The new URL is more in line with the majority of articles that I write. It certainly aligns more with my purpose, which is to help agents succeed with their real estate business.

At WinningAgent.com I will continue to write articles that will help you succeed in real estate. I have many plans for this site from new featured topics, guides to help the beginners and the pros understand social media (and how to use it), to presenting the best tools for growing your business.

Take the step and join our community today.

Thank you, Rich

Houzz.com: This is a creative, newer site that offers a different and creative way for you to keep in touch with your clients. The site offers the biggest selection of decorating and interior design ideas. It is a great way to help your clients visualize what they want, so that when you are house shopping you know exactly what they like or whether their ideas would possibly work in homes that you see. You can set up an “Ideabook” for each client, add to it and share it. The site also refers home improvement professionals in the areas in which you work, so that you can connect the right people with your clients to make their dreams come true. Think of it as another way to really connect with your clients and get to know exactly what they are looking for. Not only will it help you in your searches on their behalf, but will make you look like a winner in understanding their wants and goals.

Jing: I have been using Jing for a while and have blogged about it before, but it is definitely worth another mention for those who have not discovered it. Jing is a free program that allows you to take snapshots of anything you see on the internet. Most importantly, you can take partial snapshots – of anything. You then store the snapshots on your desktop and can insert them into emails, flyers, listing presentations, you name it.

For example, if you read a report that has a bunch of charts or statistics, and want to use one chart off the entire report, you just click on Jing, frame what you want, save, and voila! You can then insert that one graphic into a project. I use it in my listing presentations on my iPad. I run comps on the MLS and other important statistics about area sales, including local area photos, and then save what I need and insert it into my presentations. You can also capture photos or any other material that normally you would not be able to save onto your desktop. I highly recommend Jing.

Evernote: This is a free app that allows you much organization and efficiency with your clients (and who doesn’t love that?!). It allows you to create to-do lists, take notes, record voice memos and share information and photos across all your devices. You can sync and share your files with your assistants, clients and other agents, whether you are at your desk or on the go. If you are a listing agent you can store all of your listings there in case you are with a client and want to share them. You can store your active contracts so if someone has a question they are always at your fingertips – no need to run back to your desk to find an answer. You can also take notes or jot down ideas for blogs, scheduling, etc. Mac, iPhone, Android, Blackberry and Windows Phone friendly.

Visual.ly:  If you haven’t used infographics you will soon, because they are HOT. Visual.ly offers a staggering community of infographics and data visualization. You can discover and create incredible infographics to use in presentations, on your blog and in your mailers and emails. People love visual effects, and studies have shown that people will stay on a page longer where there are not just words to see, but infographics. Check out what it is all about and join the infographic revloution – it is a great way to show both buyers and sellers real estate data, and you can narrow it down to specific data that will “wow” your clients. click here to learn all about it.

House Hunter App: This is a great iPhone or Android app and is only $3.99 (there is also a free Lite version, but it does not have as many features). It allows your buyers to take notes, store information, score properties, take and store photos, track and compare multiple homes, list whether the homes have or are missing desired features, and utilize a mortgage calculator, to name a few possibilities. I used to recommend clients carry a pen and take notes, but with this app it is much simpler. Everything is stored for them, along with photos, listing information. Your clients can create feature lists, store photos, and email everything to themselves or a friend/family member to share. It makes it much easier to see multiple properties without getting confused or forgetting specific home features. Hot Tip: If you and your client both have iPhones or Androids,  did you know that you can purchase the app for them and send it to them as a gift? This is a GREAT gift for your clients on the first day you go out house hunting, and they will never forget it!

The House Hunter app also has great potential as a lead generation source for agents, allowing you to upload your contact information and attract customers. Check out this AG Beat article for more information.

I know that technology can be overwhelming at times, but the great news is that it’s evolution makes doing business not only easier, but more fun – so don’t stress! Be a superhero to your clients by showing them that you are familiar with ways to make their buying and selling decisions easier – it will win you respect and referrals.

