A Little About Ez1 Realty

I’ve been a licensed Real Estate Agent since 2005 and a licensed Real Estate Broker since 2012. When I began my carrier in Real Estate, I joined First Weber based on the exceptional training offered. First Weber was one of the few local Brokers offering extended training courses in a formal setting. In 2005 their training program was rated number 4 in the nation. During months of training, I worked out of their office located on west Capital drive. Instead of working in the suburbs where sale prices and commissions are much higher, I decided to work within the city to gain experience thorough a greater number of sales. The plan worked out well as I was continually faced with new challenges and learning experiences.

 

After three years at First Weber I decided to make a move to Realty Executives. Working with one of their Agents on a number of transactions was one of the determining factors. The Agent and his office displayed the expertise and professionalism I thought was important to a successful carrier in Real Estate. Another important factor was their commitment to growth and use of the Internet. In 2008 the Internet was a rather new marketing tool. Finding a Broker committed to cutting edge technology was an important factor of my next move.

 

Over the years I successfully closed well over 100 sales ranging from $15,000 to $625,000. I’ve worked with Sellers and their properties all over southeast Wisconsin. I only work in areas I’m familiar with prices, neighborhoods, market trends, city rules, regulations and other important matters that have to be considered when buying and selling Real Estate. When I meet a Buyer or Seller outside my market area, I find them a qualified local Agent to work with. I grew up on the south side of Milwaukee, built a home in Muskego and another in Menomonee Falls. I’ve sold property in every corner of Milwaukee county and most every suburb in Waukesha and Washington counties. I have extensive experience with residential homes. I have also sold condominiums, retail, commercial, and industrial properties. Over the years I’ve worked with and counseled first time home buyers, worked with buyers to get qualified for loans, and helped buyers get the right loan. I’ve worked with conventional FHA, 203K loans, private funds, and cash buyers. I’ve worked on the purchase of homes from private buyers and all types of foreclosed properties. I’ve written offers on HUD, Fannie Mae, and Freddie Mac websites. I’ve also looked into online auctions only to find most do not comply with Wisconsin State laws regarding auctions. I feel purchasing properties without proper disclosure is too risky. Most buyers agree after I explain how standard state forms protect their interests. A form of protection most auction sites want buyers to give up.

 

Before pursuing a carrier in Real Estate I worked as a design engineering for over 25 years, 15 years as a project engineer designing and installing industrial finishing systems. During that time I had the pleasure of working for one of the best mangers in the business. Together we developed procedures to investigate and initiate measures using the latest technology to offer superior products at the lowest cost. We perfected the concept of identifying individual areas, investigating options, introducing new ideas on a controlled basis, and analyzing results. Using this simple system we took the least profitable department in the company, turning it around to the most profitable in a short amount of time. One of the key features of our system was to enlist the expertise of employees from all the departments and every supplier engaged in the manufacture and installation of the systems involved. Attention to detail was the key to success. No idea was too small to investigate or too large to adopt to the products we offered.

 

I’ve been able to integrate a number of my engineering skills into my Real Estate business. Cost savings has always been a key consideration. My concept and goal is to reduce costs and pass the savings onto customers in the form of lower Listing fees. Using the computer as a tool is an understatement. Having a background in programming and system development is essential. I enjoy developing and refining systems to streamline operations, save time, and reduce the chance of errors. I am a little surprised to see a lack of competition in the Real Estate industry to reduce costs and increase the quality of service, which is my passion.

 

My spare time passion is Bible study and writing Christian books which include a series on the prophecies Jesus fulfilled, stories and detailed studies on the Gospels, an engineers view on the construction of the Tabernacles, and more. Many of my studies are posted on my Internet site, Advent Bible Study on WordPress. I have a number of books published on Lulu.com. Here are the Internet links.

Rent to Own

What is a rent to own? The actual paperwork is called an Option to Purchase. That is a written offer on a house or duplex to purchase the property in a given time, at a specific price. The Option to Purchase is normally used for buyers who do not have the down payment to complete the purchase. So the buyer moves into the house, pays rent, and many times a portion of that rent is applied to the down payment.

The Option to Purchase is good for a buyer who finds a house but has a low credit score. In that scenario the buyer needs to find a lender who is great at credit score couching and credit repair. The buyer’s credit score has to be raised as quickly as possible. It is very important to choose the right lender in this situation. The wrong lender could lead to a tragic and costly loss for the buyer.

