What do you do if you are upside down on your property and the bank is running you around and around? You know…asking you to send in the same documents over and over again. Well you can do a Strategic Foreclosure.

What is a Strategic Foreclosure? Another word for tell the bank come get my property and you are tired of their crap. You have to take a step back first and decide where your moral compass sits. What is the right thing to do, make your payments, as promised? Sure financial responsibility is admirable, but it is hard to maintain that kind of thinking when the very financial institutions you owe money have little to NO financial responsibility. What happened to lead by example?

Hire an attorney and it will take one to three years for a foreclosure to happen.
Now think for a moment about your situation. If you do what all the big corporations do, you put business first. If that is the case, you may want to consider a business decision on your biggest investment, your home. I can better explain this with an example, which happens to be a real life example from someone I know.

Okay, you buy a modest home in 2006, 4 bedrooms two baths, two-car garage about 1600 square feet, relatively new. You pay $225,000.00 put in about $30,000.00 in upgrades. All of a sudden the market starts to pull back, and it did. Next thing you know you are paying way more than you can rent the property for, the house across the street just sold for $112,000 and there are ten more on the street for the same price. What do you do?

Well, you first try and call the bank to see if you can get approved for one of the many home mortgage modification plans. But you are not so lucky since you don’t meet any of the requirements, and it wasn’t from a lack of trying. You were told “sorry” so many times you quit counting. Now all of a sudden your job has reduced your hours and pay. You are lucky enough to still have a job but nonetheless, you are now struggling to make your mortgage payment. You decide enough is enough and can’t make your current mortgage payment. One month turns into three and so on. You are still trying hard to get a modification but to no avail.

Finally you are making headway with the bank and you believe you can see a light is at the end of the tunnel you think, the bank says “no problem, we will lower your payment and you can keep making payments on your original note.” WOW, thanks but no thanks, don’t do me any favors! But why say that?
Let’s look at why.

Even if they lowered your principal you are wasting your time as far as a business decision is concerned. The house is only worth what someone is willing to pay, and right now that’s $112,000.

So you walk away from this house, the one you owe $260,000 on. You live in it for say 3 years total before it is foreclosed on. Yes, your credit will be affected, you will have a foreclosure, along with about 50 percent of the other Americans out there that owned a home and experienced a foreclosure. But you are better off saving your money and renting at a price you can afford for the next few years. Get your feet back under you and then buy when the job and the housing market has improved a bit.

If you end up buying a home similar to yours, let’s say the one next door, for say $112,000 in the next five to seven year, it will probably be back to the levels you currently owe – $260,000.

So, a sound business decision encourages you to walk away, make a deal with bank, turn over the house and owe nothing. Save a little money, put down 20% on a new house in two years. Even if your credit is affected you can do a rent to own or a lease purchase. After 12 months of good payments, you can refinance it as your primary residence.

The $112,000 house you will buy for $120,000. You put down $10,000.00 and owe $110,000 over the next six years. Your house goes up in value to say $200,000 and your mortgage goes down to say $95,000.00 and you have $105,000.00 in equity. Meaning if you stayed in the old house that you owed $260,000, it is now worth $200,000.00 and your mortgage is down to $230,000.00 give or take. Which scenario, as a business decision, seems better, upside down or positive?

You have to weigh the pros and cons the decision to be moral and ethical make your payments or make a sound business decision and be ahead financially. Only you can make that decision. I will tell you that the banks and big companies make these decisions every day and they always choose the business decision. That’s not a reason to condone it, but a reason to seriously sit down and consider your choices.

One thing is for sure, the real estate market will come back, until then look for the opportunities they are always present.

Sure, foreclosures seemed to have relaxed a bit but there’s probably a very good reason for that – stalling tactics by homeowners. When the economy crumbed, people started losing their jobs, and the payments stopped on homes around the nation and the population had to think fast. Many decided the best way to temporarily weather the mortgage storm was to stall as long as possible. So, although they were unaccustomed to doing so, many Americans “lawyered up” and put their faith in legal stalling tactics. Up to now it’s worked like a charm. It’s helped people remain in their homes while they desperately search for employment to support their families. It’s also helped the government economic figures. But don’t let the fewer number of foreclosures around the nation fool you. They are not gone; they’ve just been postponed for a few months.