Photo courtesy of Dreamstime

The combinations possible are as varied and many as there are people. With ten colors and six layouts available to choose from you are able to be as creative as you are. Like many other products on the market this theme is customizable from the headers to the number of columns on the page. The Lifestyle Theme puts you in control of your website more than any other theme found anywhere as it allows you to imitate your offline life, style and all.

Search Optimized
Web design with the newest in smart design architecture and coding which allows search engines to clearly see your content.

If you are an avid blogger (or want to be) you will be thrilled with the many variations for your posts. With the Lifestyle Theme you are able to create and post your blog with the speed of your own fingertips. And if you want to publish your blog to other locations on the web, say your Twitter or Facebook account you can do so with just a tiny bit of setup that only takes a few seconds!

If you collect recipes, coupons, great ideas or anything else the Lifestyle Theme will enable you to keep and share them with all your friends and associates through the great pages that come with this great theme!

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If you want a page that reflects your style of writing you have the built in blogging page and the built in newsletter page as well As an online publisher you are able to create your website as a virtual newspaper, magazine, newsletter or any of a number of virtual publications. The theme comes with all the styles that are necessary for either one of these or more! The Lifestyle Theme allows you to let your imagination take you to the places that brings you to life.

One of our more exciting features is the video format. This page in the Lifestyle Theme offers you an opportunity to upload your favorite videos to your website where your viewers get to watch them and to post comments about them. Think of the possibilities that you have with your close family and friends. Now you can let your family and friends SEE how you live your life without the hassles you might have in uploading videos on those other sites. And besides, this is YOUR professional site, not one with millions of videos to distract your viewers from watching you!

10 Color Styles – 6 layout options – custom background
costume header – featured images
footer widgets – threaded comments
limitless possibilities with WordPress plugins

Take notice of the navigation bar on the right side of each page throughout the Lifestyle Theme. This navigation bar allows your viewers to sign up for your newsletter, follow your Twitter comments and to explore the archives of your site. With this opportunity on every page you increase the possibilities of adding hundreds of fans to your world!

With the Lifestyle Theme working for you even while you sleep, you will find that information exchange happens easily and accurately. When once you had to spend too many hours sorting all your data into the different databases that you had to create to save the information correctly, now the Lifestyle Theme will do it for you! Think of all the time you will save! Time that you will now have to be able to use enjoying the lifestyle that you have for so long wanted to have!

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Take the time right now to take advantage of this answer to your prayers and get your copy of the Lifestyle Theme.

Lifestyle Theme - Order your copy now!

I used them during my sales career. It enabled me to be the top sales person in my office. It also made earning a healthy living possible.

• It’s all about You, Inc.
• Be S.M.A.R.T
• The phone is your friend
• Pricing, pricing, pricing
• Follow up, follow through
• Keep up with technology

It’s all about “You, Inc.”
Yes, that is the title of a book (written by marketing guru Harry Beckwith and wife Christine Beckwith) and it’s well worth reading. But we’re not here to sell books. The point is this: to be successful, you need to think of yourself as a small business owner. Yes, you probably work for a broker. But within that framework, YOU are a business and you need to manage yourself accordingly. It doesn’t matter whether you’re selling peanuts or property, the most important component of the product is you. This means good time and life management skills are a must. Real estate can be a 24/7 business much like any small business. However, you need to create balance by also managing your personal life including family, friends, physical health, and stress-relieving activities.

Be S.M.A.R.T.
The first step in managing any small business is goal setting. You’ve probably come across this acronym before, but if you’re not using this system regularly, now is a good time to start. The S.M.A.R.T. method says your goals must be Specific, Measurable, Attainable, Realistic, and Timely. And we’ll add one more: Written. (Kind of screws up the acronym, but you get the idea).

