Hidden Secrets

Excerpted from: Making Big Money Investing in Foreclosures without Cash or Credit By Peter Conti & Jerry Norton
To get your copy of the complete book at significant discount, simply go to www.resultsnow.com and look for special pricing on this best selling real estate book. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is provided with the understanding that the publisher is not engaged in rendering legal, accounting, or other professional service. If legal advice or other expert assistance is required, the services of a competent professional should be sought. 2003 by Dearborn Financial Publishing, Inc. Published by Dearborn Trade Publishing A Kaplan Professional Company All rights reserved. The text of this publication, or any part thereof, may not be reproduced in any manner whatsoever without written permission. Printed in the United States of America 03 04 05 10 9 8 7 6 5 4 3 2 1 Library of Congress Cataloging-in-Publication Data Conti, Peter. Making big money investing in foreclosures without cash or credit / Peter Conti and Jerry Norton. p. cm. Includes index. ISBN 0-7931-7365-5 (7.25 9 paperback) 1. Real estate investmentUnited States. 2. ForeclosureUnited States. 3. House buyingUnited States. 4. Real propertyUnited States. I. Finkel, David. II. Title. HD255.C62 2003 332.63'24dc21 2003010611
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Making Big Money Investing in Foreclosures without Cash or Credit
Strategy #3: Sell with Owner Financing

Considering that in many areas of the countr y, 75 percent or more of renters cannot qualif y to purchase the median-priced house in that area with conventional financing, you probably dont need any convincing about the appeal nonbank financing has to the appetites of a huge percentage of would-be homebuyers. Many potential buyers have credit problems or not enough income to qualif y for traditional financing, so youll find that when you offer one of your properties with owner financing, youll get swamped with people who want to buy. Owner financing simply means that you, the seller of a property, act as the bank. You finance the sale so your buyer doesnt have to go to a conventional lender and qualify for a traditional loan. Most beginning investors see owner financing as an option only for properties they own free and clear. For example, suppose you have a house you own free and clear worth $400,000. You sell it to a buyer for a down payment of $40,000 (10 percent) and carr y back the other $360,000 as a mortgage to be paid to you over the next five years. This is the best-known form of owner financing, where a seller acts like the bank on a property he owns free and clear. But as a sav v y investor, you can tap into the power of owner financing in many more powerful ways.
Davids Story
Remember talking about buying properties subject to the existing financing? You might not have realized it but thats a form of owner financing. For example, say you found a seller of a $275,000 house who was four months behind in his payments. You agreed to buy that house by making up the sellers back payments and taking title subject to the existing $245,000 loan. The seller solves his problem, which is the looming foreclosure, and you get a house for about $6,500 in back payments with about $20,000 to $25,000 of
8 / Investing for Long-Term Wealth Buildup
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equity. In essence, this was an owner-financed deal because you used the sellers existing loan as a way of leveraging yourself into the property.
You can use this same concept when you sell a property by selling it subject to the existing financing. Continuing on with the previous example, you now have the house under contract but you dont have the $8,000 you need to catch up the back payments and pay for closing costs. So you decide to sell the house with owner financing and let your new buyer give you the funds needed to bring the payments current. You advertise using techniques described later in this chapter and find a buyer who agrees to purchase the house for $290,000 with 10 percent down and you carr y back the balance. So now you collect $29,000 as a down payment, then use $8,000 to make up the back payments and pay for closing costs. Youve just made $21,000 cash up front plus youll make another $8,000 on the back end (see Figure 8.1). And there are two more hidden profit centers we havent even shared with you yet.
Davids Story
Look at your local Sunday paper. In many cities, more than 200 properties are offered for sale at any given time. Yet out of these 200, less than 20 will be offered with no bank financing. That means that you are offering something thats scarce. Combine this with the fact that the average renter cant qual ify to buy the median-priced home in most cities and you recognize that not only is the supply limited but the demand is greater for an ownerfinanced house than for a traditionally financed one. I may not know much about economics, but even I know that when supply is limited and demand increases, prices must go up. When I sell with owner financing, I typically get 5 percent to 10 percent above market value for the propertyand without any real estate commissionsimply because the financing has made the
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FIGURE 8.1 Sample Owner-Carry Deal Value Your price Existing first mortgage you took title subject to Your CASH costs up front Back payments Closing costs Your selling price Your purchase price Your profit Form of your profits Cash Buyers down payment Cash YOU put in deal Net cash up front Note you carry for your buyer
(Note: Youll also earn interest from the note you carry back for your buyer.)
$275,000 $253,000 $245,000 $ $ 6,500 1,500
$290,000 ($253,000) $37,000
$ ($ $ $
29,000 8,000) 21,000 8,000
house more valuable! A fter all, your buyers are not really buying the house; theyre buying the financing. Now, I dont get all this money up front, but I like creating a hands-off income stream that has a future payoff.
Six Benefits to the Buyer for Using Owner Financing

1. Fast closing. You can close in as little as 72 hours. Just tr y that with a conventional lender! 2. Easy monthly payments. Youre in control of structuring the payments. If you want, you can even charge them interest-only payments, which lowers their monthly payment. 3. No banks to deal with. This means no bureaucracy and red tape and loan committees to work through.
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4. Almost no paperwork to fill out. Yes, youll get a loan application from your buyers, but theyll save hours not having to fill out redundant bank forms and creating fancy loan application packets. 5. Doesnt matter what their credit or income is like. Depending on the amount of down payment buyers have to work with and the amount they can afford to pay you each month, you can work with buyers no matter what their credit is like. 6. Flexible terms on the financing. You can structure the financing to meet your buyers needs. If your buyer needs two years to clean up his credit and then refinance, you can set up the financing to have a balloon note due for the outstanding balance after two or three years. You are the one in control of structuring the financing. Selling with owner financing is not the right fit for every situation, but its a useful tool to have in your toolbox. Here are three reasons that might make selling one of your properties with owner financing the right exit strategy for you: 1. You need a large amount of money up front. Typically, youll be able to collect 10 percent to 15 percent as a down payment. This can often be your source of funding to get into the deal. Or if you need money up front to live on, owner financing allows you to satisf y your immediate cash needs while still creating a passive income stream and backend profit.
Davids Story
We bought a house in southern California with two of our Mentorship students, Mark and Trish. We bought the house subject to the existing financing. When we were planning our exit strategy, Mark and Trish said they wanted to get as much money up front
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from the sale as possible. We decided to sell the house with owner financing and got $25,000 of our total $28,000 profit up front within 60 days.
2. You need to get a higher-than-market rent payment. Because your buyer will get to write off the interest paid on the property, you can charge a significantly higher-than-market monthly rent payment and still save your buyer money over conventional financing.
Peters Story
I was helping one of our Mentorship students structure a deal in Ohio. She had purchased a property from a seller who was in preforeclosure but the monthly payment was $200 over the market rent for the house. I explained to her that by selling with owner financing, she could find a buyer willing to pay that much, which in this case was $1,100 a month. She did, in fact, find a buyer who paid her the $1,100 by selling the property on an installment land contracta form of owner financing.
3. You want to make sure you will have no more responsibility with the property. Even selling on a rent-to-own basis can require some property management on your part. By selling with owner financing, you truly do step into the hands-off role of passive institutional investor. Your buyer is legally responsible for ever ything involving the property, including mak ing her payment to you each month. A lso, because youre getting three to four times the up-front money than if you were selling on a rent-to-own basis, you can be much more secure knowing your buyer will take care of the property and live up to her side of the deal, including paying the monthly payments on time.
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Take care that when you choose to sell a property with owner financing, you take steps to protect yourself. Youll learn about wraparound mortgages and land contracts soon, both of which are used to protect yourself when you are selling with owner financing. One of the best protections you can have is to have definite criteria when you should not sell with owner financing. Here are the three criteria when you shouldnt sell with owner financing: 1. When your buyer doesnt have at least 10 percent to pay as a down payment. If he has less than this amount, dont sell him the property with owner financing. You can sell it to him on a rent-to-own basis and agree that if he pays you at least 10 percent down by a specific date, you will give him the option of having you carr y back the financing. You should not give someone title to your property, be it legal title or equitable title, who hasnt paid you at least 10 percent down. 2. When your buyer wants to buy with none of her own money. Wh ile we love buying without any of our own money, rarely will we allow anyone to buy a property from us where we agree to help finance this new buyer but he has no money of his own at stake. Why? We know, just like lenders know, that when a buyer has her own money at risk she is much more likely to live up to the terms and conditions of the loan. 3. When you arent getting enough profit in the deal to make it worthwhile. We like to realize enough profit out of the deal up front so that if worst came to worst and our buyer defaulted, even if we never saw another penny from that deal, we would still feel we had a victor y. Obviously, if your buyer defaults, you will move to get your money, oftentimes by foreclosing. Still, you can protect your peace of mind by
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always knowing you made enough that you are comfortable saying, Next. Once youve decided to sell with owner financing, you need to know how to protect yourself. To do this, you are going to use a few simple tools. The first tool youll use is a wraparound mortgage or A ll-Inclusive Trust Deed (A ITD). As you learned in Chapter 2, a mortgage and a deed of trust are security instruments that ensure a borrower lives up to all the terms and conditions of a loan. The borrower signs a promissor y note, which is evidence of the debt, and either a mortgage or deed of trust to secure the debt depending on which state the property is located in. A wraparound mortgage or A ITD is a specialized version of an ordinar y mortgage or deed of trust. We will go into more detail soon, but first remember when you learned about buying property subject to the existing financing how you can just take over making the payments on the loan. Just like you can buy subject to the existing financing, you can also sell subject to the existing financing. If you do this, you want to protect yourself if your buyer does not live up to the terms and conditions of the underlying loan and mortgage or deed of trust. You want to make sure your buyer maintains the property, keeps the property insured, pays the taxes, and makes the monthly payments on time. If you just sold the property subject to the existing financing without using the techniques in this section, youd be powerless to stop your buyer from defaulting on the terms of the loan. You would no longer have any stake or say in the matter. To give yourself the power to force your buyer to comply, use a document called a wraparound mortgage or A ITD. This is an additional document by which you can legally obligate your buyer to honor all the terms and conditions of the existing financing. In essence, it says that the buyer agrees to live up to all the terms and conditions of the existing financing, plus the buyer will pay back to you any money you carried back from the buyers purchase of the property from you.
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For example, imagine you bought a house for $300,000 with $10,000 down and subject to an existing $290,000 first mortgage. You decide to sell that house on a wraparound mortgage. The house is worth $330,000 to a cash buyer, but you know that if you offer nonbank financing its worth more. You find a buyer whos willing to buy from you for $350,000 with $35,000 down. To protect yourself, you get your buyer to sign a wraparound mortgage (if you live in a deed of trust state, then you would have the buyer sign an A ITD, which acts just like a wraparound mortgage), securing that the buyer will not only pay you the rest of the money owed, but will also live up to the terms and conditions of the first mortgage. Many investors will have the buyer pay them one payment each month and they will pay a portion of that payment to cover the existing first mortgage payment. In our previous example, if your buyer agreed to pay you interest-only payments at 9 percent on the $315,000 that you carried back, you would collect $2,362.50 each month from your buyer. With this money, youd be obligated to pay the mortgage payment on the first mortgage of $2,000 a month. The extra $362.50 is yours to keep as one of your profit centers. You could have your buyer pay the $2,000 directly to the first mortgage lender and then send you a second check for $362.50 each month, but we dont recommend it. While its more work to collect the larger check and send the $2,000 to the existing first mortgage lender, you know your buyer is paying that mortgage on time. We suggest you collect the full payment of $2,362.50 and use that money to pay the first mortgage. If your buyer doesnt pay one month, then you wont pay the first mortgage and you will immediately get a local attorney or foreclosure ser vice to start the foreclosure. You can be nice and work with the buyer on the phone to find a solution. But any solution you work toward will have the deadline of the ticking foreclosure clock. Explain that its not your decision to do it this way; its your partners choice. Youre the good cop tr ying to find a way out, but you cant stop the bad cop (your part-
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ner) from moving for ward with the foreclosure unless you receive payment of what is owed.
Peters Story
Ive found the best way to protect myself is to always start an eviction or foreclosure as soon as my renter or buyer has defaulted. While Im empathetic and nice, I dont stop until I either get the property back or I get payment in full. I guarantee youll hear a million stories if you allow excuses. I urge you to set this firm policy, explain it to your renters and buyers up front, then hold them accountable to this specific standard. Anytime I have deviated from this in the past, Ive regretted it.
Using Land Contracts