Unemployment continues to rise or remain at constant levels in many states and that just isn’t helping those in need of finding ways to start paying for their homes again. In Nevada, for instance, unemployment hit 14 percent. Those figures have put Nevada 4.3 percentage points above the national unemployment rate of 9.7 percent, and 0.4 point above Michigan’s 13.6 percent rate. By the way, Nevada also leads the country in foreclosures, bankruptcy filings and credit card delinquency. This is just one state’s economic situation; you can find basically the same kind of miserable numbers in Michigan, California and Florida.

There are tons of people out there grabbing up foreclosure deals like mad but the sales are rather slow for a number of reasons. Few people have the money, the credit rating or the desire to be purchasing their next dream home. Banks aren’t lending either and that’s a problem. There is an excess of worry and concern about where families will be in 6 months or a year. Empty homes are fostering vandalism and neighborhoods that were thriving a couple years ago are now quickly falling into ruin and even the homes that are occupied are losing value almost daily.

The government recently reported that new home sales in the United States plunged 33 percent in April to a seasonally adjusted annual rate of 300,000 units. And it was also released that more than half of all homeowners with modified mortgages fell at least two months behind in their payments just a year after the adjustment was made.

In recent months, the possibility of foreclosures continued to fester and that might be a good indication why the media hasn’t reported on it as effectively as they once did. Maybe they’re bored with this persistent problem. Glancing over the headlines on a major news reporting source this morning shows stories about a Sarah Palin public appearance, the problems with the new iPhone, a union that is apparently angry at the governor of Arizona, and the one year anniversary of the deaths of Michael Jackson and Farrah Fawcett. Not one story about the current problems with the banking industry and the housing sector.

So, it’s on to the daily accounts of the Gulf of Mexico BP oil spill (at least for now), but be advised that the housing predicament still exists and is about to grab the American economy by the throat (again). And I’m just referring to the residential side of the Real Estate market; I haven’t even addressed the commercial side yet.

So, where did the mortgage problem go? It didn’t go anywhere, my friend. As a matter of fact just look next door or across the street and I’m sure you’ll find it. Wonder if your representative in Washington sees the same thing in their neighborhood? Maybe it’s time to write them and find out.

But there are a few things that you can do to help the situation while the years ahead try to mend the financial damage that we’ve experienced recently. The first thing, and probably the most important, is not to ignore your current situation. Listen, I know that many of you have not been checking out your banking or investment statements lately because you just don’t want to see that bottom line figure. The fact remains, unless you know what that figure is, you won’t know where you’ll need to start the repair or how aggressive you’ll have to be to fix the problem. So, stop hiding and take a look. You might not like what you see but at least you’ll know where you stand and that will be the beginning of “fixing what has been broken.”

If you haven’t done so already, find an accountant. There have been so many changes to the tax laws in the past year and even the professionals are overly challenged when trying to keep up with the latest tax modifications. Many of you have started your own businesses this past year and if you try to mix that with your personal taxes, well, you could be in for an ordeal that might lead to errors in your final tax figures. So, let someone who knows how to handle the situation do it for you. Sure, it’s going to cost you a few dollars but in the end you’ll be more at ease and content that you did it the right way and, believe me, that will be well worth a few extra dollars.

In the computer age, you can automate many of your financial responsibilities that in the past you would normally worry about. Things like automatic bill pay through your bank’s website or payroll deductions to your 401(k) plan or savings accounts can do much to take some of the pressure off. You can also have your utility companies or a personal credit card simply debit your account on a monthly basis and you won’t ever have to worry about late fees. But even better than that, since you won’t have to actually sit down and pay the bills, you’ll have a lot of extra time to do the things you really want to do.

