-D levels and not know your Mg levels is unfortunate, especially when you learn that all those classic blood markers are related to your Mg status… Maybe it really is the Rosetta Stone…

A votre santé!

* * * * * * * * * * *

Morley M. Robbins

Morley Robbins has been actively serving the healthcare field for the last 32+ years, as a hospital executive, healthcare consultant, and now Wellness Coach. Following a successful career managing and consulting to hospitals and health care systems, he realized that he could no longer stand the revolving door mentality of these “sick care” centers.

He is dedicating the balance of his career to “saving one starfish at a time” by coaching clients about how to eat “real food,” restore their mineral balance, especially their Magnesium status, and thereby, facilitate the process of natural healing. He has discovered the “fountain of youth” in his newfound persona of “Magnesium Man!” and is proud of his efforts to raise awareness about the importance of Magnesium via the efforts of his recently formed Magnesium Advocacy Group (www.magfor.org).

He is delighted to be preaching to others what he has practiced for the last 30 years. He can be viewed on Youtube, reached online at morley@MagnesiumMan.com or contacted by cellphone at 847.922.8061.

SHHHH, It's a SECRET. How to Snoop on Real Estate in the City of St. Louis

2012-10-29T09:30:00.000-05:00

WHO'S HOUSE IS THIS?

SHHH...I am going to tell you all a real estate secret, and quite possibly lose some of my Rock-star status with some of you. Quite often I get questions like, "How long has that been vacant?", "Do the neighbors always keep their grass like that?", "Who owns that property?", "How big is the lot, really?" "How much were the taxes on that property 3 years ago?". I will usually go home, and look up the answer and email it to my client. However, you can do it too! There is a little known website that is INVALUABLE to City of St. Louis residents, or wannabes called, GEO ST. LOUIS. On this site you can find information on virtually any property, as long as you know the address. It can tell you who has paid their property taxes, when the last time they did, how many Citizen Service Bureau Complaints it has had, when the complaints were made, what permits have been pulled on the property, what the lot looks like, the increase in taxes over a period of time and MUCH MUCH MORE!

Very often, I have clients wanting to do in depth research before purchasing a property, and this is the perfect way to do it! I suggest that everyone interested in buying or selling a property to go to this site, and become familiar with the FACTS!

4138 Haven, 63116- Holly Hills Home with 2 1/2 CAR GARAGE FOR SALE!

2012-10-25T13:00:00.000-05:00

Leigh Maibes | RE/MAX Results, 4700 Hampton Ave., St. Louis, MO 63109 314-352-7770 | (314) 324-3322

4138 Haven St, Saint Louis, MO

Oversized garage, Stained glass windows, Finished Basement,

2BR/2BA Single Family House

offered at $154,900

Year Built	1937
Sq Footage	1,056
Bedrooms	2
Bathrooms	2 full, 0 partial
Floors	Unspecified
Parking	2 Car garage
Lot Size	3,920 sqft
HOA/Maint	$0 per month

DESCRIPTION

Built to Last: 1937. This adorable 2 bed/2 bath brick bungalow is loaded with historic details and charm. The front has recently been professionally landscaped, and promises to grow into a lush low maintenance show piece. Do not be fooled by its cozy appearance, this place has space. In addition to the main floor, this house boasts a finished basement , partially finished attic with additional storage and a 2+ CAR GARAGE. The interior features gleaming hardwood floors on the main level, decorative mantel, tons of stain glass accents throughout, crown molding in the living room & dining room, newer windows, pottery barn paint palette, stunning original deco bathroom and so much more. The back yard has a deck that is perfect for entertaining and a rustic vine covered arbor that serves as a private oasis on sunny days. Did I forget to mention the HUGE GARAGE? Located in the popular Holly Hills Neighborhood. You are just a skip away from Carondelet Park, restaurants, shopping & HWY 55.