The key is to work with a local lender as well as a local Real Estate Agent. I have no idea how many fake lenders and Real Estate sites are lurking in the dark world of the Internet. Based on experience, Internet lenders may or may not really exist. There are a few large companies that actually lend money. Remember there are a number of fees involved in the lending process. Do you feel safer putting your charge card number into a web page and pressing a button? Or do you feel more secure walking into a local bank, sitting down face to face with a lender in their office and handing over a check?

The key to credit repair is to preform a specific set of steps. At the very least you have to give you Social Security number to the lender so they can check your credit score and print a report. There may be a list of loans on that report you never heard of. There are companies who file fake reports, and for a few hundred dollars will remove that negative information from your credit report. How do you think they got your Social Security number? From the Internet. Be careful with whom you share your information. Real Lenders are required to use extra layers of Internet security.

The key to a successful Real Estate transaction is to choose a local, experienced team. At the very least that team will begin with a Real Estate Agent, a Lender, and Home Inspector. Each person will be state licensed and know their particular fields. The Real Estate Agent will know how to conduct specialized searches to save time, establish marker value, and find the home you want at the best market price. The Lender will guide you to the right loan for your situation and needs to work with the Real Estate Agent to see certain events and plan for them before they arise. The Inspector will know the local codes, and features of a home that may be a concern, and explain basic home maintenance and financial planning to achieve that goal. The team will also need a good Title Company to ensure all the paperwork is signed and funds are collected and properly distributed. Each member of the team has to be a local expert in their field to avoid costly mistakes. The Internet offers a broad range of opinions that may or may not apply to your local circumstances. You need the right experts in the right fields, in your local market to complete a purchase. Don’t be fooled by Internet parties claiming to know every local law, code, and Real Estate Market.

Home Inspections

It seems the subject of home inspections, who does home inspections, why, what is inspected, are all questions both Buyers and Sellers have. Are those questions properly addressed? Although Real Estate Agents are not licensed to give opinions on the condition of the home and property, they should be able to explain the highlights of each inspection, or at least point homeowners and buyers in the right direction for answers about home inspections.

The state of Wisconsin has released a new set of forms Sellers should be filling out when it comes time to sell their homes and property. The new Wisconsin Residential Condition Report asks the homeowner questions about the home including roof, foundation, electrical and plumbing systems, and other aspects of the home. Let’s look at the roof. Most homeowners have not been on their roofs. Unless the roof has a leak, or is obviously in need of repair, the average homeowner has no idea what condition the roof is actually in. How does the homeowner answer the question on the state condition report? The best answer may be, to the best of their ability. It is not an answer from a trained professional, but an answer based on experience the seller had with the roof. The same goes for other questions on the state form.

I have to tell you, the state of Wisconsin does not allow Real Estate Agents to guess at the condition of the property nor tell sellers what or how to fill in the Residential Condition Report. What Real Estate Agents can do is point people in the right direction for answers. In this case a pre-listing home inspection by a state licensed home Inspector may be the right ticket.

It may be a scary feeling for some people to call in an inspector to look over their home. The home inspector may uncover something the homeowner didn’t know about that may cost money to repair. On the other hand, what happens after the Seller accepts an Offer to Purchase and the Buyer decides to hire a home inspector? Now the home inspector is working for the Buyer. Does that make a difference? It shouldn’t. But there can be difference down the road as the sale of the house goes through the process.

If the sale of the property is contingent on a loan, the lender sends out an appraiser that may uncover defects. In most cases those defects have to be corrected before the loan is approved and the sale can close.

Certain loans require some sort of verification that the work is complete and the issues corrected. The easiest, most reliable, and quickest way to provide verification the defects have been cured is to have the state licensed home inspector look over the repairs and write an amendment to the inspection report. In many cases the underwriter working on the loan is looking for verification from the licensed home inspector. The problem is, many home inspectors change fees to reinspect and write amendments. If the Buyer chooses not to send their home inspector back to the properly to reinspect, that can leave the seller in a difficult situation.

The Real Estate Agent working for the seller should monitor the repairs and request lien waivers from all the contractors involved. In some cases the underwriter may accept lien waivers as proof the repairs have been made. If that is not enough, the seller may have to provide pictures, a letter from each contractor, or other proof. The list could go one forever and take weeks to solve an issue that should have been solved with a simple amendment from the home inspector.

When the home inspector is hired by the Buyer, problems may come up. The Seller has little or no control. But if the Seller hires a home inspector to perform a pre-listing home inspection, the inspector, verification, and amendments are only a phone call away.

A pre-lising home inspection paid for by the seller could in fact save a lot of time, money, and aggravation on certain houses. A pre-listing home inspection is something every seller should consider.