• Specific means – “Obtain three new listings in the next thirty days,” not “Work on getting more clients.”
• Measurable answers the question – “How will I know when I’ve done this?”
• Attainable means – You can see yourself doing this. It’s not so far out of reach that it’s discouraging.
• Realistic means – It is within your skill set and abilities to achieve. You probably can’t dance Swan Lake at Lincoln Center, but you could become the top producer in your firm.
• Timely simply answers the question – “By when?” If you don’t set a timeline, the goal lacks urgency. It’s about showing progress toward the goal, not beating yourself up if you don’t make the deadline.
• Writing – And putting it all in writing lets you keep a visual reminder that you can review and revise on a regular basis. Written goals have power.

The phone is your friend
Make it a practice to either return every call within five minutes during normal business hours or to leave a “by when” message. Today’s smart phones give you the ability to be in touch and be available. Text an immediate response if clients are receptive to that. Have a voice mail that’s dated and specific. “Hi, you’ve reached Marcia. It’s Tuesday, July 1st. I’m out showing property until noon, but I’ll return your call this afternoon.”

If you have front office staff people who take messages, be sure they know where you are and when you’ll be available, and that they communicate this information when clients call.

And by the way, smart phones are not just for talking any more. You can take photos or videos of properties while you’re viewing them and send emails directly to interested clients. You can send out relevant Tweets or post to your Facebook page too.

Pricing, pricing, pricing
Yes, it used to be “location, location, location,” but in today’s market pricing takes first place as a key element in effectively selling property. Or as one savvy broker told a prospective seller, “Do you want to list your property, or do you want to sell it?”

When a new listing comes on the market it will get plenty of attention in the first few weeks. If it’s overpriced from the start, you’ll miss out on the new listing advantage. Then, like a falling stack of dominoes, the listing ages, buyers think the seller is getting desperate, and the offers get lower and lower. Compare a potential new listing with nearby, similar houses that have sold within the last six months. Then advise your client to price the home on the low side of the average for comparable sales. Yes, it may be damaging to the client’s ego, and you may even lose a few listings. But that’s not as bad as building a portfolio of properties that have been on the market for months (or years).

Follow up, follow through
Unfortunately, it’s just about Complaint #1 that consumers have about Realtors. “Once we gave the agent the listing, they put the sign in our front yard and we never heard back from them again.”
Just about the single most important trait of any good salesperson is the ability to follow up with an interested buyer or seller. It is very frustrating to try to work with a sales professional only to be ignored once the process begins. Have a tickler file on your computer or smart phone. If nothing else drop an email or text message, even if it’s just to say, “Nothing’s happening right now.” It lets the customer know he’s not hanging out there all alone. If an offer is pending or counters are being exchanged, there’s no such thing as too much communication.

Keep up with technology
The possibilities are virtually endless here (pun intended). For example, you can get great internet exposure with property videos on Youtube. Or you can create a virtual tour to post on one of the real estate virtual tour websites (or on your own). You can post your listings for free on sites such as Craigslist or Zillow. You can create your own blog about your properties and post frequent, regular entries. Then of course there are sites like Facebook, Twitter, Pinterest and dozens more. We’ve posted other blogs with details on these social media, so please refer to those for specific tips and techniques. Whatever medium you choose, learn basic techniques for using it and keep it current.

Top Tools for Realtors: Six Ways to Increase your Sales goo.gl/fb/KIalT #ardain

— Richard Hartian (@moneypress) April 17, 2012

This is not an easy time to be a Realtor. But this cycle will end eventually and if you use these simple tools now, you will be well positioned to take advantage of the next up-trend.

If you’d like to add Pinterest to your personal toolkit, here are eight steps to get you started.

1. Get invited. You need an invitation to join Pinterest, and you can get that by going to the website, putting in your email address, and clicking on Request Invitation. You might have to wait a few days to get your invite, so if you know someone who’s already on Pinterest, get an invitation from them and you can start immediately. Want an invite now? Yep – you guessed it, I’m on. Leave a comment below and I’ll send you an invite right away.