see additional photos below

PROPERTY FEATURES

- Attic	- Basement	- Bonus/Rec room
- Dining room	- Laundry room	- Living room
- Storage space	- Dishwasher	- Dryer
- Stove/Oven	- Washer	- Balcony, Deck, or Patio
- Fenced yard	- Lawn	- Yard
- Ceiling fans	- Central A/C	- Central heat
- Cable-ready	- Garage - Detached	- Off-street parking
- Fireplace	- Hardwood floor	- Wet bar

ADDITIONAL PHOTOS

Photo 1	Photo 2
Photo 3	Photo 4
Photo 5	Photo 6
Photo 7	Photo 8
Photo 9	Photo 10
Photo 11

Contact info:

Leigh Maibes

RE/MAX Results, 4700 Hampton Ave., St. Louis, MO 63109 314-352-7770

(314) 324-3322

For sale by agent/broker

Posted: Oct 22, 2012, 8:10am PDT

Mystical Monday- Odd Circumstances Bring Real Joy To My House

2012-10-22T11:12:00.001-05:00

Today is a rainy day, and I love the rain...but for whatever reason, it has been a bit dreary to me lately. When I got to my desk this morning and checked the mail from the weekend, I was happy to find that the Radio Flyer Postcards had returned. We bought our house out of foreclosure about this time last year, and ever since then we have been receiving strange postcards for the previous owner. Actually, I think that they are FROM him, and not FOR him because, they arrive with just his name and our current address on them, no note and no return address.

The first couple that came here, I threw them out not being one to collect other people's mail and since there was no return address the postman told me he could not take them back. However, when more and more came, I started to tack them up. I quickly realized that they were not being sent on accident, and I enjoy receiving them. The postcards were from all over the Northwest and Southwest, and I had always wanted to visit the American Southwest. Today's postcard was "Cacti and Desert Flora of the Great Southwest", and it was just in time to boost my mood. In fact, they always arrive right at the most perfect times. I have tried to reach the former owner, with no luck. I am not sure how long these postcards will keep coming, but I am going to frame them. They are an unexpected gift of kindness, that I can never repay.

Gardening- The Season for Warm Weather Herbs is Over

2012-10-18T11:52:00.000-05:00

The air has been chilling a bit, and I have been taking out my warm weather herbs. We have a small garden, and in order to make room for cold weather veggies like KALE (my favorite)the basil has to go. In this picture, you can see me holding one of my Basil plants! It was HUGE with a woody stem, almost like a bush. To make my herbs grow larger I plant them in the ground, use compost and prune regularly. This one had just offered a grocery bag FULL of leaves to a friend of ours.

TIPS FOR GROWING MONSTER HERBS:
1. Plant in the ground (you don't have to, but they will get bigger)
2. Prune/harvest regularly. The proper way to prune is cut from the top! Most people will harvest leaves from the bottom of the plant, taking the oldest leaves. Older leaves don't taste as good, and won't help the plant to spread. If you prune from the top, and snip a cluster that has sprung up between 2 leaves, it will signal the plant to produce more.
3. Never harvest more than 1/3 of the plant at a time.
4. Try not to cut into the woody part of the plant.
5. Don't let them bloom! When a plant is allowed to bloom, it signals that its work is done, and it will stop producing. Pinch blooms off as much as possible. With basil, I do allow it to bloom towards the end of the season, because it is a favorite of honey bees!

Holly Hills-Affordable Bungalow 2 Bedroom & 1.5 Bathroom, 2 Car Garage FOR SALE

2012-10-16T10:00:00.000-05:00

Leigh Maibes | RE/MAX Results, 4700 Hampton Ave., St. Louis, MO 63109 314-352-7770 | (314) 324-3322

6533 Parkwood Pl, Saint Louis, MO

2BR/1+1BA Single Family House

offered at $154,900

Year Built	1935
Sq Footage	1,200
Bedrooms	2
Bathrooms	1 full, 1 partial
Floors	1
Parking	2 Car garage
Lot Size	4,356 sqft
HOA/Maint	$0 per month