A land contract (also known as a bond for deed or agreement for deed, or contract for deed) is another way to protect yourself when you sell with owner financing. A land contract is an installment sale by which you sell a property to a buyer who gets equitable title and you keep legal title. Whats the difference? Not much. Equitable title means the buyer owns the property and gets to live in the house, write off all the deductions on tax forms, sell the property, etc. The buyer just isnt named on legal title (i.e., having the property deeded to them.) Think about it this way. When you buy a car from a dealer and the dealer finances the sale, you get to drive the car off the lot (equitable title). But the dealers name is on the pink slip (legal title). When you pay off the entire loan, the dealer signs over the pink slip to you. If you default on the loan, the dealer takes back the car. A land contract is essentially like a wraparound mortgage or A ITD except that, in several states, its easier to get the property back in the event your buyer defaults than if you sold the property on a wraparound mortgage or AITD. For example, in Ohio if your
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buyer has less than 10 percent equity in a property and defaults on the terms of the land contract, you can actually evict him from the property. This process takes a few weeks. If you sold the property on a wraparound mortgage, it could take you months to go through Ohios judicial foreclosure process. In some states, however, selling on a land contract is a bad idea because of the difficulties posed to the seller tr ying to foreclose on a defaulting buyer. In California, for example, if you sold on a land contract, you would have to start a quiet title action lawsuit to extinguish your buyers ownership interest before you could take the next step and evict her from the property. You are much better off in California selling on an A ITD. Ask a good real estate attorney how land contracts versus wraparound mortgages or A ITDs measure up in your state. The real key will be which way its easier for you to get the property back or force the sale of the property if your buyer defaults. Ask your attorney the legal process you would need to follow if your buyer defaults. Then compare this process to the one you would need to go through if you sold the house on a wraparound mortgage or AITD. The bottom line is: If you ever sell with owner financing subject to the existing financing, always use either a wraparound mortgage or AITD or a land contract to protect your interest.
Peters Story
Recently an e-mail was forwarded to me about how one of our students in Colorado, Larry, just sold a house on an installment land contract. Larrys wife found a seller who was three payments behind on his mortgage. Larry bought the house for $226,000, subject to the existing financing. He quickly refinanced the house to drop his payment to $1,405 PITI. He then put an ad in the paper and found a couple who wanted to buy the house from him for $250,000. They gave him $10,000 down, plus will pay him $2,066 each month. This gives Larry $661 a month of hassle-free income.
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Selling with Owner FinancingStep-by-Step

Step One: Marketing the Property
Lets say you have decided to sell your investment property with owner financing. Your first step is to market the property and generate as many prospective buyers as possible.
Davids Story
In my opinion, the single most important factor in selling a house fast is to create intense competition for the property. Most investors struggle with this. They are slow to market the property. There is power behind the urgency you create when selling a house. The first two weeks its on the market are critical. Im a big believer in group showings with as many people as I can get to the property at the same time. This means I dont try to overqualify or sell the house over the phone. Instead, I push everyone whos remotely interested in the property to come to see the house at the same time. I love the way buyers behave so nicely and decide so quick ly when they fear losing the house to another family at the showing.
Besides placing signs, running ads in your local papers real estate classified For Sale section is the best way to find a buyer for your property. Building on the classified advertising techniques you learned in the last chapter, Figure 8.2 offers three power ads you can use as templates when youre selling a property with owner financing. Notice that each of these ads almost ignores the property and instead sells the financing. This is the same technique that car dealerships use when they advertise. They dont focus on the price; instead, they emphasize the payment and the amount of money needed up front.
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FIGURE 8.2 Power Ads When Selling a House with Owner Financing
EZ Qualifying! OWC. Must sell now! Price Reduced for Quick Sale. 3br/2ba, dbl gar. 619-555-1234.
Or
Desperate, Must Sell! $25,000 down take over pymts. on my loan. No banks to deal with. 4br./ 3ba. 888-444-1212. 24-hr. rec. msg.
Or
Nonbank Financing! Bad Credit OK! Small down payment with owner to carry entire balance! 3br./ 2.5ba. house. Details call 888-444-1212 ext. 44. 24-hr. rec. msg.
You might be wondering where the price is in these ads. We recommend you dont include the price. Instead, use your ad to drive as many prospective buyers as possible to your recorded voicemail message. (How to create an effective voice-mail message was covered in Chapter 4.) Just as the purpose of your classified ad is to generate the phone call, the purpose of your voice-mail message is to get a caller to communicate his contact information and the monthly payment range and down payment he has to work with.
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Sample Voice-Mail Script for Selling with Owner Financing

Hello and thanks for calling. T his is your chance to quickly and easily own your dream home. Right now we have a beautiful 4-bedroom, 2 -bath home in Briargate. This home has a stunning view of the mountains, and a great yard with a deck; its very close to shopping and is on a quiet cul-de-sac. Were offering this home with long-term owner financing. There are no banks to deal with and no long forms to fill out! This is the simplest and easiest way for you to own your own home. To help us help you, after the tone, leave your name and telephone number, along with the range you want to keep your monthly payments in, and the amount of down payment you have to work with. Obviously, the larger the monthly payments you can handle and the larger the down payment you have to work with, the easier it will be for us to choose you to buy this house. Thanks for calling and remember to leave your name, telephone number, monthly payment, and down payment you have to work with, and if its a match, well call you back as soon as were back in the office.
SignsYour Most Effective Source of Buyers

Whether youre selling the house on a rent-to-own basis or with owner financing, signs are one of the most important ways to attract qualified buyers to the property. Again, as recommended in the previous chapter, use a combination of two professional-looking signs in the front yard and the corner lot along with plain handwritten signs on simple poster board or corrugated plastic sheets. (See Figure 8.3. )
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FIGURE 8.3 Sample Neighborhood Sign to Sell with Owner Financing
No Bank Qualifying!
100% Owner Carry! 4bd./2ba. House 888-222-8488 ext. 45 24-hr. Rec. Msg.
Students Story
I received a deposit and a promise of $8,000 in option money from a couple who saw one of my bandit signs (the first sign that I ever put out, as a matter of fact). The man said he was driving to Lowes when he caught sight of a tired-looking little yellow sign on a stake by the side of the road. The sign was curled up and f lopped over so all he could read was rent and 3 bed. He said he got out of his car, went over to the sign, and held up the corners so he could read the whole thing. He got out his cell phone and punched in the toll-free number right there. So, I guess these signs really do attract the attention of people in the market for a new place!Heidi, Alaska.
When youre using signs in a city or area that doesnt allow signs, tr y putting your signs out Friday afternoon before ever yone is driving home from work or ver y early on Saturday morning. If you remove them by Sunday night, youll usually be able to avoid those people who dont like your signs as much as you do. In some areas, using your own wooden stakes or metal sign holders seems to relax the officials. One added benefit of handmade signs on poster board is that city authorities tend to see them as one-time events from
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harmless homeowners, not products of huge real estate investment firms (if only they knew, right!). Your local city probably does have rules about the use, or even against the use, of these signs. Because of that, were not telling you to use signs; were merely sharing that other investors have used signs to make a lot of money. Youll have to make your own autonomous decision af ter talking with your attorney, CPA, insurance agent, and psychologist. (Hows that for a disclaimer?)
FlyersYour Ace in the Hole

One powerful guerrilla marketing technique to generate leads on prospective buyers is using f lyers advertising the property for sale. You can deliver these f lyers to homes in the surrounding neighborhood. (See Figure 8.4.) Dont forget to look for other places to post f lyers such as grocer y stores, major employers, community bulletin boards, your local coffeehouse, etc.
Peters Story
I recommend you hire someone else to put out these f lyers for you. If you really want to be successful as an investor, you need to understand the real value of your time. Its hard to earn $50 an hour, let alone $500 or more an hour, if youre doing activities you could pay someone else $10 to $15 an hour to do.
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FIGURE 8.4
Sample Flyer to Find Buyers
$500 Reward
Wanted: The Perfect Neighbor
We want you to have the perfect neighbor, so you can help us to choose your neighbor! Thats right . . . if you can help us to find a great person or family to move into this: 3-bedroom, 2-bath home at 345 Vista View Way Well pay you a rewardof $500 Its available as: Rent to own Owner Carry Financing Nonqualifying Financing Call 866-555-1234. 24-hr. rec. msg. or office 303-555-1234 www.RentToOwnDenver.com
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Setting Up a Realistic Marketing Timeline
Davids Story
For those number crunchers who want the metrics, heres a snapshot of the numbers I see when Im marketing my properties. I get a huge number of signs (40 to 60) out the first two weeks. I put them out immediately and replenish them early on Friday afternoon. (Actually, I hire someone to post them.) This gets me about 25 calls on average. Of these, six to eight potential buyers will show up to see the property. Signs are critical to find buyers even with the calls your classified ads generate. Typically, I receive 30 to 40 calls from my ads over two weeks, of which eight to ten people will come see the property. This means I get 14 to 18 prospective buyers to see the property within the first three weeks I have it on the market. I place a big emphasis on showing a house to large groups (even if only one or two of the people really are qualified). Normally it takes me two to four showings to fill a property and I collect nonrefundable deposits to hold from an average of .75 people who dont end up buying in addition to the one deposit to hold I get from the person who does buy. The key is to push hard to generate traffic through the house for the first two weeks. If I get busy and slow down, I lose momentum, which I feel is critical to selling a house. Prospective buyers do pick up on this. On these occasions, it takes me about four to six weeks on average to sell to a tenant-buyer (rent to own) or buyer (owner financing).
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Two More Hidden Profit Centers in Your Owner-Financing Deals

Because most of the buyers youll find for your owner-financing properties have poor credit, theyll be more than willing to pay an above-market interest rate if you provide them with the financing. Most of your financing will be at 6 percent to 8 percent, and youll be able to charge your buyer 8.9 percent to 10.9 percent interest. This will leave you with a healthy spread in the interest rates. For example, lets say you bought a house subject to its existing $200,000 first mortgage at an interest rate of 7 percent. Then you sell the house on a wraparound mortgage for $230,000 with a $30,000 down payment and an interest rate of 8.9 percent. Not only did you make your $30,000 from the down payment, but you now have a spread in the interest rates that earns you 1.9 percent on the entire $200,000 balance. That passive income f lows to you each month. Finally, depending on the underlying loan and the financing you structure for your buyer, you may have one more profit center the spread in the amortization of the loans. Referring to the previous example, lets say the loan you took title subject to is paying down $150 each month (and the amount keeps growing). But the loan you made to your buyer is interest only. That means each month, the underlying loan is getting paid off and down the road will be much lower than $200,000. For example, in five years your buyer may refinance the loan you made him of $200,000. At that point, the underlying loan may have paid down to $192,000. This means you make an extra $8,000 payday.
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Six Things Top Investors Do to Sell Fast