2. Browse the site. If you’re not familiar with Pinterest, browse around the site before you jump in. Get an idea for what other people are pinning. There are basically three things you can do when you see something that interests you:

• You can like it
• You can comment on it
• You can repin it (after you have your own boards)

Liking or commenting works just like Facebook. It lets you give feedback and connect with others. Repinning means that you are copying that image to one of your own boards.

3. Start with a profile. This part is easy—just start with your name, photo, where you work, and a short bio. If you’re on Facebook, you can link to your Facebook page here. You have two choices when writing a bio. You can make it a one-to-one personal communication between you and a potential client, written in first person (“I ought to be your realtor because. . .”) or you can write it like a news story (“Sue Sanders is a great realtor because. . .”). Either one is fine, as long as your personality comes through.

4. Create your first board. Once you feel comfortable with the site, it’s time to jump in. On the top right navigation bar, click on “About” and then click on “Help.” This will take you to “Pinning 101,” which is a clear, step-by-step how-to that describes exactly what you need to do. You’ll need to name your board–something captivating that describes what it’s about. For instance, “Is This Your Dream Home?” could feature dramatic photos of your top listing. Then choose a category for your board or make up your own.

5. Create more boards. You can have any number of boards, but limit each one to a single topic area. To appeal to prospective buyers and sellers, for example, you might create boards on staging your home to sell; low cost renovation ideas; or quick curb appeal tips.

If you serve a particular neighborhood or area, you can create boards that depict all the great things it has to offer. Be careful to use specific keywords here. “Oak Creek Schools” works better than “Our School District.”

Of course you can have one board for your listings, but keep this limited and fresh. Show off your newest listings, featured listings, or your next open house. Use the most attractive photos you have, of course. Keywords are important here too, so experiment with different board names and captions to see how many repins, likes, and comments you’re getting.

6. Get personal. Once you’ve created boards to highlight your business, design one that’s all about you. Have you just toured the wine country or gone windsurfing in Hawaii? Pin some photos. If you collect vintage china or do pottery, show off a little. People will get to know you, and we all feel better about doing business with someone we know and trust.

7. Be helpful. People will like, comment, or repin something that’s useful. You can greatly expand your follower base by mixing Pinterest with Facebook, and using both to share buying and selling tips.
You already have Pinterest boards full of fun photos and ideas, so now you can post on Facebook and reference your Pinterest pins. You can actually become a “help center” for DIY and decorating tips, decluttering, or anything else you think will appeal to your public. If you are already promoting your business on Facebook successfully, Pinterest will make it more fun and further expand your horizons.

8. Be social. It’s called “social media” for a reason—it’s a way of connecting with others. Keep it fresh and fun and you will build a following that will get you noticed by the buyers and sellers you want to attract.

Pinterest for Real Estate Agents – Another Cool Social Media Tool – MoneyPress moneypress.com/pinterest-real… via @moneypress

— Richard Hartian (@moneypress) April 12, 2012

Are you ready for Pinterest for real estate agents?

Are you showing pictures of property for sale on your site that seem to just lay there? Does your site have the look and feel of just about every other real estate site on the market? Have you dreamed about having the real estate site that comes off the screen and surrounds that potential buyer with sights and sounds of the house of their dreams?

Yes?

Then the AgentPress Theme is your solution.

The AgentPress Theme for your WordPress site is designed with you in mind and offers many choices for the way your site will look and respond to your customers. You have your choice of colors and layouts and you can let your creative juices flow while you decide how each portion of your site should look and what you want your customers to focus on while they are scanning through your listings.

The AgentPress Theme is able to meet and exceed all your website wishes through its simple to use but dynamically powerful features that include pre-designed templates which allow you to list one or multiple properties in a very professional manner.

Now your 365 degree videos will be able to be located in the spot you want them with the information that you decide you want to provide. And all this can be done for every listing on page after page of your site. The AgentPress is your opportunity to take your real estate business from just being great to becoming a premier site on the internet!

And Remember – all you have to do is fill in the selected template within the AgentPress with the listing information and begin answering your phone and setting up appointments for showings. You can also post a blog providing additional information and develop your client list through the database portion of the site.