As we approach 2010, use some of your extra time to sit down and write your goals for the New Year. What did you want to accomplish this year that you didn’t? What would you like to achieve next year? Maybe it’s that vacation you’ve always wanted to take to Paris or finally finishing your education; whatever your goals are, just make sure you write them down and post them someplace. Ask yourself where you see yourself in five years. Then, prioritize those goals to figure out a way to make them happen. Once you’ve set your personal goals, make sure you stay focused and remain on course to complete them successfully. Constantly review and update your list of goals and modify them to reflect any life changes, experiences or priorities. If you want to make something happen you must set and manage your goals. Make that a priority this year.

If you are dedicated to creating a booming year ahead, you must make sure that you look at everything with a new point of view. If you’ve been doing things in a certain manner that hasn’t really been working out for you, the only way to change the outcome is by changing how you deal with the problem. Make something happen in the coming year by producing a positive environment that will allow you to realize the success you are striving to achieve.

Many retailers attribute 25 to 40% of their annual sales to “Black Friday” (the Friday after Thanksgiving), which is normally a fairly solid gauge as to what the rest of the holiday shopping season will look like. In addition to “Black Friday,” we now recognize the following Monday as “Cyber Monday,” as the beginning of the online shopping season. For many retailers that are already close to ruin, the 2009 holiday shopping season is very likely to tell the story. It could be the final blow for a number of the nation’s retailers and mall operators, already feeling the negative influence of a diminished year for retail sales.

As I shared with you recently, the national spending habits of American consumers have certainly been altered over the past 18 months and the traditional attitudes that the buying public had in the past are forever changed. This means that the nation’s retailers will also have to make some changes in order to cater to the newly formed buying habits of their customers. The plans at the retail centers for this holiday season appear to be centered on traditional values and bringing family together since that appears to be the major desire of the typical shopper this year. Smaller holiday gift giving and more time focused on the important things in life – time with family.

Stores are still hurting from last year’s’ holiday shopping season, which economists say was the weakest buying period since 1967, when the Commerce Department started collecting such data. The feeling is this year could be worse. Consumers with worries about being laid off or reduced hours at work plus lower credit lines are contributing to the dwindling consumer interest in spending this holiday season.

The retail centers will be displaying more things like gingerbread houses while using the traditional red, green and gold holiday colors to touch the current mood of today’s consumer. We’re all looking back when life was easier, safer, and perhaps even happier; those are the values that will certainly attract this year’s holiday buyers.

And according to a recent survey by Information Resources Inc (IRI), about 77 percent of American holiday shoppers said that while they didn’t spend much on the holidays last year they are more willing to open their wallets a little wider this year. The respondents added that they will continue to search for discounts whenever possible. According to IRI “functional gifts such as iPods, Blu-ray players for less than $99, Smartphone’s and clothes such as sweaters and jackets will likely top gift lists.”

There are indicators that suggest the U.S. economy may be coming to the end of its worst days, many consumers remain concerned by limited credit, high unemployment and home foreclosures. The new American consumer continues to save at historically high levels while paying their down debt. Just examining those concerns imply that we could experience yet another challenging holiday season for the nation’s retailers.

There are numerous methods of determining the best methods of handling our money that didn’t exist a decade ago.  Most of us have personal computers at home that can be used to assist your financial development.  There are many software programs that can help guide you by showing where your money is currently going.  These programs can help you determine the best methods of using your cash to enhance your investments.  Determine how much is coming in, how much is going out and establish where the money is going.  It’s really that easy.  Once you know those facts, you can make your adjustments.

One question that you really should ask yourself is whether the investment methods you use are actually working for you to build financial wealth.  If there have been problems, changes in the market trends, an alteration in your personal lifestyle (a new baby, a recent move, a new job, you’ve just married, just divorced) then make the necessary changes to make sure your money is working to fit your life’s changes and goals.  Interest rates are down today and it may be time to consider refinancing your home but only you know whether that’s something you should do or not.  Plus, make sure you build at least three to six months worth of living expenses, if you don’t already have that amount put away safely. 

Other areas of interest to your personal financial life include your insurance coverage.  If your agent hasn’t called you recently, pick up the phone and dial your agent’s office and request that you take an inventory of your coverage (home, life, auto) and adjust where needed.  For goodness sake, examine your credit report at least once a year.  It might be a good idea to actually contact the credit agencies twice a year, especially if you are about to make a major purchase.  