DESCRIPTION

Don't miss this amazing 2 bed/1.5bath home nestled in the Holly Hills neighborhood. Built in 1935, this lovely gingerbread style home is complimented with hardwood floors and stained glass windows throughout the house. The entryway opens up to the spacious living room with a separated dining room. The finished upstairs makes the perfect den or hobby area. The bathroom is highlighted by its original charm as well as an updated 1/2 bath off of the foyer. Through the eat-in kitchen, the furnished back area opens up to the privately fenced back yard with a beautiful patio and 2 car garage. This is one Holly Hills jewel that can't be missed.

see additional photos below

PROPERTY FEATURES

- Basement

- Dining room

- Living room

- Office/Den

- Pantry

- Storage space

- Dishwasher

- Dryer

- Garbage disposal

- Refrigerator

- Stove/Oven

- Washer

- Balcony, Deck, or Patio

- Fenced yard

- Lawn

- Porch

- Yard

- Air conditioning

- Ceiling fans

- Central A/C

- Central heat

- Cable-ready

- Garage - Detached

- Off-street parking

- On-street parking

- Hardwood floor

ADDITIONAL PHOTOS

Photo 1	Photo 2
Photo 3	Photo 4
Photo 5	Photo 6
Photo 7	Photo 8
Photo 9

Contact info:

Leigh Maibes

RE/MAX Results, 4700 Hampton Ave., St. Louis, MO 63109 314-352-7770

(314) 324-3322

For sale by agent/broker

Posted: Oct 15, 2012, 7:51am PDT

Sexy, Modern, Fun & Ultra-Walkable University City Condo FOR SALE-Located Just Off the Loop!

2012-10-15T11:46:00.000-05:00

Leigh Maibes | RE/MAX Results, 4700 Hampton Ave., St. Louis, MO 63109 314-352-7770 | (314) 324-3322

6404 Cates Ave Apt 4W, Saint Louis, MO

Hardwood Floors Open Floorplan, Updated Kitchen, Whirlpool, Balcony

2BR/2BA Condo

offered at $259,900

Year Built	2006
Sq Footage	1,844
Bedrooms	2
Bathrooms	2 full, 0 partial
Floors	Unspecified
Parking	2 Car garage
Lot Size	1,306 sqft
HOA/Maint	$225 per month

see additional photos below

PROPERTY FEATURES

- Dining room	- Laundry room	- Living room
- Master bath	- Walk-in closet	- Dishwasher
- Dryer	- Garbage disposal	- Microwave
- Refrigerator	- Stainless steel appliances	- Stove/Oven
- Washer	- Balcony, Deck, or Patio	- Central A/C
- Central heat	- Cable-ready	- High-speed internet
- Controlled access	- Elevator	- Secured entry
- Covered parking	- Garage - Attached	- Off-street parking
- On-street parking	- Fireplace	- Granite countertop
- Hardwood floor	- Jetted tub

COMMUNITY FEATURES

- On-street parking

- New property

ADDITIONAL PHOTOS

Photo 1	Photo 2
Photo 3	Photo 4
Photo 5	Photo 8
Photo 9	Photo 7
Photo 6	Photo 10
Photo 11

Contact info:

Leigh Maibes

RE/MAX Results, 4700 Hampton Ave., St. Louis, MO 63109 314-352-7770

(314) 324-3322

For sale by agent/broker

Posted: Sep 18, 2012, 2:20pm PDT

QUICK TIPS FOR GETTING YOUR HOME READY TO SELL

2012-10-12T16:51:00.002-05:00

FOCUS ON THE FRONT DOOR- If your door is looking dated, faded or dirty then you better clean it up! The quickest and cheapest way to freshen a facade, is paint. Choose a color that offers a good contrast with the rest of the house, and will make the entry "POP". Install a new kick-plate along the bottom, change out the hardware/update it with oiled bronze spray paint, oil the lock & hinges (you could lose a showing if the lock sticks and an agent can't get in), check the weather-stripping and clean the storm door. Check out this awesome blog post on how to paint a door!
CLEAN THE WINDOWS- Make your house sparkle from the street! Give the all the windows in your house a good cleaning inside and out, make sure you have all the screens and that each window raises and lowers.
CLEAN THE GUTTERS- People really do notice if this isn't done. If they are really full of debris and heavy rains occur it is possible pooling water can cause leaking in the basement, erosion in the yard, additional foundation settling and mosquitoes to breed. Can you imagine going to look at a house and being swarmed by biting insects on the way to the front door?
LANDSCAPE- Landscaping can really increase a home's curb appeal and set it apart from all the rest. You can start by watering the lawn, mowing the grass and edging the yard. A neat and tidy appearance is first and foremost. Then, I would try and soften things up a bit by adding seasonal flowers or ornamental grasses. You don't have to go crazy, a little landscaping goes a long way. Still unsure what to do? HIRE SOMEONE.
CLEAN THE HOUSE- I always suggest hiring a professional who is experienced in deep cleaning for your initial BIG SWEEP. It may cost a couple hundred dollars, but it is well worth it. Professional cleaners have an organized way of doing things that make them faster, better and less likely to miss a spot. After that, then follow a cleaning schedule to keep things from getting overwhelming. Try to stay away from the harsh smell of bleach, or give it enough time for the smell to wear off before allowing your house to be shown. A strong smell of bleach can make a buyer feel like you may be hiding something.
RE-CAULK THE TUB-Sometimes, no matter how much you scrub the shower that black mildew won't come off. Many times, it is almost as easy to just take out the old caulk, and redo it.
DE-CLUTTER- You don't want to strip the house bare, but you also want the buyer to be able to enjoy the house without the distractions of your STUFF. Clean out the pantry, cabinets and closets, keep only what you need. The 'lived in look' is awesome, but pack rat is not! There is a fine line. Too much de-cluttering and the house could come off cold and not lived in (not loved). Not enough de-cluttering, and a buyer might feel suffocated. A buyer should get a feeling of roominess, and be able to see the potential for their OWN stuff to fit there.
RE-ARRANGE FURNITURE- This is an often missed step when people stage their own house to sell. Go room by room and look at the furniture. Are there too many pieces in there? Is there a clear and comfortable path through the room? Is your couch in front of the fireplace? Are the furniture pieces you have in that room too BIG for the space? One of the biggest mistakes I see sellers make is cramming their bedrooms with a brand spanking new 5 piece bedroom set. If your house is not big enough to hold that style of furniture, your rooms will look really small.
TAKE PICTURES- Since almost 90 percent of homes are found on the internet, it is very important to look at your home through a camera lens. When you feel like you have a room ready to show, take a picture and then study it. If the picture looks good, then you are done. If not, then make your tweaks and take it again.
PAINT, HOLD ALL THAT BEIGE- Paint is the very best way to to spruce up the interior of any home, and is truly one of those projects you can see a huge ROI (return on investment). Painting your home with neutral colors allows a potential purchaser to envision their own things in that space, appeal to the widest audience possible and helps you to avoid the common pitfall of overwhelming or offending someone with your highly personalized sense of style. People sometimes tend to go overboard with the concept of neutral, and paint the whole house beige, NOT GOOD. Too much of something can often have the opposite effect that was intended. This is a great blog post on HOW TO PAINT LIKE A PRO.

photo credit: jacki-dee via photopin cc

WHY WOULD YOU WANT TO DO THAT?!?!?!

2012-10-09T18:46:00.001-05:00

As an agent, one of the hardest things we have to learn how to do is identify a client's "WHY?". Why are you buying? Why are you selling? Why do you want to move? When is comes to real estate, a person's why can be almost anything. I think I have heard it all, "I want to live closer to my children", "I like these schools better, for children I haven't had yet", "I hate my neighbor", "I just want to see what my home is worth", "My Mom says it is better to buy", "We are getting married", "I watch flip this house, it is my favorite show", "I don't like renting", "Zillow said my house was worth a million dollars", "Now is a great time to buy". I think you get the idea. The list could go on, and on...AND ON. All these reasons may seem valid, but a lot of the time the emotional connection to these thoughts is missing.