Gone are the hours of creative frustration and headache. Gone are the temptations to toss your computer out the window! Now with a minimum of effort and a few minutes of your time you can be your own webmaster and create the perfect site for your real estate business. The features contained in AgentPress Theme allow you to have beautiful images of the properties that are in your listings shown in vivid color that almost jumps off the page.

You take pride in providing the very best service that you can give. By utilizing the AgentPress Theme, you are positioning your website to provide the very best in website service as well. While your potential customers are surfing your site and researching their dream home, your site is providing them with that same warm and friendly feeling that will greet them when they meet you for the first time.

Professionalism is what separates the good agents from the excellent agents. The AgentPress allows you to show your listings on your website with the confidence that what your potential new customers see on your site tonight, is exactly what they will see when they meet you at the location tomorrow.

With AgentPress you are now able to place you and your listings on par with the larger companies.

With AgentPress Theme you are now in complete control of your real estate business.

Take the time right now to take advantage of this answer to your prayers and get your copy of the AgentPress.

Buy Now — > AgentPress Theme

Follow these suggestions to choosing a good FHA 203k contractor

Hire a Real Contractor – Don’t overlook this point; it is probably the most important.  Look for a contractor that is a contractor all the time; not someone who is an accountant by day and contractor at night.  You don’t want a contractor that works out of the trunk of his car or spouse’s minivan.  Contractors that are in business full time are the way to go.

Permits – Some contractors say it’s better to not get a permit.  I hear this all the time, and it’s a lie.  Competent contractors pull permits.  Besides it being a requirement for all FHA 203k contractors and most lenders, it can really cause a lot of pain for you with the city or town you live in to not have a permit.  I’ve seen people forced to rip out all of their newly rehabbed kitchen because they didn’t pull a permit.  And, yes, permits are required on 203k loans.

Licenses – Would you go to a doctor who doesn’t have a license? It is not difficult for a contractor to get a license.  If the one you’re looking at doesn’t have one, skip him or ask him to get one.  The lender that originates your FHA 203k loan will want to see their license too.

Insurance – This is non negotiable.  Hire only contractors that have liability insurance and workers compensation for obvious reasons.  Real contractors have insurance; they want it just as much as you do.

Referrals – There are many places to get a recommendation for a good rehab contractor.  Start with friends and family.  Try your Realtor or lender.  But, there is a catch with referrals.  Never use a referral if the contractor is a “friend” or “family member” of the person referring them to you.  It may turn out ok, but more often than not it doesn’t.

Also be wary of kickback fees. Be bold and ask the person giving you the referral and the contractor if they are paying or receiving a referral fee.  No one should be paid a referral fee simply for providing a connection.  Think about it; where is the impartial opinion when the person giving you a recommendation knows they will get a 5% cut from the contractor?

If the people you know don’t produce some good results, try your local hardware store.  I have hung out in the electrical section of Home Depot and Lowes and just waited for a contractor to come and talk to.

Steps to Take in Vetting a 203k Contractor

Don’t make the mistake of just assuming a referral means they are a great contractor. It is very important to always keep an open mind and do some reasonably in-depth due diligence on a contractor. The fact that someone did a good job for one or two other people is a good sign, but to ensure your rehab success you should complete your vetting of the contractor with several other pieces of information.  You may not be able, nor want to do them all, but definitely do some vetting.

References – A professional contractor should have at least three non family, recent references; most will have a lot more. Don’t be rude, but don’t be afraid to ask tough questions when you speak to the references. You can settle for looking at photos, but it’s ok to ask to actually inspect a recent example of the contractor’s work. A solid, long-term contractor should have a couple of clients who are willing to let him at least briefly show you their homes.

Better Business Bureau – Check with your local better business bureau; this is an easy step to take that can save you a lot of hassle. Make sure to check for complaints under both the company name and the name of the contractor.