1. They stay in control during all phone conversations to set appointments. Successful investors firmly take charge right from the start. 2. They know how to pack a showing with five to ten families or potential buyers. Remember, more is better. 3. They love collecting deposits and feel great about people giving them money. Being comfortable accepting money isnt something you can just take for granted. Its a state of mind that can be cultivated over time. 4. They know it only takes one person to buy the property and they feel confident that if the monthly payment and up-front money are right and the house looks decent, they will find a buyer. 5. They expect to collect a deposit to hold the property on the spot. Real buyers put up or shut up. A promise from a buyer only means something if its accompanied with cash. 6. They dont care if they find the perfect buyer at the absolute top monthly payment and price. They just want a good buyer who gives them money right away.
Peters Story
Ive gone through all the Oh my gosh, am I really going to be able to find someone . . . Oh poor me, what if I cant . . . what if I have to make the payments for the next six months myself . . . or if the seller freaks out . . . Did I really buy this right. . . . Provided youve done your homework and bought right, have faith you will find a buyer. That confidence is contagious to buyers. Keep saying to yourself over and over, like a mantra, Im only looking for one buyer.
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A Powerful Selling Strategy: Rent-to-Own into Owner-Carry Financing

One useful strategy is to combine selling a house on a rent-toown basis with owner-carr y financing. For example, we sold a fourbedroom house for $279,980 on a two-year rent-to-own basis. Our tenant-buyers paid us a $15,000 option payment and a monthly rent of $1,695. At the end of the two years, they still couldnt qualif y to buy using conventional financing, but they really wanted the house. So we agreed to finance them ourselves by selling it to them on an A ITD (the house was in California where this is the best way to protect yourself when selling subject to the existing financing). We bumped their price to $285,000 and they gave us $15,000 more money as a down payment. We charged them interest-only payments at 8.9 percent, which meant they paid $1,891.25 a month. We also set a deadline for them to refinance the property within two years of the sale, when a balloon note for the rest of the money came due. If you choose this combined selling strategy, here are your benefits:
Less risk. You only rent-to-own
first and dont agree to the owner-carr y financing until after the buyer has proven to be a good risk. Lots of control for you. You dont obligate yourself to sell with owner financing; you merely agree to talk it through toward the end of the rent-to-own option period. Growing streams of monthly cash f low. Youll get a lot more money each month from your buyers than the rent they used to pay. Because, at this point, they are owners, they also get to write off the interest they pay on their taxes. This means the net cost to your buyer will usually be negligible. You sell at the future price. When you sell on a rent-to-own basis, you charge an inf lated price. When you roll this rent-
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to-own property into owner-carr y financing, you can again bump the price because this nonbank financing commands a premium in the marketplace. Its easy to find people who want to buy a house like this. There are many times more buyers for rent-to-own or ownerfinanced homes than for traditional properties. You save thousands in real estate commissions. You wont need an agent to help you find a buyer.
Seven Secrets to Sell Your Properties Fast!

We want to close this chapter with these seven secrets to selling properties fast: 1. Always set up group appointments. Your time is too valuable to show a property to one person at a time. Leverage your time by setting up group appointments. In addition to saving you time this helps you create intense competition for your properties, which means youll get more for your properties and get it faster. Never underestimate the fear of loss as a motivating force in your buyers mind. When he or she looks around the house and sees four other families there at the property youll be amazed how quick ly a prospective buyer can decide to buy. 2. Always make a definite appointment, not a showing. While group showings are the way you think about marketing the property, that language is not the most effective with prospective buyers. Instead always set up a definite appointment with a prospective buyer at a specific time. You then go on to set all your definite appointments at the exact same time! 3. Always get to the property early. You have too much riding on each group showing to leave anything to chance. Get to
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4.
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the property 30 minutes early and make sure it is ready to show. Turn on all the lights and then do any last-minute touch-ups to make the house warm and inviting. Always use lots of neighborhood signs. Dollar for dollar, signs are your cheapest and most effective ways to generate buyers for your properties. Dont settle for one or two signs; instead, get 30 to 40 signs up each week. Always use voice mail to screen potential buyers. This protects your time and gives buyers a safe way to find out more about the property and offer you have to make them. It also lets you make sure you balance your investing in with other areas of your life. Return calls when its convenient for you. Never talk through the numbers on the phone; wait until the buyer comes to the property. Talking through price on the phone with prospective buyers is a big mistake. Never let them make a decision without meeting them at the property. If they push you to go through the pricing, say, You know what. Ive had a huge response of people for the property and I dont have time to go through the pricing with each of them individually. To be frank, I dont even have the final pricing done [which is true since the final pricing is done only after you collect all the money ]. At this point Im just getting back to all the people who called me saying they wanted to see the property. Im quick ly sorting out who I even want to meet at the property to show through the inside and decide if I even want to sell it to them. May I ask you a few more questions to see if it even makes sense for me to invite you out to see the inside of the property? Youll be amazed at how nice theyll behave when they hear you firmly say these words. Never, ever stop marketing a property until you get a nonrefundable cash deposit in your hand (certified funds preferred). Buyers are only buyers when they have paid you money. Period. Promises mean nothing from a buyer. We
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know this sounds harsh, but it is just the sum total of a lot of years of experience talking. The best insurance youll ever have that a buyer will come through is to never stop marketing the property until youve received cash in hand. We hope that you will learn to master the techniques presented in this chapter and in Chapter 7. Remember, you create equity when you buy right; you create cash profits when you master the art of selling your properties. Given time and practice, you can become outstanding at this critical skill. Its time to move on to the final chapter, which ties all of the strategies youve been learning into a concrete action plan so you can start making money right away.
AB OU T
T H E
AU T H OR S
Peter Conti
Jerry Norton
Ex-Olympic level athlete turned real estate multi-millionaire Jerry Norton and Ex-auto mechanic turned real estate multi-millionaire, Peter Conti are two of the nations leading real estate experts. Over the past 10 years their more than 100,000 students have literally bought and sold over $1 billion of real estate. Finkel and Conti have co-authored 15 real estate courses together and three other real estate bestsellers, including the Wall Street Journal and Business Week bestseller, Making Big Money Investing in Foreclosures Without Cash or Credit! Both their last two books were selected as amongst the top ten real estate books of the year by syndicated real estate columnist Robert Bruss. Their first book, How to Create Multiple Streams of Income Buying Homes In Nice Areas With Nothing Down, was selected as one of the all-time top three investing books by the American Real Estate Investors Association. Their last book, Buying Real Estate Without Cash or Credit, was an instant best seller upon its release! Their company, Mentor Financial Group, LLC, has been helping new investors get on the real estate fast-track and build a profitable real estate investing business so that they can enjoy the time and freedom they deserve. Over the past decade the 5,000 graduates of the Mentorship Program have gone on to buy thousands of properties across the United States and in the process gain financial freedom and security. Finkel and Conti are the co-hosts of the nationally broadcast, Real Estate Radio Show, one of the most popular investing shows of all time. Their how-to investor articles have been featured in over 4,000 newspapers and periodicals across the country including the Wall Street Journal Online and Miami Herald. Finkel and Conti have had their hands in thousands of real estate deals and are both still active investors with investment companies that buy residential and commercial real estate across the United States. Each year thousands of investors attend their Real Estate Success Conferences. To find out more about these powerful investor events or Mentor Financial Group, simply visit the company website www.resultsnow.com.
Appendix A
Appendix A - Success Library

Learning Resources Available to Help You Succeed with Your Real Estate Investing Street Smart Marketing Secrets:
How to Find Motivated Sellers, Hungry Buyers and Eager Renters
Have you ever wondered what it would be like to have motivated sellers calling you begging you to buy their property? Wouldnt it be nice to have scores of hungry buyers and eager renters competing for your homes and apartments driving prices and rents through the roof? Heres your chance to learn how to have all this and much more. Its all part of the Street Smart Marketing Secrets course. Heres your chance to pick the brain of two of Americas top real estate experts. With your course youll get the video tape, Insider Marketing Secrets: Maximum ProfitsMinimum Effort and two audio tapes, 5 Fun, Easy Ways to Find Hungry Buyers and Eager Renters and Still More Ways to Find Motivated Sellers. In this powerful real estate investment course youll learn: 27 powerful techniques for finding motivated sellers! How to create multiple streams of income by renting your properties for top dollar! A simple three-step formula to whet the appetite of buyers and renters to get them to act now! Four magic words that can triple your ad response! The 8 hottest benefits you can offer a motivated seller to get him to call you immediately! The 6 ways to cash in on your real estate contactsinstantly! The 12-step system to find a buyer or renter for your property today! How to turn your biggest competitor into your best source of leads. A little-known secret to increase your ability to find motivated sellers by up to 500%!!! Your four biggest guns to fill your properties fast (and how you must use them!) Money-saving AND money-making guerrilla marketing tactics you can use to take your real estate business to the next level! Plus, as a reward for reading this home study course, youll get the following 3 free bonus items: Bonus #1: 40-Page Special Report that reveals: How to set up money-making relationships with realtors with five ways to turn these relationships into paydays for you! The biggest mistake most investors make (and three specific strategies for you to avoid it)! How to get buyers to call you begging to buy your house (And what to say to them when they do call)! How to create a ready reserve of buyers and renters so that on future deals, you make your money faster and with less effort!
Bonus #2: 11 professionally written and designed, camera ready marketing pieces: Two business card layouts Two flyers to get motivated sellers to call you Two flyers to attract hungry renters and buyers Four voice mail scripts to use with both motivated sellers and renters/buyers (Written by one of the nations top copywriting experts and proven to work in the only place that counts the real world!) Bonus #3: The exact classified ad that helped a small group of investors on the original San Diego Challenge lock-up over $1.5 million worth of real estate in only three days with only $37 down!
Catalog Number: 004 Street Smarts Marketing Secrets Course Your Investment: $39.97 To Order See Success Library Order Form Or Call 1-800-952-9585 ext. 825
The Seven MasterSkills of Highly Successful Investors