A good agent will dig deep to discover a person's motivation. Whenever I have my initial interview with a client, I always ask, "Why?". Some people are taken aback by the question, and will not want to share that information. They consider their reasons to be private, and are uncomfortable with such direct questions. Some people are insulted that you are questioning them. Often they feel that if they share their TRUE motivations, the agent may use it against them to gain a quick sale. I understand the reaction, truly I do. After all, the key to winning any negotiation is to study the opponent, their motivations and then use them to an advantage. You show me a person with a powerful motivation, and I see a person willing to negotiate. That is why it is so important to sign an Exclusive Agency Agreement. However, a good negotiator will always look for a resolution that is mutually beneficial, and not adversarial. A fact that is often lost on most people.

Why ask, why? When I was first starting out, I constantly would go to my broker with an issue about a client. I would relay a story about something that happened, or what they were looking for and he would ask, "Why?". I can still remember the feeling of bewilderment that would come over me when I couldn't answer. I had no idea! I had never asked.In fact, I failed to keep asking until I learned how important it was through my own trial and error. What can I say? Some people are just stubborn. In order to help you understand WHY a bit better, I have put together a little story. It goes a little something like this...

ONCE UPON A TIME

There was a young couple who was getting ready to get married. They had already worked with another agent in the past, and had written a contract. The contract did not go through, and they were back at square one. Unhappy with their agent they had gained a referral from a previous client of mine, and decided to interview me. In the process of the interview they told me they wanted a ranch style home, in St. Louis County, 3 bedrooms/ 2 baths and a garage. They then stated they weren't too picky, and it had to be priced under $125,000. In talking more with them I found out that they had given an original maximum price of $100,000 to the other agent. Now we were looking at a higher price point, but why? They stated they thought they could get a "better house" in their new price-point. Okie-dokie, seems simple enough. They are buying a house because they are getting married, and don't want to do a ton of work. Right? Wrong.

We must have looked at 25 houses in the $125,000 and under price range. We even wrote a contract on one, but when it came time to negotiate they just walked away. I showed them about another 10 houses, watched their behavior. I asked all the "right" questions, "What did you like about that one? What didn't you like about that one? Did you like that yard? Why not?". The answers I got were never backed by a strong opinion. We were just floating, getting nowhere fast. The houses all looked about the same, were in the same condition and were all relatively in the same neighborhood. I could see the frustration mounting on the woman's face, in her body language and her tone. He would turn red when I asked why he didn't like the house. His answer usually went like this, "I don't know. I just don't like it.".

Now, I know what you are all thinking...You are probably thinking that one wants to buy, and the other doesn't. Or maybe, they just weren't ready. However, I had never seen a more motivated couple. She sent me about 4 emails a day, they went and drove by every house before asking me to show them and both were at every single showing together. Something was missing, and I think they were both missing the point too. The could not agree. After showing all these houses, the only thing I knew was she wanted something that had been moderately updated. She wanted something she could live with for a while before they had to do anything. We had seen several houses like that, and we were coming up empty. We had been looking for so long, that if a house wasn't found fast they weren't going to move. The frustration and stress was proving too much.