Cash Flow – Since the FHA 203k loan requires that a 203k contractor be able to cash flow the project, I would make sure that the contractor has the ability to do so.  The contractor must be able to start the project without requiring any money up front from you.  They should have the ability to purchase materials and pay their employees and subs while they wait to receive a draw from the lender.  The one exception is the streamline 203k which allows for up to one half of the repairs to be paid to the 203k contractor at the loan closing.  However, not all lenders will permit this, and I would still not be in favor of hiring a contractor that wants you to cash flow his business.

Previous 203k Contractor -Most contractors have never worked on a FHA 203k project; that should not disqualify them.  However, it is a great positive if a contractor you’re looking at has worked on a 203k before.  They should be able to explain to you the 203k contractor requirements and be familiar with the process and what forms are necessary.

For larger jobs I would insist on a little more information.  If you’re planning on giving someone $40,000 and allowing them to spend months in your home, they better be willing to prove to you they are worthy.

Do a Credit Check – Ask for permission to run a credit check on both the company and the contractor.  You don’t necessarily need to see the full report, just make sure there are no bankruptcies or recent debt charge offs.

Background Check – Do a criminal history check on the contractor – This step is especially important if you are going to have the contractors in your home when you are not present.  It can take a little extra time and money depending on the state where you live, but could be well-worth it if you turn up a major red flag.

The FHA 203k loan requires a real contractor that can complete your project on time. Interview real full time contractors and expect them to be able to answer your questions and prove to you they are capable of completing your project on time and on budget.

As a final point, do not simply look for the lowest priced contractor.  Look for the most competent contractor that is familiar with your type of project.  It will be cheaper in the long run.

Drive down any street in your neighborhood and you’ll see the signs: ”Bank Owned.” “Foreclosure.” “Public Auction.” Even if you’re not facing foreclosure personally, you probably know someone who is. So what does the rest of 2012 have in store for the residential real estate market? And how did we get here in the first place? Let’s examine the details.

• Who blew up the bubble?
• Is robo-signing to blame?
• Good news and bad news neighborhoods
• 2012 and beyond

Who blew up the bubble?

Looking backward, most of us would probably agree that residential real estate became wildly overpriced in the period between 2002 and 2006. But why? Combining the opinions of economists with those of ordinary folk gives us the perfect storm. First there was cheap money and loose lending policies by financial institutions. Add in a ration of unsustainable optimism on the part of homeowners and investors who believed that the upward trajectory of prices would go on indefinitely. And even if many of us believed that prices would ultimately go down, we thought we could still sell in time to make some money, didn’t we?

Is robo-signing to blame?

Robo-signing has become one of the ugly buzzwords in today’s real estate market. It refers to the practice used by many financial institutions of having employees sign mountains of foreclosure documents without actually reading them or knowing what they contained. When this practice came to light in 2010, regulators put a stop to it and the country’s five largest financial institutions agreed to a $25 billion settlement to give besieged homeowners some relief. Part of the money went toward principle reduction, while other funds were used to compensate homeowners (some say inadequately) who had been unfairly foreclosed. Because banks were ordered to stop the robo-signing practice, a huge backlog of foreclosures has developed.

Now the banks are beginning to work through the backlog and some real estate market observers believe that an avalanche of foreclosed homes is about to hit the market, which could further depress prices in many areas. So the answer is yes, robo-signing is partly to blame for current conditions. But RealtyTrac predicts (and other market observers seem to agree) that the robo-signing backlog is a mere tip of the iceberg and that a huge number of delinquent home loans haven’t even made it to the foreclosure stage yet. A lot of what’s going to happen in the near term depends on where you’re standing.

Good news and bad news neighborhoods

Nationwide, foreclosures are predicted to rise 25 percent this year to more than 1 million total homes. In 2011, lenders foreclosed on 804,000 homes. So how close are you personally to a foreclosure danger zone? Nevada, particularly the Las Vegas area, leads the nation in foreclosures. In late 2011, three other states set records in year-over-year foreclosure rates: New Jersey, up 42%; Indiana, up 46%; and California, up 55%. The top five foreclosure states today include: Nevada, Florida, Arizona, California, and Georgia. If you’re looking for good news, you might want to consider Mississippi, North and South Dakota, West Virginia, Maine, or Vermont.