For the past four years, our students have turned to us with their toughest questions and their greatest successes Now for the first time ever You can learn how our top students are closing one to four deals a monthand how you can too! Why is it some investors can consistently close four deals a month while other investors struggle to find their first deal? Over the past four years, weve worked with thousands of investors seasoned experts and beginners and weve made a startling discovery: The successful investors all had developed seven core skills and honed these skill to a fine edge. The investors who had mastered these skills were buying millions of dollars worth of real estate and enjoying doing it! In this detailed home study course, youll learn all seven MasterSkills so that you can make more money with less effort. How would you like to have this same sense of unshakable confidence these top performers have? Heres your chance! Getting You These Breakthrough Ideas The Quickest, Easiest Way Possible We knew we had to find a way to share these amazing findings with you in a concentrated and systematized format. This breakthrough new home study course, called The Seven MasterSkills of Highly Successful Investors, is designed to help you master ALL seven skills so you have a clear road map towards financial freedom. Here Are the Seven MasterSkills of Highly Successful Investors: Master Skill One: Negotiating Without exception, all of our most successful students have honed their ability to negotiate moneymaking win-win agreements to a razors edge. Have you ever left a negotiation with a seller uneasy, thinking you should have done better for yourself? In this section, youll learn how you can make sure that never happens again! Youll learn: How to make negotiating fun and easy! How to negotiate with out-of-state owners so they agree to your terms over the phone and Fed Ex their signed and notarized contracts back within 72 hours! How to renegotiate with a seller to tweak the deal so it fits their needs better and makes you even more money! The most costly mistake you can make while negotiating AND how you can avoid it! Nine techniques to help you put together the best deal possible! A little-known sentence that will make you up to five thousand dollars every time you use it! Youll also learn how one of our students consistently gets a seller to drop his price and give him a longer termall by asking two simple questions up-front. This one secret alone is worth thousands of dollars to youthis year!
Another technique youll be learning was used by two of our students to renegotiate and close their first deals. One student used it to get the seller to drop his price by over $8,300 with just one phone call! Youll learn how! The other student used this secret to turn his three-year lease option term into a six year term in less than two minutes time! Youll learn how to do the exact same thing! MasterSkill Two: Handling Questions and Objections Our successful students have all mastered the answers to the five most common objections from sellers. In this section, youll get these answers scripted word for word. This means that youll have the same success these other winning investors are already enjoying. Youll learn how to handle objections like: I dont want to lease my property, I just want to sell it! I wont go for such a long term. I need to run this past my attorney. Youll learn how NOT to tell the seller too much on the phone and exactly how to use each question he asks as an opportunity to move closer to a money-making deal. Imagine the confidence youll feel knowing that you can handle anything he throws at you. Plus youll also learn how to handle the three most common objections of tenant-buyers and how to frame each objection as a huge benefit to them. This will get them to nod their heads, saying yes to your deal and leave them smiling. MasterSkill Three: Leveraging Your Time and Efforts to Produce More Results With Less Energy Successful investors know that the most critical element of their success is how they fit their investing in with the other parts of their lives. They know that time is their most precious resource and that they must maximize its use. In this mind-expanding section, youll learn how to avoid the three biggest time-wasters that snare most investors and how to make every action you take more effective. Youll learn: How to get other people to go out and find you deals! The one question you must ask before you meet with a seller or you are wasting your time! A little-known secret to help you triple your results finding motivated sellers How to get other people to sort through the classified ads for you and give you only the best leads (This one idea will free up hours of your time EVERY week! And its so simple!) How you can create a mastermind network of advisors to help you put together winning deals This one section alone will be worth many times more than your investment in this home study course. When youre done with this section, your investing business will be streamlined and highly focused. Youll find that all your efforts are producing bigger and bigger results with less effort! This means that while all your competitors are out there wasting time and energy with ineffective strategies, youll be several steps ahead of them. Youll be closing more deals and making more money.
MasterSkill Four: Finding Deals No One Else Knows About Real estate isnt so much about property as it is about people. Because of this, you need to be able to tap into an ever-flowing stream of sellers and buyers for you to make it big in real estate. Weve watched students of ours consistently find several deals each and every month working part timein every type of real estate market. It never ceases to amaze us how two of our students in the same city can have such dramatically different results. One student will call us and say he cant find any deals. And a few minutes later another of our students in the same city will call us up and ask for our help in putting together his fourth deal that month! What causes these different results? Its simple. Some of our students have made it a point to master how to find consistent sources of motivated sellers and hungry buyers other investors dont know about. In this section, you are going to learn the essential skill of creating a steady stream of new deals flowing into your real estate business. In fact, after studying this section, youll have so many new ways of finding motivated sellers that you might just be calling us up (like one of our students did recently) and asking us if it is possible to be doing too many deals at once! (Now isnt that a problem youd love to have!) MasterSkill Five: Developing the Confidence and Knowledge To Evaluate the Risks and Rewards of New DealsFast! Have you ever met with a seller and wondered if you should be buying their house or not? There you are, the seller is ready to sign the deal, and you are wondering if it is a sound decision to do the deal. After learning from this intensive section, youll never be left wondering that again. Youre going to learn the four criteria of all good deals. And, more importantly, you are going to master the skill of measuring all new deals up to these four critical criteria and making only smart choices. MasterSkill Six: Maximizing Your Profits From Your Properties by Increasing Your Up-Front Income, Monthly Streams of Cash-flow, and Long Term Profit One of the biggest differences we have observed between the most successful investors and those who struggle is what they do with properties after they buy or take control of them. The average investor struggles to find an end user for the property, and as a direct result of this, he is often put into a tough financial position. This forces him to sell or lease the property from a motivated position and this spells trouble with a capital T for him. In this section youll learn: How you can turn your properties into hands-off, passive investments that create monthly streams of income for you. A little-known question to ask your buyer to get them to put up to 50% more money down on your property. Three steps you need to take to qualify potential buyers on the phone to save you time and money. The one criteria that MUST be met before you ever pass over control of your property to someone else. (If you dont follow this critical rule then youre flirting with disaster. We know! Weve learned this one the hard way!)
Learn from our experiences and make sure you safely and intelligently transform your investments into multiple streams of passive income. MasterSkill Seven: Learning and Mastering New Investment Strategies and Skills on an Ongoing Basis The most successful investors we know NEVER stop investing in their own capacity to make money. This means that they are constantly reading books, listening to tapes, attending seminars, and working with mentors to increase their knowledge of how to make money in real estate. Experience is the only way youll ever learn. Its only a question of whether or not it will be your experience or someone elses. Now, for the first time ever, youll hear about our five biggest investment mistakes, and how you can avoid ever making them yourself. All totaled these mistakes put close to $1,000,000 of our money at risk! In the past, we have never shared these costly mistakes theyre not fun to think about. But we know that our experiences can save you from making these same painful mistakes. So weve decided to tell it like it is, letting you learn from our blunders, and saving you thousands of dollars and a tremendous amount of stress and worry. Are you committed to taking your real estate investing to the next level of success? This is your chance to do it. Imagine analyzing and modeling how our top students have become tremendously successful and how you can too. Weve compressed years of other peoples experience into this intensive home study course so that youll have the concrete tools and strategies you need to make money investing in real estate. Your Course Comes COMPLETE With: Twelve (12) Audio Cassettes 200+ page manual Phone Scripts and Sample Marketing Materials
Catalog Number: 007 The Seven MasterSkills of Highly Successful Investors Your Investment: $297 To Order See Success Library Order Form Or Call 1-800-952-9585 ext. 825
The Inner Secrets Quick-Start Action Pack!

When they first started teaching, Peter Conti and Jerry Norton led a band of three beginning investors to San Diego, California to make good on their challenge to the press. Not only did they meet their goal of $250,000 for each studentthey doubled it! Thats right, they locked up over $1.5 million worth of real estateten separate propertieswith only $37 down! Heres your chance to learn exactly how they did itand how you can too! Right now, you have the special opportunity to order the Quick-Start Action Pack. With your action pack, youll get the two audio cassettes: How to Buy Homes In Nice Areas With Nothing Down! and How to Find Motivated Sellers From the Comfort of Your Home. Youll also get a 71 page, detailed manual bursting with hidden shortcuts and insider investment secrets that took them years to learn (and are guaranteed to make you thousands of dollars!) In this intensive course, youll learn the most powerful nothing down strategy in existence. And youll learn the specific techniques to put this strategy to work for youcreating hands off residual streams of income for you! Youll learn: Five Fun, Easy Ways to Earn Up to an Extra $100,000 This Year Investing in Real Estate! How to Enjoy All the Benefits of Owning Property without Any of the Risks or Hassles! Wealth Without Risk: How to Build a Million Dollar Net Worth in Three Years or Less Working From Home! How to Use Lease-Options in a New Way to Make More Money With Less Effort! Plus, as a reward for studying this course, youll get the following three free bonus items: Bonus #1: Free VideoThe 12 Keys to Negotiate Your Way to Anything You Want How to avoid the biggest mistake most negotiators make (its costing you thousands on every deal!) A little-known technique to get the other side to mention all the numbers firstevery time! The key to understanding how much power you actually have in a negotiation! (and much, much more!) Bonus #2: Free Audio Tape21 Powerful Secrets for Finding Motivated Sellers How to create money-making relationships with real estate professionals (so they send you deal after deal!) Over 21 different ways for you to find motivated sellers! (and what to ask them when you do find them!) Bonus #3: FREE 3-Week Tele-Class How to buy your first (or next) investment property in 90 days or less! How a newlywed made over $22,000 in locked-in profits on her very first deal (and how you can too!) How a retired minister made over $19,000 in locked-in profits on his very first deal (and how you can too!) Attend these three intensive 60 minute classes from your home over the telephone. This is your
chance to pick the brain of one of the nations top real estate experts! Youll learn the inside secrets and real world strategies you need to take your real estate investment success to the next level and how to put the Inner Secrets Action Pack to work making you money!
Catalog Number: 008 Quick-Start Action Pack Your Investment: $99 (Including all three bonus items) To Order: See Success Library Order Form Or Call 1-800-952-9585 ext. 825
The Protg Program