Just as you need to develop and then redevelop your short and long term goals throughout the year, so it goes with the state of your financial well-being.  This should not be an unpleasant chore but rather something enjoyable.  Remember, by conducting these occasional checkups, you are insuring that positive financial results are more likely to be attained. 

Anything can happen throughout the year (as this year has shown), which can force you off your fiscal course.  Events that can make a difference in your life occur at a moment’s notice.  Just make sure that when unforeseen events occur, you make the needed corrections that will rebalance your financial life.  Plan to make a quick check every three months or so.  This is all part of goal setting that I believe is so important to leading a balanced and prosperous life.  Stay focused and make sure you perform your personal checkups on a regular basis. 

I usually find that if I’m not certain of where I’m going or how I’m getting there, I will tend to have more concerns than if I actively sit down and plan for the future.  We hear on the financial news programs every day that investors are “worried” about a variety of things that will move the markets lower.  What’s the point?!  Let’s start planning our personal situations and stop creating the anxiety.  The summer months are over and we are now preparing for autumn and the changing colors of the trees, feeling a nip in the air, and the smells of the season from cinnamon to evergreen.  I don’t know about you but I think this is a great time of year.  

Sure, there are some challenges ahead which could complicate our national and personal finances.  The negative scenarios that the U.S. economy is pushing through today along with the ever-increasing cost of energy could certainly cause a drain on our personal finances and put tension on the retail sector as well as pressuring the trade gap.  But there’s not a lot we can do personally to generate solutions for these hot topics.  The one thing we can do to sustain our personal “corner of the world” is to develop a positive and constructive attitude.  It really does help.  When you decide to carve out your personal path using even a small amount of confidence, you can’t help but develop the belief that you can succeed at anything you set out to do, no matter what the odds.  Believe me, I’ve done it. 

Positive thoughts and actions create positive results. If you have the wrong attitude then your trading could also be affected.  Doing anything with the wrong attitude will lead you in a direction that will be a burden rather than a blessing.  Individually, things can be tough to deal with but collectively – as an encouraging population – we can do anything.  As we approach the final quarter of the year, I’m hopeful for the months ahead and I hope you are too.  We’ve proven this factor in the past and I have no doubt that we will bear it out again in the future. Become proactive and cheerful by developing your attainable goals while staying focused on the situation(s) at hand.

The improvement of anything you do in life requires you to get the education you need, whether formal or informal.  If you feel like you need to improve your personal investing skills why not find a trading group in your local area and work with others to perfect your skills or take a formal class.  You’ve heard me say it before – it’s all about education.  If you are learning to play golf, I’m sure you have to practice.  If you are trying to master algebra, you have to study.  The same is true for an effective and profitable financial life.  Never give up! Determine your direction, get educated and you will get results! 

Happy trading!

The ability to really enjoy your life doesn’t take an infinite amount of money but it does take a desire to develop a list of goals and the capacity to apply your personal drive to guide your daily existence.  There are many people we use as role models.  I prefer to look at several people and take a little expertise from each.  I have definitely learned how to apply some of these important ethical values from my relatives and some from people I’ve become acquainted with through my business or personal life.  

What you do in your professional life helps pay the bills but you should also allow it to feed your spirit.  The key thing I’ve learned over the years is to push myself.  It’s very important to make an effort to achieve the unimaginable and solve problems that are more complex than you ever expected you could successfully complete.  That adage has served me well and has seriously helped me to recognize the balance of my life and put it into the proper perspective every day.  What about you?  Have you chosen what it is you’d like to accomplish in your life?  There’s no time like the present to come to some conclusions. 

All of us can accomplish our innermost desires if we first define our dreams and then go after them aggressively.  Ultimately it’s entirely up to each one of us to shape and develop a constructive pattern for our life.  There’s no right or wrong; there’s no black or white.  Occasionally you should try not focus so much on your abilities or on your resume.  Instead, center more on your passions.  Determine what it is you really love to do.  If you don’t have the knowledge you need to reach your objective, make it a major priority to begin filling the cracks and learn.  It’s all about education.   