2012 and beyond

In spite of the robo-signing backlog and other sources of doom and gloom, many observers feel the residential real estate market will bottom out in 2012 and slowly begin to inch back up again. There is some anecdotal evidence to support that point of view. Analyst John Burns says that over the last three months, prices were up in 90 of the 97 markets he surveyed.  Pending home sales for the month of January rose 2% and were up10.3% year over year. New home sales are up as well, and even builders are starting to show some activity.

However, the national statistics and stories do not always tell the tale. As a homeowner or investor, you need to look within your own state, county, or city to find contrasting neighborhoods and pockets of positive news. Because positive news does exist—if you are willing to look for it.

Overall most people feel that real estate is still a good investment. Pew Research recently conducted a survey which showed that 44% of individuals whose homes lost value said they expect to recoup their losses within the next three to five years. And 81% of adults believe buying a home is still the best long-term investment a person can make.

Foreclosure 2012 – What to Expect from the Housing Market moneypress.com/foreclosure-20… via @moneypress

— Richard Hartian (@moneypress) March 30, 2012

Regardless of your own position or personal opinion, it’s a good idea to keep your eye on the news and be aware of any changes—for better or for worse—that could affect you. And keep in mind this proverb attributed to an ancient Persian philosopher: “This too shall pass.”

• Safety at showings
• Safety with open houses
• Safety in the office

Realtor safety at showings

1. Meet the client in the office, not at the property. Introduce him or her to co-workers. Tell the receptionist or your office mate where you are going and what time you’ll be back. Ask new clients for ID or a license plate number. Tell them it’s company policy.

2. Put yourself in the driver’s seat. It’s always a bit safer if you do the driving. It puts you in the position of control.

3. Don’t be a leader. Let the client go into the house first. Never let him get between you and the door. If you sense that something is not right, make an excuse to go outside to make a phone call or get something out of your car. Wait outside and let the client view the property by himself if you have to.

4. Smart phone—smart move. Get the best cell phone on the market and make it a safety tool. With a smart phone, you can

• Take pictures of the client, his or her car, even the license plate. Don’t be afraid to be obvious about it.
• Fake making a phone call to separate yourself from the client.
• Have an arrangement for someone in the office to call you at regular intervals.
• Use a locator app that texts you at regular intervals. It will ask “Are you OK?” If two questions go unanswered, the app will automatically notify your office or other contact that you didn’t respond and will give them your GPS location.

Realtor safety with open houses

5. Two heads are better than one. Don’t sit an open house alone if you can avoid it. Bring along a work colleague or even one of your children if you have to. Never ever show a vacant home alone after dark.

6. Dress down. Glitzy jewelry, expensive watches, or flashy clothes may attract attention, but it’s the kind of attention you don’t need.

7. Lie with a straight face. If you feel uncomfortable about a situation, fake it. Tell the client another Realtor has a showing at the property in a few minutes. Say you need to call the office or your spouse to let them know when you’ll be back. Have the police department on speed dial.

8. You do the talking. Ask prospective buyers a lot of questions, such as where they live now, where they work, how long they’ve been in the area. Write down their answers. Ask if they have a prequalification letter—this helps to determine if they are actual buyers or perhaps have something else in mind.

Realtor safety in the office

9. Talk about it. Discuss concerns and precautions informally with your colleagues and formally in staff meetings. Bring up concerns about particular clients and brainstorm contingency plans for dealing with problem situations.

10. Don’t get personal. Never put your home address, phone number or personal email on your business card. Your picture may or may not be a good idea, depending on your location and working environment.

11. Lay low. If you need to be in the office alone after hours, keep all the doors and windows locked. Close the blinds. Leave lots of lights on, inside and out, so it looks like there’s activity. Let someone else know where you are and when you plan to leave. If your building has a security guard, have him or her walk you to your car.