For the first time ever, the entire buying real estate without cash or credit system is available in a powerful home study course called the Protg Program!
What if you knew how to buy millions of dollars of property with nothing down? How much would this be worth to you? For the first time ever, you can test-drive our break-through real estate system to do just that. And if youre not convinced the system is worth every penny you invested, then it is totally free! Learn How to Buy Homes In Nice Areas With Nothing Down! Its called buying real estate without cash or credit. This powerful new system harnesses the old ways of making money with real estate like lease-options and owner carry financing and transforms them into a breakthrough new system where your profits are multiplied and your efforts are leveraged. Whether youre a first time investor who needs to learn from the ground up or youre an experienced hand simply looking for a few more ideas to supercharge your investing, this system is exactly what you need to take your investing to the next level. You dont need thousands of dollars or perfect credit either! This system will teach you to start where you are and with what you have, and in 90 days or less you can be on the road to wealth. This system not only gives you the big picture, but more importantly, it reveals the critical details that let you put all of this money-making knowledge into use creating the life of your dreams. Heres what just a few other investors have to say about the program: Using the ideas and contracts you covered in your course, I did five deals during my first 18 months investing and made over $100,000 in locked in profits! Your course is great and I highly recommend it. John Jamison, CA You made it all very simple for me to understand and apply. Ive picked up 15 houses now and have turned a part-time business into huge nest egg for retirement. Please feel free to tell anyone who is thinking about getting any of your materials that I think they were the best money I ever spent (considering Ive made over $250,000 in locked in profits back, that is quite an understatement!) Cheryl Hastings, OR I am a full-time real estate investor and Ive been doing in-home selling for 20+ years. I thought I was effective, but the Instant Offer System is way beyond what I was doing. It has probably doubled if not tripled my success rate. Frank Smoot, MD We have just about every investing course out there in our library and your four courses are among the best. On just the first two deals we did after getting your courses, we made over $75,000. We especially like your cutting-edge approach to negotiating. No one else out there has your finesse in scripting presentations and handling objections. Mark Fissore & Trish Talbot, CA Since I had no background in real estate investing, it was truly a dream come true for me to be able to buy my first investment home at 35% below market value with no money downYour simple step-by-step instructions allowed me to do it. I highly recommend your course to other investors. Im thrilled with the value. Neil Vermillion, OH
My tenant buyer is about to close on the house from my first deal... my net is $85,000 Please feel free to use me as a reference for your programs any time, in any way, shape, or form you deem helpful. Mark Hardcastle, CO Ive tried all the well-known real estate courses. I feel I wasted a lot of time and money with the others. Your course is very down to earth, practical, and provides realistic, profitable objectives that anyone can achieve. I signed my first deal using the techniques taught. The first deal provided $5,000 up front money and $34,000 in locked in profits on a three-year lease purchase. What a great feeling it was when my wife and I left our tenant-buyers in their new home. I highly recommend this course. John Pena, WA I only invest part-time. I use it to fund my other passions. Using your system, I was able to net over $100,000 in my first three years investing. Not bad, considering I only worked an average of 7-10 hours per week! Will Limon, CO The system includes over 1,050 pages of money-making ideas in five separate manuals along with 36 hours of audio workshops! Lets take a quick tour of exactly what youll learn from this breakthrough home study course that is divided into five separate sections Part I: How to Create Multiple Streams of Income Buying Homes In Nice Areas With Nothing Down This is the comprehensive course overview. In this concentrated section, youll learn how to find, structure, and close money-making Purchase Option deals. Youll learn: The most powerful nothing-down strategies in existence! How to create growing streams of monthly cash-flow from your properties! The four pitfalls to traditional investing and how you can safely sidestep them! Five fun, easy ways to earn up to an extra $100,000 this year investing in real estate! The simplest source of instant funding for your properties! How to turn deals into quick-cashIn 60 days or less! How to get financing for your properties without ever having to talk with a banker! How to set up your deals so that you increase your up-front profits, create monthly streams of cash-flow, and build in big back-end profits! Seven ways you get paid from Purchase Option deals (and why most investors overlook two of them, leaving thousands of dollars on the table.) The real secret of nothing down deals How to sidestep the landlord trap How to create multiple streams of income The seven most common mistakes investors make (and how to avoid them) 17 Case studies to help you see exactly how to structure money-making deals And much more
Part II: How to Find Motivated Sellers The critical key to unlocking hundreds of thousands of dollars from real estate is finding a motivated seller. When you find a motivated seller, not only will you make a lot of money, but more importantly you will feel good about being able to help solve his problems. In all youll learn 63 different ways to find motivated sellers! Youll learn: The five fastest ways to find your first deal! The one question you MUST ask sellers before you ever meet with themor youre wasting your time! How to create a steady stream of new deals flowing into your real estate business! How to turn your biggest competitor into one of your best sources of new deals! How to find landlords who are desperate to sell you their rental property for nothing down! Nine little-known sources for finding motivated sellers and how you can tap into each of them! How to set up money-making relationships with Realtorsand five ways to turn these relationships into paydays for you! The single biggest mistake you can make when talking with a Realtor (and how to avoid it!) 15 ways to get other people to bring you profitable deals! How to leverage your time to find more deals faster! How to get sellers to call youbegging you to buy their property! The four magic words that can double the response to all your marketing materials! A simple 3-step formula to leverage your time and money finding motivated sellers How to make big money in a small town investing in real estate! A secret source of motivated sellers that is overlooked by 99% of all investors How to consistently find deal after deal in any cityno matter what the market is like! The cheapest way to get sellers to call you! Three little-known secrets for finding deals in a smaller market! Just this section alone comes with 27 camera-ready and sample marketing pieces. It also includes 15 copyrighted scripts to use with sellers. In all, youll learn dozens of proven techniques for finding deals. Section III: The Instant Offer SystemHow to Get Sellers to Say YES! to Your Creative Offer Once you have found your motivated seller, its time to sit down with him to figure out how you can help him AND make a profit. Youll learn to solve his problems in a way that leaves the seller feeling good about the deal and makes you a healthy profit. Youll learn the specific questions you need to ask to diagnose the sellers real needs and how to word your offer to get the seller to say yes to the deal. This section of the system includes an in-depth manual with our copyrighted forms and contracts. These are the exact same contracts we use in our own investing. Weve invested thousands of dollars
to get them just right and they are yoursFREEas part of the program. Youll even get them on CD-ROM so you can just fill in the blanks and print out professional contracts at the push of a button! Here is just a PARTIAL list of all the forms and contracts that youll get: Property Escrow Document Checklist Escrow Instructions Residential Lease Purchase Agreement Memorandum of Option Additionally Insured Agreement Authorization for Direct Payment Authorization for Release of Information Agreement for the Purchase of Real Estate (Buying) Agreement to Sell Real Estate (Buying Subject to) Deposit to Hold the Property Form Tenant Buyer Lease Agreement Tenant Buyer Option Agreement Rental Applications (one and three page versions) Performance Deed of Trust Assignment of Contract Agreement Purchase Agreement (Selling) As Is Purchase Agreement (Selling) Tenant Buyer Pricing Worksheet Lead Based Paint Disclosure Form and Report Earnest Money Promissory Note Plus youll learn: The most powerful question you can ask a seller to determine his real needs! Nine techniques to put together the best deal possible! A simple technique to guarantee you a quick decision from the seller (this one idea alone will save you days of frustration and wasted effort!) The single biggest mistake you can make when negotiating (and how you can avoid it!) How to get any seller to instantly drop his price just by asking two simple questions! How to get the seller to ask you for a lease-purchase term of five to seven years! The four steps you need to take to get the seller to sign the deal now! How to create intense desire on the other side to put together a winning deal! A five-step formula that will help you close the dealtime after time! How to get the seller to agree to the numbers of your offer BEFORE you ever present it! 21 little-known factors to close Purchase Option deals
How to word your creative offer so the seller finds it irresistible! Five deal killers and how to keep them from stealing your profits! The three key clauses you need to use to lower your risk to the absolute minimum! A little-known phrase to add to your paperwork that will earn you up to an extra $25,000 on every deal you do! (This one technique alone is worth 10 times the investment in this system to you!) Three Keys to wording your offer Eight questions to ask the seller that uncover his real reasons for selling How to handle the five biggest seller objections (including a scripted response to the attorney objection) Nine negotiating pitfalls that can kill your deal (and how you can safely sidestep them) Blank by blank how to fill out your contracts How to walk the seller through the contract and still get them to sign on the spot Three ways to lock in your profits on your deals Part IV: How to Find Tenant Buyers Congratulations on getting the property signed up. Now its time for you to finish the last step of any Purchase Option deal: finding your tenant-buyer. Youll learn exactly how to find and sign up your tenant-buyers in the fastest, simplest, most systematic way. Youll also get all the contracts and forms you need to take care of the paperwork to protect your interests. Youll learn: A 12 step game plan for filling your property fast! How to determine how much rent to charge (and why this is so critical to your success!) How you can structure the deal with your tenant-buyer so that you enjoy monthly cashflow and huge back-end profits! The biggest mistake you can make when looking for your tenant-buyerAnd how you can easily avoid ever making it! The nine critical areas of your properties that must show well (or your prospective buyer will walk!) 29 point tenant-buyer Checklist A little-known secret for renting any property in any area within 72 hours or less! How to get top rent and price for your property! The single biggest factor in getting your buyer to say YES! 12 steps to reel in your tenant-buyer when you have him on the hook How to create intense competition for your propertiesdriving the price and your profits up! The single biggest time-waster in marketing your property and how to avoid it! How to program potential buyers to say yes to the property BEFORE they ever see it! Exactly what to say to potential buyers when you meet them at the property!
How to get the buyer to give you more money up-front and pay higher than market rent! The single cheapest way to advertise your property! A simple, three-step formula for whetting the appetites of buyers so they act now! The five most common mistakes investors make when conducting rent surveys A little-known technique for getting buyers to qualify themselves for you without you ever having to talk with them personally! How to fill out the proper paperwork to make sure you have maximum protection and minimum risk. Three ways your tenant-buyer can build equity before ever owning the property Our single best ad to get tons of prospective tenant-buyers calling you now Four steps to create tremendous curb appeal The five most common mistakes investors make when looking at comparables (and how to get comparables for free!) What to do if your tenant-buyer stops paying you rent Two simple steps to make sure your seller doesnt get cold feet How to cancel your agreement with the seller if you dont find your tenant-buyer (including two sample deal cancellation letters) 17 Ways you can offset negative cashflow Part V: The 90 Day Quick-Start Action Plan This step-by-step plan of action gives you the proven steps you need to taketodayto put all this money-making information into action. Included are all the forms and information you need to keep yourself on track. These ideas have worked for thousands of other investors and now its your turn! No matter what your background with real estate, the Protg Program will give you concrete tools to make more money investing in real estate and will lay out the step-by-step system for you to do it the simplest way possible. But we dont expect you to take our word for how good this system isfind out for yourself. You get a 100% money-back guarantee for a full 90 days! Thats right, you get a full three months to test-drive the our system, and if it doesnt meet your exacting standards, it is totally free! Plus, when you act now youll get these two valuable bonuses: Bonus #1: Three Session Investors Tele-Class Learn from one of the nations top real estate trainers right over the phone! Each class is a full hour of the latest investing ideas and techniques designed to help you get going with your investing right away! Youll get to ask questions and listen to the answers you need during each Tele Class! ($100 value) Bonus #2: Free Deal Consultation And when you call to order your Protg Program right now, youll also get a $1,000 deal consultation from us and our staffabsolutely FREE!
Thats right! Youll get a certificate that entitles you to a $1,000 deal consultation. This means the next time you are working a deal and need our expertise and guidance, our staff will personally spend up to an hour on the phone with you helping you structure and close the deal! This one bonus alone is worth your entire investment for the program! And youll get these $1,100 worth of bonuses FREEjust for trying out the system! That makes this offer better than risk-free! Even if you decide to return the program, keep both bonuses as our gift to you for giving both the Protg Program and yourself a good faith effort! You can only win! Either you love the program and can use it to make tens of thousands of dollars or it doesnt cost you a cent AND you get $1,100 in bonusesabsolutely free! Weve taken all the risk of trying out the program and put it squarely onto our shoulders. Why? Because we know the program is that good. Its worked for so many other investors, of all experience levels, that we know it will work for you too. You have nothing to lose and so much to gain. Order Now! This course comes COMPLETE with: Five (5) Comprehensive Manuals (over 1050 pages) 36 Audio CDs 44 Forms and Contracts 45 Sample and Camera-Ready Marketing Pieces 16 Sample Phone and Voice Mail Scripts CD-ROM of Essential Contracts (In Both Text and Microsoft Word Formats) Free Three Session Tele Class One Free Deal Consultation
Catalog Number: 009 The Protg Program Your Investment: $1,497 To Order See Success Library Order Form Or Call 1-800-952-9585 ext. 825
How to Find, Close, and Sell Properties Using the Existing Financing
In this advanced home-study course, youll learn exactly how to tap into the money-making power and security of buying properties subject to the existing financing. What this means to you is: You Own the Property! You Get All the Tax Benefits! You Get All the Appreciation! You Get All the Equity Pay Down! You Get All the Cash-flow! (BUT you never had to talk with a bank, you never had to personally guarantee a loan, you never had to qualify for the mortgage!) There are no banks to qualify with, closing paperwork is streamlined and straightforward, and you maintain iron-grip control over the properties you buy. If terms like All Inclusive Trust Deed, Wrap-around Mortgage, and Subject to Financing sound like Greek to you, then you need this course because without it youre missing out on thousands of dollars of simple, easy profits. Youll learn: Step-by-step how to simply take over someones payments and property in the safest, simplest way possible! The three landmines that can kill your deals and how to safely sidestep them! How to find sellers who are literally willing to give you their properties How to neutralize the five biggest dangers of these types of deals How you can close fast (even in 48 hours if needed!) How to stay in control of the deal at all times How to avoid the legal traps of subject to deals How to increase your cash-flow and make an extra $25,000 when you re-sell the property Five keys to getting sellers to call you, begging you to buy their property How to avoid the eight pitfalls of subject to deals How to use corporations and land trusts to avoid the due on sale clause How to cover yourself from any liability when you buy subject to Seven techniques to find subject to deals The two most common seller objections to these deals and how to handle them 24 key clauses you need to protect your interests and maximize your profits How to cultivate private funding sources for your deals How to flip your deals for instant cash And much more! PLUS youll also get a FREE bonus CD-ROM containing all the essential documents and contracts
you need to safely and profitably buy subject to the existing financing. Heres a partial list of what youll get on your bonus CD-ROM: Agreement to Sell Real Estate (Buying) Promissory Note (Buying) Grant Deed Warranty Deed Quitclaim Deed Assignment of Contract (Flipping Deal) Limited Power Of Attorney Land Trust Assignment of Beneficial Interest Appointment of Successor Trustee Cover Yourself Disclosure Letter to Seller Acknowledgment of Assignment and Release of Liability Authorization to Release Information Authorization for Direct Payments Additionally Insured Agreement And much more! Your Course Comes Complete With: Twelve (12) audio CDs 315 page manual Bonus CD-ROM of all the essential contracts and documents
Catalog Number: 105 How to Find, Close and Sell Properties Using the Existing Financing Your Investment: $697 To Order See Success Library Order Form Or Call 1-800-952-9585 ext. 825
How to Buy Apartment Buildings With Little or No Money Down!

