From $550k to . . . $166k

70% Off!

Where: 30xx Colfax Ave. South in Minneapolis' Uptown neighborhood
What: Uptown Triplex with 2,700 FSF
How much: $166,250
When: listed yesterday (9/30) with Coldwell Banker Burnet

Once upon a time -- like 2006 -- this Uptown property was listed for $550,000.

Today, it can be purchased from its bank-owner for $166,250.

It comes with a $7,000 property tax bill, but since that's pegged to a tax assessed value of $398,500, you'd certainly expect that to drop.

Realtor-to-Realtor Letters

"X" Factor: Realtor's Credibility

First there was the "Dear Seller" letter, drafted by the Buyer ("We loved your home from the minute we walked in . . .")

Then came the "experienced short-sale agent" claims on MLS, dangled by listing agents trying to convince prospective Buyers that the odds of a deal will be better (better, but still not good).

Call it a "Dear Buyer" letter.

Now, there's the "Dear Listing Agent" letter, drafted by the Buyer's Agent to reassure the bank-owner of a foreclosure.

Who would write such a letter?

Me.

I'm currently representing clients competing for a foreclosed property that, due to its advanced deterioration, is in fact a tear-down.

Because the local municipality is known for strict oversight, that could create headaches for the bank trying to unload the property.

So, how -- besides price and terms -- do you make your client's offer stand out?

By letting the Bank and its Realtor know that, because you and your client have existing relationships with city staff, know the required procedures, and have already had contractors assess the property's condition (all true) . . . the odds of a consummated deal are much better.

Making $$$ in Foreclosures

Are You Right For Foreclosures?

The key to making money in foreclosures isn't sizing up a particular property -- it's knowing yourself.

Specifically, your timetable, temperament, budget, fix-up skills (or access to them), and intended holding period.

If you're deficient in any one category, the odds of success go way down; two, the odds become infinitesimal.

Timetable. Before embarking on a lender-mediated property, ask yourself: can you wait a week or longer to find out if your offer is accepted? (1-2 days is the norm for non-bank deals)

If you're pursuing a "short sale," can you wait weeks -- maybe months -- for the bank(s) to approve the sale?

In the meantime, you'd better make sure you don't have to vacate an apartment or house -- or have access to a friend or parents' basement, if you do.

Temperament. More questions: will you be OK if you happen to get bumped from the house at the last minute -- possibly weeks or months after acceptance?

How do you feel about "swallowing" such lender-dictated terms as forfeiting your earnest money before you know whether you qualify for a loan; or accepting the home "As Is," with no Seller disclosures or legal recourse in the event of major problems?

Budget. Often times, the purchase price of a foreclosure is just the "cost of admission"; the subsequent fix-up costs can be equal or greater than the cost of the house.

Do you know what needs to be fixed? What doesn't? Who will be doing the repairs?

Fix-up Skills. If you're a contractor, you already know the answer to that last question. If you're not, what's your strategy for getting bids? Contractors come in all sizes and shapes. Some prefer to do bids, others work on a time-and-material basis.

Holding Period. The same foreclosure glut that let you buy low might very well turn and around and bite you as a quick Seller. Especially if you're planning on a market turnaround to generate your profit (vs. sweat equity), you should have a 2-3 year holding period, minimum.

Bottom line: is there money to be made in foreclosures and short sales? Sure.

But I'm not convinced that there isn't more money -- not to mention time -- to be lost.