There are plenty of different avenues to explore to get the information you need to succeed.  Call your local college or find out what training or educational opportunities your company offers.  Access to learning has never been easier.  Most of us actively use the Internet and that’s a great place to start.  You can actually sign up for online courses that you can accomplish at your own speed – right from your home.  The more you learn the easier it will be for you to adapt to new situations and increase your personal level of confidence.  During this rough economic period, lots of people are going back to class to earn an advanced degree or to take vocational courses to actually change careers.   

There’s no time like right now to start the process.  I know that making changes in your life can be very scary to some, but use the adrenalin to actively pursue the things your really want out of life.  Don’t be timid, don’t waste time.  Just do it.  Actively seek out others who share your passions and don’t lose sight of the dream.  But always remember; be thankful for what you already have in life.  Count your blessings daily and enjoy every moment of the ride.  There’s no place like the present to begin to experience a great deal of pleasure in your life’s journey, both on and off the job.

One of the most profitable times in my life was during my dedicated real estate career; I say that because, at the time, that is all I did.  That period also taught me about diversification and the importance of good money management, but that is another story.  Anyway, during this time (the late 90’s) I began to invest in real estate.  The market was a good buyers market so there were lots of opportunities, however interest rates were a little higher and I had pretty bad credit.  As I was growing up through high school and after my graduation, I didn’t maintain my credit as I should have.  Contrary to what people believe, think or say, you can fix your credit. I did but it took many years.  I was able to eliminate all the bad and replace it with all good. Yet again, that’s another story but you can do that to.

As far as this story goes, I identified a great place to make money in the real estate market place, most specifically rentals, and investor rehabs.  The problem was I didn’t have any extra cash and poor credit. So, I set out to accomplish my goal. I had to use private money; in fact I was paying interest as high as 18%, one year notes and five points.  Yikes, you say.  Me too!

The difference was this; if you aren’t putting any money down or little money down then your return is infinite regardless of what you are paying for the use of the money.  I always get the terms of the money first then I look for a deal that fits within those parameters.  That way I can still make money paying whatever the terms are.  That’s what I did.

I bought literally hundreds of properties and then started buying multi-family properties.  As I have written before, you need to move the ball along.  I was able to eventually find better pricing that was still high but not as high.  The point of all this is to show you that credit and using private money is a possibility that you can consider and today’s financial landscape offers a great opportunity to go out and find deals.

Let’s talk about no money down deals and better yet getting money back. First, there are lots of them out there. Maybe not as many no money down deals as in the past but certainly little to no money down deals are still available.  When I first started out I was able to do a lot of deals that actually paid me when I closed.  The key is to find someone that will deal with you.  Do your homework and keep moving the ball forward. 

I am not a doctor but I would imagine that the simple reason some people get so over extended is that they run their credit cards up and then the interest literally chokes them.  What happens is that people get depressed.  When that happens, some people will go out to the mall or wherever and buy something, anything that doesn’t matter.  That immediately makes these individuals feel better, at least until they get buyer’s remorse.  Shopping for clothes, electronics, cars or whatever, is normally associated with a good feeling, so the next time you feel down you end up going shopping to buy something to make yourself feel better.  There are two problems with this; I doubt that many of you pull out cash to purchase these items, and you no doubt use a credit card.  If you don’t pay it off at the end of the month, you start to get hit with interest which is usually so high that it is hard to ever get ahead.

Second, the purchases get bigger; you will ultimately have to spend more and more to feel better.  This is a losing proposition all the way around.  What we need to do is eliminate credit all together.  We need to start paying for our purchases outright.  Yes, credit cards are okay, but you must use them wisely and pay them off at the end of each month.  So what else do you need credit for?  Maybe for a car or a home.  You can always a buy a used car and save money.  You can develop a strategy concerning your home loan by paying off extra principal every month. My point is, if you use credit, you have to have a plan to pay it off and get it paid off as soon as possible.