For creating massive cash flow, there is nothing better than intelligently buying apartment buildings. For example, four years ago, Peter Conti found a 24-unit apartment building that was owned by a motivated seller. He bought that building and others with nothing down using the ideas from this breakthrough new course. That one building alone still puts over $40,000 of cash flow into his bank account every year! Would you like to have a cash machine like this building? Imagine the freedom and security it will give you and your family. In this course, youll learn how to find, analyze, structure, fund, and close moneymaking apartment deals using little or none of your own money. Youll learn: How to find cash generating properties! Nine ways to find landlords who are desperate to sell you their buildings! ample marketing materials and scripts for you to use to find money-making deals (includes direct mail pieces, sample ads, special reports, phone scripts!) Seven ways to structure your deals with nothing down! How to get outside investors to fund your deals for a share of the profits! How to increase the value of your new building by 10% in 90 days or less! Five biggest ways to lose money with multi-unit deals and how to avoid them! How to determine in five minutes or less the value, monthly cash flow, and upside potential of any apartment building How to structure a deal so that youll get the highest possible return on your investment dollar Eight ways to lower your down payment The best way to use owner carry financing to purchase apartment buildings How to develop private sources of low interest funding for your deals How to buy apartment buildings subject to the existing financing How to manage your apartment buildings to create multiple streams of income How to find, train, and oversee a resident manager (including the five biggest mistakes most investors make when using a resident manager and how you can avoid them) How to increase the value of your apartment buildings to maximize your profits when youre ready to sell Nine easy ways to increase your buildings income Three secrets to getting more money when you sell How to create a lifetime cash flow and pass all your equity to your heirs without any capital gains tax How to find apartment buildings at 20-35% below value! How to discover the hidden opportunities in multi-unit investing 22 Reasons apartment building owners must sell fast 17 Expenses every property has (and how to tell when the seller isnt being honest with you) Taking control of standard Realtor contracts by using addendums (Includes templates and samples)
Three secrets to avoid signing personally on a note How to get the inside edge at every closing 25 critical clauses you need to know when you are buying or selling a building How to handle the four biggest seller objections that can kill your deal 28 Power negotiating tactics when buying apartment buildings 20 Things you must do when you are selecting a tenant (and 24 things to avoid!) How to set up an effective tracking system to make sure you get your rents in on time How to improve your property by getting rid of your worst tenants 27 Ways to increase the cashflow from your buildings Five additional profit centers in your properties that most investors overlook 12 Ways to lower verifiable expenses (and why this helps you make more money when you sell) 26 Ways to save money on repairs and maintenance When it makes sense to use a real estate agent to help you sell (and five things to watch out for when you do) And much more! Plus youll get sample copies of all the paperwork, forms, and contracts youll need to invest in multi-unit properties including: The Apartment Building Investors Due Diligence Checklist Property Evaluation Worksheet Earnest Money Promissory Note Commercial Master Lease Purchase Agreement Memorandum of Option Offer to Purchase Onsite Assistance Agreement (annual and short term) Notice of Change in Terms of Tenancy Letter Late Fee Notice Maintenance Tracking Form Maintenance Request Form Tenant Upkeep Violation Notice Bad Tenant Rent Increase Letter (to encourage them to move) Letter to Get Non-Paying Tenants to Move Friendly Eviction Letter Notice to Terminate Tenancy Form Mutual Agreement to Terminate Tenancy Form to Use With Eviction Service Property Inspection Form Move Out Worksheet Lease Agreement
FREE BONUS: CD-ROM with the Instant Income Evaluator A simple yet powerful analytical tool that will help you spot great deals and have the confidence to grab them. This stand alone PC-based software program will help you do a lightning fast analysis that will show you the cash flow, estimated expenses, actual value, and upside potential of any building! Your course comes complete with: 12 audio CDs A 317-page manual with contracts, forms, letters, and sample documents PLUS Bonus software program
Catalog Number: 106 How to Buy Apartment Buildings with Little or No Money Down! Your investment: $2,497 To Order See Success Library Order Form Or Call 1-800-952-9585 ext. 825
Advanced Investor Training:

Leveraged Business Systems to Take Your Investing to the Next Level
Have you read all about buying subject to, equity splits, and owner financing? Well this graduate level home study course is your chance to learn exactly how to find, negotiate, and write up all the paperwork for these powerful money making strategies. Get all the SYSTEMS you need to take your investing to the next level. Successful investors have learned to implement winning systems into their investing business so they get great resultstime after time. In this advanced home study course, you learn the exact systems you need to do things like: Leverage your marketing efforts to find deals no one else knows about Create checklists for all your closings and paperwork trails Leverage time by setting up business systems to keep your investing business producing twice the results on half the time and effort This course is for advanced investors Let's get clear. This high level course is not for people who have just gotten started and have never even met with a seller. It's not for a dabbler who isn't serious about making money by getting out there and investing. It isn't for the faint of heart. It is, however, for those who are committed to making real estate pay off BIG TIME for themselves. To get the most out of this powerful home study system, you need to have a basic real estate investment foundation so you can easily incorporate the high level investing strategies you'll be learning into your own business processes to get the results you are looking for. With this comprehensive home study course, you'll learn how to: Buy subject to the existing financing (and avoid the 11 pitfalls of subject to deals) Negotiate and write up equity splits, big money cash closes, and owner carry deals Use and write up graduated rents/prices and reverse credits when negotiating deals Create a selling machine to sell, rent, or rent to own your properties FAST! Make an extra $25,000 selling on land contracts and wrap around mortgages Use land trusts and corporations to protect your growing net worth Structure your business so you have more free time, profits, and maintain a balanced life Create a real estate dream team committed to helping your business succeed Automate your lead sources to produce multiple streams of weekly deals Leverage your investing time so you get full time results in 30 hours or less per week Protect the money you are making from costly lawsuits, governmental agencies (including the IRS), and creditors Make fast cash flipping, joint venturing, and buying foreclosures Plus as a bonus, we'll spotlight 3 successful investors and how they run their business and generate 6 figure incomes investing in real estate and how you can too! Here's an outline of the course: Section One: Big Picture of How to Take Your Investing to the Next Level (including spotlight
on three investors who earn over $100,000 per year investing 30 hours or less each week. Section Two: Seven Strategies You Can Use to Buy With Little or Nothing Down Section Three: 12 Leveraged Ways to Find Motivated Sellers Section Four: Five (5) Simple Systems You Can Use to Find Great Deals Section Five: Advanced Lease Option Strategies--Hybrid Equity Splits, Graduated Rents, Reverse Credits, and More Section Six: Mock Presentation to Real Estate Office to Get Deals Section Seven: Mock Presentation to Mortgage Brokers and Bankers to Get Deals Section Eight: How to Buy Subject to the Existing Financing Section Nine: Step-by-Step How to Do All Your Subject to Paperwork Section Ten: The Subject to Deal Game -- How to Do the Deal from Start to Finish Section Eleven: How to Flip Deals for Fast Cash Section Twelve: How to Intelligently Tap Into Owner Carry Financing Section Thirteen: Mock Real Estate Closing (Learn exactly how to do your own closing on creative deals) Section Fourteen: Mock Presentation to Wholesale a House (Learn 3 little-known ways to turn your deals for fast cash) Section Fifteen: The Owner Carry Game How to Do an Owner Carry Deal From A-Z Section Sixteen: 33 Ways to Create A Buying Frenzy When Marketing Your Properties Section Seventeen: How to Sell on a Wrap Around Mortgage (AITD) or Land Contract Section Eighteen: Leverage Business Systems for the Real Estate Entrepreneur The best part is that you can learn in the way that makes you most comfortable. Are you a visual person? The entire course is included in high quality DVD format. Are you more of an auditory person? You'll also get the same great information on 27 audio CD's so you can learn at your convenience. And, to wrap it all up, you get a comprehensive training manual, complete with camera ready sample marketing materials, hands-on worksheets and legal documents/contracts to help you put your newly acquired knowledge into practice. Your Advanced Investor Training Course Includes: 540 Page Manual 12 Hi Fi DVD's 26 Audio CD's Bonus CD ROM with the essential contracts and documents Bonus DVD of Investor Spotlights Bonus CD of Investor Spotlights
Catalog Number: 107 Advanced Investor Training Your investment: $2,497 To Order See Success Library Order Form Or Call 1-800-952-9585 ext. 825
Negotiate and Grow Rich!

How to Handle Every Negotiation Youll Ever Face as a Real Estate Investor The
single most important skill you need to make money investing in real estate is NEGOTIA- TION. With this intensive program, you'll learn directly from Peter and David who are revolution- izing the way investors negotiate things that arent available anywhere else. Youll learn how to handle and exactly what to say in every major negotiating situation that youll ever face as a real estate investor. Plus youll also learn two powerful models of human behavior that when you apply them will instantly supercharge your results in any negotiation exponentially! Section One: The Big Picture of Powerful Negotiation Why negotiation is such an important skill Personal skills assessment Section Two: The Instant Offer System The five steps to get motivated sellers to say yes to your creative offer The five keys to closing the deal Three sure-fire tricks to get the best price Seven negotiating pitfalls - and how you can avoid them Section Three: 27 Fundamental Negotiating Skills How to build rapport to gain trust and get the deal Reluctant buyer language patterns and how to use them The secrets of getting or making concessions Section Four: 32 Advanced Negotiating Skills How to use hypnotic language to get what you want Six reasons why selective hearing pays off How to use personality styles to mold your negotiations Section Five: Advanced IOS Secrets for Terms Deals Exactly what to offer on the big four Purchase Option deals Seven places to get cash to buy properties How to negotiate cash deals for 50 to 75 cents on the dollar Section Six: Successfully Negotiating Through Realtors The five pitfalls of using realtors and how to avoid them Six things to never tell an agent if you want to close the deal Top twelve things you should never agree to when buying Section Seven: Negotiating at the Closing Table How to protect yourself from last minute concessions Six ways to control the closing Section Eight: Negotiating with Lenders, Mortgage Brokers & Other Investors How to get the best rate and terms possible from your lender
How to beat the bankers at their own game and out negotiate the professionals 10 Things you must know when negotiating with another investor Section Nine: Discounting Debt How to get lenders to say yes to your short sale offers How to get lien holders to accept pennies on the dollar Section Ten: Negotiating With Tenants Five keys to successfully get your tenant to do what you want The single most important law when negotiating with tenants How to get property management companies to manage your portfolio for HALF their normal fee for up to two years (this one idea is so simple yet effective it will pay for the course) Section Eleven: Negotiating With Contractors Eight danger signs to watch out for when negotiating a contractor contract! How to get the best VALUE for your money! How to get contractors to give you fair and honest deals! Section Twelve: Closing Thoughts How to use tag team negotiation to fine tune your technique Tips for negotiating over the phone How to effectively go through your contracts Your Course Comes Complete With: 26 audio CDs and 14 Hi-Fi DVDs - over 18 hours of live training and role playing 315 page comprehensive training manual BONUS CD-ROM - Transcription of the entire 3-day workshop
Catalog Number: 108 Negotiate and Grow Rich Your investment: $2,497 To Order See Success Library Order Form Or Call 1-800-952-9585 ext. 825
How to Buy Foreclosures Without Cash or Credit