Then one day, their parents came on a showing and a miracle happened. While looking at a dumpy house with a two car garage, his dad made a comment about his motorcycle. My client's eyes lit up with excitement. Bingo! I had no idea he had a bike, and motorcycle riders love their bikes. He had been dragging his feet, more than likely unintentionally because he wanted a garage big enough for his bike. I think that he had been quiet in speaking up, and secretly knew that in order to have the moderately updated house that he was going to have to give up his 2 car garage. We had been looking for a house that more than likely did not exist, in their price range anyways. He was hoping we were going to get lucky! On the next outing I sat them both down and said, "I think we need a house with a 2 car garage. I know that we need a house that has moderate updates too, and I don't think we are going to find it in this price range. Something is going to have to give, we can't have both and make your timeline. One of three things has to happen...give up the 2 car garage, the moderate updates or raise the price". I am not one for pushing budgets, the decision about which one of the three things was going to happen, was theirs. The next day, they called and increased their price-point, we found a house in less than a week.

The moral of the story? I had failed to get to know BOTH of my clients. I did not ask enough questions about their original criteria, which was very simple. Had I asked, "Why do we need this garage?", we would have seen 10 houses, not 30 and avoided all sorts of stress for them. Planning a wedding, shopping for a house and making their first major money decision of their lives together is not so easy, and because I failed to ask more questions it was made harder than it should have been.

Personally, if I am ever having trouble connecting with a client I always go back to the "WHY?". There are often pieces that we miss in initial conversations, and there are insights that can only be gained through going through some of the process. Allowing your agent to understand your "WHY?" is the key to a happy transaction. When I am armed with the best information you can give me, I help you get what you want. It is as simple as that. What's your why?

Where are all the ladies at? Real Estate Investment 101

2012-10-04T00:04:00.002-05:00

Recently, I have been mentoring a couple fantastic women in the realm of real estate investment. I would like to help more ladies invest successfully, but am having trouble finding them!

I know several women real estate agents, who are highly successful and got into the industry mainly to further their investment aspirations. Residential Real Estate sales is often thought of as a woman dominated field, while Commercial Real Estate is often viewed as a boys'club. Having dipped my toes a bit in commercial end of things, and having sold residential real estate for years I can attest that the perception is very much real. However, there is a gray area of real estate that can be both commercial and residential. This arena would be what I would call "Investment Real Estate", and their are many women sales agents that are freakishly awesome at guiding investors (future moguls) towards their goals. I have lots of investment clients, but up until recently not any female investor clients. Where are my girls at?

Now, before everyone gets their panties in a twist, this blog post is not about precluding ANYONE from being involved in any facet of real estate based on their gender (or any other protected class). The above statements about gender are just common perceptions, and are often preconceived notions that I have to overcome as a female when assisting people in real estate investment transactions. They are also the same common perceptions that often prevent women from getting involved in property investment outside of their primary residences.

Below I have answered a couple FAQ's as a guide to all that may be interested in real estate investment.

1. What makes a "good investment"?

Well, I think that all depends on your goals. Would you like to buy low, hold (usually fix to rent) and then flip? Are you interested in monthly cash flow? Is this a long term or short term investment? Are bricks and mortar buildings part of your retirement plan? How much do you need a month coming in? How far would you like to drive to keep an eye on your investments?

2. I have never owned my own home, or an investment and I would like to take advantage of this market. Where is a good place to start?

That is easy...The answer you seek is a 2 or 4 family! 2 families are a great for people looking to shift out of the rental world and straight into investment. Generally, 2 families offer larger units comfortable for owner occupants and the tenant of the other unit can help you pay a large portion (if not all of the mortgage). In rare cases, if you bought smartly you can have a bit of cash flow. There are less tenants, units and systems to maintain on a two family and you don't have to go far to keep an eye on your investment. 4 families are also good for a first time owner occupant/investor with the right mindset. While you may not be living in a unit much bigger than the average apartment, it is possible to live for free utilizing the other rents to pay the note!

3. I want to buy a property for me to live in, but I am not sure how long I am wanting to live there. I might get a job transfer, meet the person of my dreams, sail around the world or just move on. I am scared of getting caught in a down market when the time comes to sell. What should I do?

The answer here is again a 2-4 family! You can live in one, rent out the other(s)and when the time comes to leave rent your unit and take off! Hopefully, the rents will cover the mortgage and you should be able to free yourself to go get another loan and buy your next property. In the meantime, someone else is paying off your awesome investment property!