Credit only exists for one reason and that is to make you a slave to it and make the lender rich.  Everyone in America should start taking conscious control of their outstanding debt and begin to eliminate it.  Let’s make the lending institutions suffer a little, let’s make them squirm when they wake up one morning and realize that we have all decide to take back control of our finances.  Remember that if you are saving money you are making money.

Start calling all your creditors and ask them for an interest rate reduction, don’t take no for an answer.  You may have to talk to several people but you will find one that can help you lower your interest rate.  Not everyone at the bank will even know that they can lower your interest rate but they can and they will, if you are persistent enough.

If you are skeptical just know this, in one of our worst financial times I can remember the banks are doing everything they can to make more money at our expenses, so much in fact that the president has to get Congress to put restrictions on what they can and can’t charge for.  The banks are adding new expenses and fees to our accounts, they are raising interest rates faster then we can pay our bills.  Why? Because they are greedy and want to make sure we don’t get off their credit “drug,” so to speak. our society has become credit junkies.  It’s time to quit and start living debt free.  As a nation, we are spenders…not savers.  This paradigm has shifted over the last 40 years.  And we are bigger spenders than our brothers in the East. Asia, for instance, saves much more than we do and that has a global affect on our economies.  With financial times as tough as they are now, people are realizing that saving is something we all have to get back to. 

Let’s do it debt free.

It seems that the real estate market runs in cycles, about five to ten years.  We just got through a big one where everything was going up.  Homeownership in the U.S. has risen to nearly 70 percent.  Now we are on the down side and we are already near homeownership levels of 1985.  The time for rentals is back.

But what you will see is that most of the apartment buildings that sprung up during the last great rental period have converted to condos, and thus have started to experience foreclosure.  Today we are facing a huge inventory of foreclosed properties, and all of the people that lived in those properties will be looking for places to live.  Why not in your condo or home?

The next great real estate cycle is now at your feet.  When is the best time to get into the real estate rental market?  How about when interest rates are low and prices are even lower?  Ah…..would that be now?  I think so.  Now what we have to do is get creative and we have to find out how to get into the market using leverage or better yet – cash.  I personally have begun a life of living debt free, I simply believe that cash is king and credit will enslave you.  However, with that said, leverage and finance have their place and you may not be able to run out and pay cash for your next rental property.

There is no question that buying bank-owned properties for cash will get you the best deals, but banks are now more motivated than ever before to get real estate they own off their books.  They are motivated by their own business model and oversight by the federal government.  So, these banks are more willing to loan you money now than ever before.  Laugh out loud if you will but it is in their best interest to do so.  You can get creative and work some pretty good deals out with them and they will be the bank.  It is better for them to loan you the money on the house than to have the bank sit on it.

The way this cycle will work is that you can go out buy a house or a condo for dirt cheap prices – I mean 30 cents on the dollar.  Remember that the real estate market will run in cycles (trends, if you will).  On average a typical home in the U.S. will double in value every eight to ten years.  And we saw that prior to the last pull back.  If you bought or buy at the end of the cycle you can get hurt, so we buy our home now when prices are at an all time lows; we rent the home and start using the strategy in which we pay extra principal payments.  With interest rates so low you should be able to have enough extra principal payments that will allow you to pay this home off in eight to ten years. 

You are then sitting on a piece of property that is 100 percent cash flowing, even if the market pulls back again you will still have cash coming in with little overhead which will allow you to make the next cycle.  But this is the best part, let’s say you buy a home for 50 cents on the dollar.  Say a $200 thousand home that in today’s value is $100 thousand. Believe me, you can get them for far less today.  Over the next 10 years you pay it off and the value of the home increases to nearly $400 thousand.  But you own it free and clear; so let’s say you have another correction.  It would have to go a long way down before it really starts to affect you because you own it free and clear.  Even if it went back to 10 year lows you still have equity to pull out. 

On a side note you can always get a mortgage or refinance later and pull cash out to invest tax free later.  Although this is not a debt free type of mentality, there are circumstances when leveraging money will be to your advantage.

With all that said, keep looking for more articles from me on this subject as I am personally doing this.  I love real estate as a way of diversification and now is the time to make your next fortune in real estate.

Happy investing,

James Dicks