Foreclosure Rates Have Doubled Across The Country!
Over the past decade, foreclosure rates have literally doubled in just about every section of the country. Now is the time to learn how to tap into this lucrative niche of real estate. Over this past five years these techniques have literally made Peter and David as well as their students millions of dollars in profits. Now its your turn! Heres just some of what youll learn: Section One: How You Can Earn up to An Extra $100,000 This Year Investing In Foreclosures The real story about why foreclosure rates are going to continue to climb! How ordinary people have made tens of thousands from specializing in this niche! The truth behind the 3 biggest lies youve been told about investing in foreclosures! Section Two: The Big Picture Of Investing in Foreclosures The specifics on what foreclosure is and how the process works! Judicial vs Non-Judicial Foreclosures! Which stage of the foreclosure is it best to buy in and why? Section Three: 12 Ways to Structure Your Deals So You Dont Need a Ton of Cash or Good Credit How to buy subject to the existing financing whether you plan to hold, rehab, or resell the house! Seven sources of funding (five of which wont even check your credit!) Section Four: Short Sales How to Make Big Money On Houses With Little or No Equity How to negotiate short sales with lenders so they'll take pennies on the dollar! Step by step how to create your "Short sale packet" so lenders agree to your offer! How to fund your short sale purchases using other peoples money! Section Five: 44 Ways to Find Foreclosure Deals How to DOUBLE the response from your advertising without spending a dime! How to find desperate sellers for free! Six hidden ways to find out about foreclosures BEFORE other investors! Section Six: How to Close the Deal With Sellers In Foreclosure How to negotiate with sellers who are in default (including exact scripts of what to say to them)! How to handle the three most common objections when negotiating with sellers in default! How to get the seller to just deed you the house and walk away! Section Seven: Avoid the 25 Pitfalls the Can Cost You Big! The five warning signs to watch out for when dealing with a foreclosure! What to do if the seller is declaring bankruptcy! 12 Steps to take in your due diligence so you dont get burned! Section Eight: Seven Ways to Turn Your Deal for a Quick Cash Profit How to successfully wholesale or flip your foreclosure deals! Three sources of ready buyers! Cutting edge ways to use the internet to turn your properties into fast cash!
Section Nine: Three Strategies to Hold Your New Property for Long Term Wealth Build-up Three reasons why youll never let the owner rent to property back from you! How to create hands off cash flows and big back end paydays! How to protect yourself when youre building your portfolio! Section Ten: Putting It All Into Action Seven step action plan to get your first pay day in 90 days or less! 3 things you must invest in to be wealthy! 17 Questions you must learn the answers to in the first 30 days of your investing or youre asking for trouble! If youve always wanted to tap into this lucrative market niche but were afraid because you didnt know all the legalities, this is your chance! With this comprehensive home study course, youll not only learn how to find and close foreclosure deals, but also how to protect yourself so you make the most profit possible with the least amount of risk. With the money that is out there waiting to be made in foreclosures, you cant afford not to get this course. Order your copy today! Do These Ideas Really Work? Heres Your Answer: Mark is a pilot for a large commercial airline who made more than $100,00 from his first foreclosure deal. Randy is a beginning investor from Hawaii. He finally found his answer for all those people who kept telling him it couldnt be done when he made more than $60,000 on his first foreclosure deal. Cheryl is a stay-at-home mom who specializes in buying foreclosures in her small community. She was able to lock up 14 properties in her first 24 months of investing and now buys more than that every year! If these average every day people can make their dreams come true, so can you! Theres never been a better time to cash in on foreclosuresdont miss out! Your Course Comes Complete With: 480 Page Manual 23 Audio CD's 15 DVD's 4 Bonus Data CD's
Catalog Number: 109 How to Buy Foreclosures Without Cash or Credit Your investment: $2,497 To Order See Success Library Order Form Or Call 1-800-952-9585 ext. 825
The Intensive Training Video Library

For the past four years, weve hand picked a few hundred investors and trained them on our most powerful investing techniques and strategies. These investors paid between $4,000 to $6,000 to attend this intensive 3-day training workshop. Now for the first time ever youll get to see exactly what these students learned and save thousands of dollars too! Its like having a front row seat to this 3-day investing workshop all from the comfort of your own home. Theres no expensive travel or hard-to-get time off work. When youre ready to learn these moneymaking ideas you just put in the tape, press play and sit back. Nothing could be easier. Youll learn how to create multiple streams of income buying homes in nice areas with nothing down! All totaled, you get the following 15 videosthree full days of investing strategies and how tos as part of your new video library: Reasons Why Purchase Option Investing Will Make You Rich! How to Tap Into Hidden Markets of Motivated SellersAgain and Again! How to Get Sellers to Call YouBegging to You to Buy Their Property! How to Find the Deals No One Else Knows About! 21 Ways to Make Your Investing Business More Profitable! How to Structure Your Purchase Option Deals for Maximum Profits! How to Close a Nothing Down Deal in 90 Minutes or Less! Wealth Without Risk: How to Write Up Your Lease Option Paperwork for Maximum Safety and Control! How to Know Exactly What to Offer a Seller so That You Both Win! How to Sell Your Property on a Rent to Own Basis in Three Weeks or Less! How to Price Your Properties for a Fast Sale! Five Fun, Easy Ways to Make Up to an Extra $100,000 this Year Investing in Real Estate! How to Blow Through Your Investing Fears and Get Yourself to Take Instant Action! Street Smart Real Estate Realities: How to Stay Safe Investing in a Rough World! The 90 Day Plan of Action: How to Close Your First or Next Deal in 90 Days or Less!
Catalog Number: 200 Intensive Training Video Library Your investment: $2,497 To Order See Success Library Order Form Or Call 1-800-952-9585 ext. 825
Success Library Order Form:

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Street Smart Marketing Secrets. . . . . . . . . . . . . . . . . . . $39.97 Purchase Option Forms CD . . . . . . . . . . . . . . . . . . . . . . $397 Seven MasterSkills of Successful Investors . . . . . . . . . . . $297 Quick Start Action Pack . . . . . . . . . . . . . . . . . . . . . . . . $99 Protg Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $1,497 How to Buy Using the Existing Financing . . . . . . . . . . . . $697 How to Buy Apartment Buildings with Nothing Down . . . . $2,497 Advanced Investor Training . . . . . . . . . . . . . . . . . . . . . . $2,497 Negotiate and Grow Rich . . . . . . . . . . . . . . . . . . . . . . . $2,497 How to Buy Foreclosures Without Cash or Credit . . . . . . . $2,497 Intensive Training 15 Video Library . . . . . . . . . . . . . . . . $2,497
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1) 2) 3) 4) Call: Fax: Online: Mail: 1-800-952-9585 ext 825 1-877-689-4602 www.resultsnow.com Mentor Financial Group, LLC 7475 W. 5th Ave., Suite 100 Lakewood, CO 80226
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Appendix B
Get on the Real Estate Fast-Track and Earn $5,000-50,000 per MONTH Investing in Real Estate!
Dear Friend, Have you ever dreamed of creating financial freedom for you and your family by investing in real estate? Perhaps youve even done a few deals yourself, or you know someone who has. Or maybe youve been looking for a way to consistently make big money investing, but you just didnt know how to get started. This just might be the single most important financial document you ever read. How can I say this? Because after a decade of working with over 100,000 real estate investors, Ive had the opportunity to discover the four essential secrets that separate the super-successful investors from the wanna-bes. These four real estate wealth secrets are critical because when you understand them, making money in real estate becomes easy and automatic. Now you might be thinking, Sure Peter, thats easy for you to say. Youve already made your millions. Yes, Ive grown quite wealthy investing in real estate, but remember, I didnt start out that way, I had to build it from scratch.
The Short, Simple Story of How an Ex-Auto Mechanic Went on to Make Millions Investing In Real Estate (and how you can too!)
I started out as an auto mechanic because I thought thats all I could do. Coming from a family with seven kids, I was the one who was expected to struggle financially. For many years I lived up to this expectation, living far below my potential. Yet even during those tough times, I craved more. All the time I was working for $5.50 an hour as a mechanic, I paid attention to what successful people were doing. Again and again I saw people who had made their money in real estate. Well, sometimes you need to hit rock bottom before you are ready to make a change. It happened to me one day while I was working in an auto shop. It was a cold Colorado winter and the owner had the heat turned off to save money. It was so cold that my fingers were numb. I looked over at the shop foreman who had just come out of the office with a big, steaming cup of coffee. It looked so good I grabbed a coffee mug out of my toolbox and went into the office and poured myself a cup. I wrapped my fingers around it to try to warm them up. Just as I was walking back to work the owner came out of his office, looked at me and said, "Peter, that coffee is for customers only!" Turn the page
I felt about two inches tall. Have you ever had someone make you feel like that? I decided right then and there to never be dependent on someone else ever again for my livelihood. Never again would anyone have that kind of power over my financial life. So I finally took the leap and began investing. It was a struggle in the beginning, and several times I almost quit but within three and a half years, I was a self-made millionaire. I guess my real point here is that if I could start out as an auto mechanic who struggled to graduate from high school yet went on to become one of the nations wealthiest people in such a short amount of time, then you can too! Thats why I want to share with you the four most important lessons Ive learned along the way to help you break out of the rat race and use investing to earn the money you need to be financially free. Ive literally seen our students use these principles to create multimillion dollar portfolios out of thin air. Take Stephen and Susan, two of our Mentorship graduates. Stephen and Susan left their jobs in corporate America to build the life theyve always wanted. It wasnt easy in the beginning for them, yet by following the coaching and system we laid out for them (some of which Ill share with you here) they were able to build a $10 million real estate portfolio in less than three years. This brings me to the first Real Estate Wealth Secret
Real Estate Wealth Secret #1: Once You Commit to Your Investing You Will Find a Way to Become Successful.
Take Rob, an ex-consultant from Texas whose business required him to travel over 3 weeks out of each month! Robs career literally tore his family apart. As you can imagine Rob was absolutely committed to make his investing work no matter what so he could win his family back. It was after he had made this commitment that all sorts of small coincidences started to happen in his life to make his real estate dreams come true. First, he found an investing book in his local bookstore that gave him the system that he knew he wanted to use with his investing. (In case youre curious, it was our second book, Making Big Money Investing In Real Estate Without Tenants, Banks, or Rehab Projects.) He called our office and joined our Mentorship Program one week after he read the book. As one of our Mentorship Students Rob made over $200,000 his first year investing. (And hes gone on to buy over $3 million of real estate!) Or take Patty, a young mom who had had just been laid off from her dream job earning $45,000 per year when she read one of our books. She knew nothing about real estate when she got started and was scared to death to let her kids down. But she swallowed her fears and took the leap into investing. Her first 18 months in the program she completed 9 deals and earned $195,000 in cash profits!
Continued
Real Estate Wealth Secret #2: Success Leaves Clues

Have you heard the expression that some men would rather die than ask directions? Well in my experience some people would rather fail financially than admit they dont have all the answers and look outside themselves for insights and ideas from other people whove already made their fortune. I dont know about you, but when I got started with my investing I didnt have any idea of how to be successful at it. What I did was to seek out and learn from other investors who were making money, and followed what they did. Which brings us to the third Real Estate Wealth Secret
Real Estate Wealth Secret #3: To Get on the Real Estate Fast-track--Find an Experienced Mentor!
One of the most expensive mistakes I see new investors make is trying to learn this business on their own. They buy some books and listen to some tapes, then they figure theyll just do it all on their own with no backup or support structure in place. In my opinion, the age of the self-taught real estate investor has gone the way of the dodo bird. In the last thirty years the world of real estate has just gotten too complex and sophisticated to do this on your own. Thats why the smartest way to succeed in the shortest amount of time is to align yourself with an experienced mentor who has helped other people just like yourself do exactly what you want to do create financial freedom. Why reinvent the wheel? It just makes sense that the way to shorten your learning curve and start making money as fast as possible is to follow the proven coaching of an experienced mentor. Take the case of one of our newest Mentorship Students from Atlanta, Shag. Within three days of leaving the live training portion of the program he had signed up three deals! How was this possible? Because he set his mind to just do the things we coached him to do, even though they felt new and different to him. He didnt have to know much about real estate to get his first successes because we did. We literally let him borrow our lifetime of investing experiences and knowledge so he could jump straight to the head of the line! This brings us to our final Real Estate Wealth Secret
Real Estate Wealth Secret #4: Get Yourself to Take that First Step It Only Gets Easier from There!
Just by getting yourself to take that first step you immediately separate yourself from the pack of talkers who will never become wealthy because all they do is talk about it. Youve got to take that first step. No one can take it for you. If Stephen and Susan hadnt taken that first step theyd still be stuck in corporate America. If Patty hadnt stepped out on faith shed be stuck in a 9-5 job earning her dream salary of $45,000. Its always that first step that is the most critical. Turn the page
Ive found that is a power that comes help you on your road them when they arrive as possible.
when you take that first step to getting started there to your aid. Ideas and people come into your life to to success and wealth. Your job is to be open to seeing and doing what it takes to learn from them as quickly
Still Wondering If You Can Really Do This?