And one final word on Realtor safety. . .

12. Listen to your gut. If your intuition tells you something is creepy, it probably is. Don’t be afraid of offending a potential client or of looking foolish. It’s an old cliché, but it fits: “It’s better to be safe than sorry.”

Realtor Safety – 12 Tips for Staying Safe on the Job moneypress.com/realtor-safety… via @moneypress

— Richard Hartian (@moneypress) March 27, 2012

Have a story to tell or have other ways to stay safe? Please share them below in the comments.

The Home Affordable Refinance Program, or HARP, was originally designed to help homeowners refinance their mortgages to the then-current low rates, even if the home was worth less than what was owed.  Typically, a lender wants to see some equity in a refinance transaction, meaning that the amount borrowed is less than the current value of the home for owner-occupied properties.

If homeowners could lower their monthly payments, then they’re less likely to default on their home loan.  Lower monthly payments also mean borrowers will have more money in their pockets to spend on other things, boosting the nation’s economy.  That makes perfect sense, right?

Yet HARP never really caught on in quite the way it was originally hoped. Why?  The initial HARP requirements (among others) were:

• The mortgage must be owned by Fannie Mae or Freddie Mac
• The mortgage must be current with no 30 day late payments in the previous 12 months
• The current loan to value (LTV) could not exceed 125% based upon a new appraisal
• The borrower must provide the ability to make the new loan payments.

While this new loan program literally opened up a set of loan guidelines never before seen, HARP never got the traction that was hoped for.  Lenders weren’t all that thrilled about venturing into making new loans with new guidelines, and in view of that, many lenders imposed their own guidelines limiting the LTV to 105% of the value instead of the 125% offered in the new program.

Perhaps the biggest obstacle was the existence of Private Mortgage Insurance, or PMI, that stopped many transactions.  Under the first round of HARP, if the loan did not have PMI in place, then no new policy was needed on the new HARP loan.

But, if the original loan in fact had PMI, the old PMI policy was nearly impossible to transfer to a new loan. That stopped everything in its tracks.  If a loan had PMI, the process to transfer that PMI policy was fraught with difficulty that seemed to hinder rather than help the process.  Once lenders and mortgage insurance companies figured out how to get the mortgage insurance transferred to the new loan, various restrictions made it impossible for brokers and some mortgage banks to participate.  Closing costs were also an issue.  Pretty soon, homeowners were looking at a toxic soup that nobody wanted to taste.

HARP 2.0

Taking effect on March 17th of this year, HARP 2.0 has addressed some of the issues which had hurt the adoption of the initial HARP program.

Some of the newer guidelines that address the issues that hampered HARP have been fixed; at least the Administration hopes so.  These new guidelines are:

• The elimination of LTV requirements –  bye-bye 125% maximum LTV!
• PMI in theory should be easier to transfer when needed – although only time will tell
• No field appraisals are required in most cases

There are a few, but restrictive caveats which are:

• Your loan must have funded prior to June 1, 2009
• Your loan must be owned by Fannie Mae or Freddie Mac
• You must be current on your mortgage payments within the past year
• You must be able to verify your ability to repay the mortgage

The whole idea of adding the requirement that your existing loan must be funded prior to June 1^st, 2009 is going to make HARP 2.0 a serious flop for many, if not most, of the underwater homeowners.  In many ways it punishes those that bought or refinanced after June 1^st 2009.

If you don’t know if your loan is owned by Fannie or Freddie (and who does, really?) then you can use these links to see if your mortgage might qualify:

Fannie’s site is found here
Freddie’s site may be found here

The big difference between HARP and HARP 2.0?  It’s the removal of the appraisal requirement or loan to value requirement.  While that only appears to be an innocent change to a loan program, it could be significant.  It’s also a sign of how much our housing market has suffered.

If you’re “underwater” on your current mortgage and you qualify based on the above guidelines, then you should definitely explore the new HARP 2.0.

Is the sequel to Harp going to be a big hit?  We’ll just have to wait and see.