4. I am not that handy, but my friend is and they will take care of it. Is that OK?

I am not going to tell you no BUT, it is not my best advice to ever depend on the fact that a friend, family member, partner, child or the like is the "handy one". This is your investment, and it is best to have a firm hold on it. I always suggest investing in becoming a little handy, it is smart to understand a bit about the basics of home repair. Really, the guts of the house are not that complicated and you might surprise yourself. At the very least, having basic knowledge help you to hire the right person for the job!

5. How much do I have to have for a down payment?

Well, that depends...I am not a lender/mortgage expert and the rules are changing every day. For owner occupants that are qualified, you can pay as little as 3.5% down. Investors not living on site, be prepared for at least 20%. Remember, these rules are all subject to change and the first step towards investment is talking to a lender.

6. I found a list of foreclosures online, and they want me to pay 50-100 dollars for it. Do you recommend that?

No, I do not. I had many a client pay for an outdated list, and there are many ways to find deals that don't involve a top secret list. Most foreclosures are required to be listed with an agent for the open market, on the MLS. With all the trouble the big banks have been in, it keeps a level of transparency necessary to improve public opinion and maybe even to be compliant with government regulations. Your real estate agent often knows the best deals in town, and a good investment agent will have relationships with the listing agents.

7. I watch HGTV, and they make flipping and investment look simple. Just a bit of paint, some cheap carpet and new windows right?

I wish, if this was easy everyone would do it. Time lapse photography/video is a wonderful tool. It takes time more than anything to be a good investor. You need time with a good agent who should act as a consultant. You need time talking with other investors, find a mentor. Time talking to your lender, accountant and a real estate attorney (eventually). No one person should be your everything in the investment game, you will need specialists. The more people you know, the more you grow.

8. Where is the best place to buy my first investment?

That is an ever changing answer. Different areas are primed for deals at different times. In general, I would say buy something close to where you live. You are headed into an unfamiliar money venture, so make it as easy as possible by buying in a familiar place or somewhere you would like to live.

9. I heard foreclosures are nasty, dirty and dangerous. What do you say?

They can be all of the above. That is why it is important to go out looking with a real estate agent who knows what they are looking at. Wear thick soled shoes, jeans/pants if possible and bring a flashlight. If it is mosquito season, put on some bug spray before heading out. Most houses are cleaned out, but some are not and it is better to be comfortable and be able to focus on the task at hand instead of your clothes. I used to be on the construction sites of full gut rehabs often, and it only took one nail going through my flip flop to change my ways. You probably won't be involved in anything that extreme right away, if ever. I keep my tetanus shot up to date just for real estate. It makes me feel like a bad-ass. :)

10. I live out of state, and I saw a ton of deals on my visit here. Should I buy an apartment building and and manage it from afar?

That all depends. I know that a lot of my local investors have struck good deals buying from out of state investors that are burned out trying to keep their apartments maintained, rents collected and units filled from far far away. You know what they say, "While the cat is away, the mice will play". Unless you plan to hire a professional management company that has a good reputation, and are prepared to pay a good chunk of your monthly rents to make that happen, this type of investment may not be right for you. Personally, I think that long distance investment is geared more towards a seasoned investor with a good amount of (units) that must be maintained.

3932 Humphrey, 63116 offered for $144,500

2011-06-08T18:03:00.001-05:00

More info here!

2011-06-07T18:27:00.000-05:00

The Urban Garden

2010-05-20T10:57:00.000-05:00

I saw this across the street from a property I am selling. The whole backyard of this multi family has been turned into a garden. The structure you see has been made out of various pieces of scrap metal and supports a tarp for when there is too much sun or rain. The owner immigrated from Asia and grows hard to find veggies and such from her home land!
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4126 Flad, Saint Louis, MO | Powered by Postlets

2010-02-09T14:40:00.000-06:00