Some people have told me, Yeah Peter, I know that real estate works to create wealth, and I even know that it works for other people. But Im too scared that real estate wont work for little old me Im too busy I dont have any money I could never take that kind of chance Im just too full of all these reasons why I could never be rich. If that is truly how someone feels then there is nothing I can do to help them become financially free. I can guide, steer, encourage, and mentor, but ultimately you are going to have to step up and take action. All I can say is that weve worked with people of all backgrounds from nurses, to doctors, to factory workers, to stay at home moms, to pilots, to executives, to out of work laborers, and even an ordinary mechanic or two. Its not about what you do for a living, or about what your background is. Its about who you are as a person and what you are willing to learn from an experienced mentor whose already traveled down the road before and who can help you do it, step-by-step. Ive worked with people all over the country, like you, who were committed to changing the quality of their financial life forever. People like Victoria, an out of work secretary living on unemployment, who put the Mentorship Program to work to create the freedom and security she had always wanted. She had more profits in her first deal than an entire years wages! And she certainly hasnt been the only person weve worked with who when they got started with the program were living off unemployment checks. In fact, I remember one recent student, an out of work pharmacist, who made over $250,000 in her first 18 months investing! Or Cindy Leavitt, who called me several months back to ask me if it was possible to have too many deals going at once. It seemed that Cindy had found six deals in one months time! (How would you like to have a problem like that!) Cindy wrote to me and said: "Im not very old, but Im old enough to know to let people go before me and make the mistakes that I can learn from without experiencing the pain. I have already made enough money to repay the investment I made and within the next two weeks will by tying up a deal that will make me $27,000 profit I was one of those people who dragged my feet about investing the money because I have a "high maintenance" family of seven and run a family-owned store. I felt that I could not tie that money up right then. I finally realized I needed to take action if I wanted to begin to see these profits. The only regret I have is that I didnt start sooner." This system has worked for so many other investors I know it will work for you. Continued
I dont mean to sugar coat any of this, it takes work. If youre looking for the newest "get rich quick" thing then youre looking in the wrong place. Are you willing to put in 10-15 hours a week to talk with property owners and look at houses? Are your dreams worth it? Is your family? These techniques are incredibly powerful and profitable. They work for beginning and seasoned investors alike. In fact, one of the major benefits of these techniques is that you can use them for the rest of your life to consistently build your monthly cash flow and grow your net worth.
Youll Have the Money You Need to Be Financially FreeForever!

Youll be working where you want, when you want. And you can make as much money as you choose to make. You will be the one in control of your financial future. The secret is to set things up so there is no chance of quitting when you are almost there. Because for you, "almost" just isnt good enough. You see, theres something strange about life in that sometimes to reach your goal youll have to endure a few momentary setbacks along the way. I believe that sometimes God just wants to see if you really want it badly enough.
The Mentorship Program Has Three Essential Stages to It.

Stage One: The Learning Stage Stage one is where you build a foundation of investment techniques and strategies to use in your investing. Youll study one bite-sized chunk at a time and then work with the coaches to talk through questions and discuss how youll be using what youre learning in the real world. Then youll layer in the next chunk, then the next, and so on. Weve found that layering in your knowledge base this way is the fastest and most manageable way for you to quickly progress to the next stage of the program. Stage Two: The Action Stage Stage two is where you start to learn by doing as you put the ideas into action. The heart of this stage is the three-day Intensive Training Workshop all new Mentorship Students come to. This isnt just a "classroom" seminar, but rather a hands on experience where youll actually be investing. Youll be making calls to motivated sellers and meeting with property owners negotiating to buy their properties. You see, the whole idea is to get you to do the most important, and often times most intimidating, parts to investing right there at the training. But rather than make the calls on your own or meet with sellers by yourself, youll have me, the coaches, and the other students from the training right there with you giving you a safety net to make your learning easier and faster! And remember, the faster you get up to speed, the sooner you can be making money with your real estate investing.
Turn the page
Stage Three: The Launch Stage The pattern we use is to get you out there looking at deals and doing your investing. Then we get you to step back each week and evaluate your actions and learn from them. And finally, we get you work with our coaching team to fine-tune your investing efforts every single week so that in 90 days or less youre able to find and close your first real estate deal. Typically a new student will get on 3 or more coaching sessions each week, leveraging their learning through the experiences of everyone else in the sessions. Youll literally get 10 times the experience of the average investorevery week!
What Happens Once You Have a Deal Under Contract?

You simply get on the coaching calls and work with the coaches to follow through the checklist to complete your due diligence, close on the property, and find your end user for the property. Now the reality is that this is a lot of steps to take, but rather than give it to you all in one large block, your coach will feed it to you one step at a time. In fact, our real job is to help take the complicated process of investing and break it down into bite-sized chunks. At every step along the way youll know exactly what you need to do next to keep the deal moving along to its successful close. Do you see the power in that?
Well Be Taking It One Step at a Time All the Way to the Bank!
Heres just a few of the recent results weve seen: The Johnstons, a married couple, took action putting the system to work for themselves. They got started because they wanted to put their two sons through college. Their first year in the program they did nine deals. On just one of those deals they made over $42,000! And they did it working part-time out of their home. Scott, another tech casualty of the dot-com bust, got started with the program after his fourth company went through massive layoffs. Tired of being at the whim of forces outside of his control he jumped into the program with both feet. His first year he did over 12 deals and generated over $180,000 of locked-in profits! And you can be just as successful as these people! Even more so. The students we choose want to get started today with their investing so that they can quickly begin to earn the money investing that will create the time and freedom that theyve always wanted. If this describes you then I urge you to call my office and apply for the program right now. You are exactly the type of student we are looking to work with and the faster you call the better your odds of being chosen. The number to call is 877-212-9836.
"Whats this going to cost me?"

Of course I charge tuition up-front to work with you. I wont work with anyone who doesnt have a financial commitment to working with me. Would you work with someone who doesnt have a personal stake in the relationship? Where they could just quit and youd have lost all the time and effort you invested in working with them? Continued
There is a range of three levels of tuition which vary depending on how much of my personal time you want and need. I don't have time to explain them in detail here (and to be frank, I don't know which level would be appropriate to talk through with you.) When you call into the office and talk with one of our experienced Program Consultants (more on this in a moment), the two of you will decide which level is best for you. And if you're willing to split your first two deals with me 50-50 then the best part is that the tuition is incredibly reasonable, because I'm willing to wait to make a large chunk of my profit for helping you out of the profits on deals we do together. But we need to put first things first The real question is, are you serious about becoming a successful real estate investor? If youre the person I am going to choose to work with then youve probably been thinking about investing in real estate for a long, long time. If youre the person Im looking for your intuition has been probably been telling you that this is the chance youve been looking for, you just know your time is now. If youve been held back in the past by a nagging doubt that you could do it all on your own, or if in the past you just didnt know how to get started, then its vitally important that you act now. If you dont call my office right now then you might very well never get around to it. And think for a moment what putting your dreams on hold forever will cost you. What opportunities will you miss out on forever? What experiences will you be cheating your family out on? How will this affect you when you retire? Please dont let that happen to you. Remember what Cindy said earlier. "My only regret is that I didnt start sooner."
Dont Wait! Apply Now!

When you call youll talk with my staff (either Diane or one of the other client support team members) and shell take your application right over the phone. You can also apply online by going to www.mentorshipprogram.com, but I recommend you call instead. Because its faster, you will get to the front of the line and increase your chances of being selected. If you qualify she will schedule an appointment for you to meet with one of our experienced Program Consultants to do a Strategic Investors Consultation for up to 45 minutes. Normally this one to one session would cost $275 but because its become our best way of discovering some of our most successful students well comp those people who qualify. During this structured coaching session our experienced Program Consultant will help you pinpoint your action steps and clarify your investing plan so that you can succeed faster and easier. At the same time theyll also be listening to see if you are the kind of person we want to invite to join our Mentorship Program. Turn the page
Now this may seem like a lot just to find the right Mentorship Students, but please understand we get over 10,000 applications every year to join the program, but we only have room to accept fewer than 1 in 10. Weve honed the process so that we only accept people who are going to both thrive in the program and who are enjoyable to work with. If you think this person might be you then I urge you to call my office right now. The toll free number to call is 877-212-9836. Remember, what you do with this opportunity is the greatest indicator about what you do with every opportunity. I urge you to step up and call my office right away. In fact, if youre the person were looking to work with we even have scholarship options where you can pay for the lions share of your tuition for the program out of the profits from your first two deals. (Your Program Consultant will explain more about this when you call.) In your lifetime, the only thing standing between you and all the time and freedom youve ever dreamed about is you. Dont miss out on this opportunity. Youll kick yourself if you do. You already know that real estate is the safest and fastest way to make money. Let me take you by the hand and mentor you every step of the way. Please call only if you are truly committed towards creating wealth and security for yourself and your family right now. You dont have to go it alone out there. Together, we will make certain that you succeed and reach your dreams. Just call my office at 877-212-9836.
Sincerely,
Peter Conti
P.S. This is your chance to have what youve always dreamed of by investing in real estate with me as your personal mentor. Call my office today to see if youre one of the select few people I choose to work with as part of this unique Mentorship Program. Call toll free 877-212-9836 right now!

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Excerpted from: Making Big Money Investing in Foreclosures without Cash or Credit By Peter Conti & Jerry Norton

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Making Big Money Investing in Foreclosures without Cash or Credit

Strategy #3: Sell with Owner Financing

8 / Investing for Long-Term Wealth Buildup

Making Big Money Investing in Foreclosures without Cash or Credit

$275,000 $253,000 $245,000 $ $ 6,500 1,500

$290,000 ($253,000) $37,000

29,000 8,000) 21,000 8,000

Six Benefits to the Buyer for Using Owner Financing

8 / Investing for Long-Term Wealth Buildup

Making Big Money Investing in Foreclosures without Cash or Credit

8 / Investing for Long-Term Wealth Buildup

Making Big Money Investing in Foreclosures without Cash or Credit

8 / Investing for Long-Term Wealth Buildup

Making Big Money Investing in Foreclosures without Cash or Credit

Using Land Contracts

8 / Investing for Long-Term Wealth Buildup

Making Big Money Investing in Foreclosures without Cash or Credit

Selling with Owner FinancingStep-by-Step

8 / Investing for Long-Term Wealth Buildup

Making Big Money Investing in Foreclosures without Cash or Credit

Sample Voice-Mail Script for Selling with Owner Financing

SignsYour Most Effective Source of Buyers

8 / Investing for Long-Term Wealth Buildup

FIGURE 8.3 Sample Neighborhood Sign to Sell with Owner Financing

Making Big Money Investing in Foreclosures without Cash or Credit

FlyersYour Ace in the Hole

8 / Investing for Long-Term Wealth Buildup

Sample Flyer to Find Buyers

Making Big Money Investing in Foreclosures without Cash or Credit

Setting Up a Realistic Marketing Timeline

8 / Investing for Long-Term Wealth Buildup

Two More Hidden Profit Centers in Your Owner-Financing Deals

Making Big Money Investing in Foreclosures without Cash or Credit

Six Things Top Investors Do to Sell Fast

8 / Investing for Long-Term Wealth Buildup

A Powerful Selling Strategy: Rent-to-Own into Owner-Carry Financing

Less risk. You only rent-to-own

Making Big Money Investing in Foreclosures without Cash or Credit

Seven Secrets to Sell Your Properties Fast!

8 / Investing for Long-Term Wealth Buildup

Making Big Money Investing in Foreclosures without Cash or Credit

Appendix A - Success Library

The Seven MasterSkills of Highly Successful Investors

The Inner Secrets Quick-Start Action Pack!

The Protg Program

How to Buy Apartment Buildings With Little or No Money Down!

Advanced Investor Training:

Negotiate and Grow Rich!

How to Buy Foreclosures Without Cash or Credit

The Intensive Training Video Library

Success Library Order Form:

Four Easy Ways to Order!

90 Day Unconditional Money Back

Real Estate Wealth Secret #2: Success Leaves Clues

Still Wondering If You Can Really Do This?

Youll Have the Money You Need to Be Financially FreeForever!

The Mentorship Program Has Three Essential Stages to It.

Turn the page

What Happens Once You Have a Deal Under Contract?

"Whats this going to cost me?"

Dont Wait! Apply Now!