That’s right, just like the title says – there are some houses purchased as foreclosures and flipped. Some of those houses may have seen severe mold problems. I’ve seen a few of these. I’ve been asked to list some. My response has been, “we have to disclose problems that may severely effect property value.” Seller’s response has been, “I’ll look for another agent.” It doesn’t take much for investors to find Real Estate Agents who don’t ask questions.

How do you protect yourself against those types of issues? Most of the time its not that difficult. Many REO properties with mold problems can only be viewed after signing a release. Any Real Estate Agent worth a plate of beans will be smart enough to look at the property history on the MLS to get an idea of how much the seller paid for the property. A quick look at the old listing will tell if it had a release for mold attached to the listing. After all, if the Real Estate Agent your working with represents you, don’t you think they should be looking out for your best interest? This is one reason why it’s important for a Buyer to have an Agent represent them.

Don’t expect your Agent to do miracles on price. It all depends on the quality of the work done on the property and what buyers are willing to pay in the area. Most foreclosed properties have few if any pictures which makes it difficult to gauge the amount of work done on the property. If the property did have a mold release form attached to the listing, the seller should have proof of proper mold removal by a licensed or certified professional. After all, the seller has to pay income taxes on profits from the sale and a deduction would come in handy. Common sense tells you the repairs should be accounted for.

An experienced Real Estate Agent will be able to walk into a remodeled home and assess the quality of the repairs. After viewing hundreds of foreclosed and remodeled homes in the area, Agents are familiar with the quality of repairs and sometimes the investor doing the work. Real Estate Agents are not licensed to perform a complete inspection or tell you if repairs are up to local codes or not, but can point out questions to bring up to the licensed inspector of your choice. Buyers are often surprised at details that come up when they have a new set of trained eyes looking over the property. This is why its so important to work with a good Real Estate Agent and hire a good inspector.

“It’s not having the ability to see into the future, what matters today is the experience to see problems before they become issues and delays.”

Having trouble closing an accepted offer on your house? Most people, buyers and sellers have seen that problem over the past few months. Stricter lending laws have made closing a much more difficult task in 2016. This is a challenge for great Real Estate Agents to rise to the top.

One of the goals these days is to pass the appraisal with no issues or flags. This is the area great Real Estate Agents need a reliable, experienced team of experts. There are two ways to approach this challenge. One is on the buyer’s side. The other is on the listing, or seller’s side.

Small items can be more than a thorn in the side of Real Estate Agents and well as Buyer’s and Seller’s. Today a Real Estate Agent has to be able to look at a long list of potential issues, identify possible problems, and rectify them before they become major problems. Missing one little detail can delay a closing by weeks. Little issues have been costing sellers hundreds of dollars in last minute repairs. In some cases, those issues have resulted in denied loans. In today’s market, that equates to the loss of hundreds, maybe a $1000 loose or more for Buyers.

How to avoid those problems. You need a team of excellent lenders, inspector, and at times, contractors. Selling a home today reminds me of my days as a project engineer. When we first started a now job, we’d identify the set process for that particular project. We then followed the written procedure to the letter. Every step was outlined and followed step by step to ensure success.

Coping with Changes in Real Estate Today

Today there are four types of sales that will close. Cash offers. The perfect home with no issues. Properties with small issues the seller can resolve, or has money to pay contractors to resolve and loans involving repairs completed after the sale and closing. This places the repairs in the hands of Buyers. Repair loans require the most amount of works and preparation.

203K Rehab Loans

203K loans can be tough to close. In many cases, 203K and other rehab loans fail, because lenders and Real Estate Agents fail to follow the proper procedures. There is a set procedure. Trying to skip steps can and will result in additional cost and time. Substantial delays may result in the loss of the sale.

Today more than ever, a great team, proper planning, and the right procedure are the key to success. The old system only works for the perfect homes, and seller’s with the ability to make necessary corrections and repairs. Even in those cases, minor issues can cost sellers hundreds of dollars. At the very least, small issues may lead to unforeseen delays. Avoiding those issues should be the goal of every Real Estate Agent. The days of a quick 10 minute visit, sign the listing contract, handshake, and out the door Listing Agents are in the past.

Even in the cleanest, best maintained homes, options should be considered. Very important options that could save time and money as the sale progresses. The particular process depends on the condition of the home. The list of potential issues is too long to display here. The fact of the matter is, that list comes from experience, and is rather fluid, or changes as those new lending rules settle in. I can tell you one thing. Make sure you deal with an experienced Real Estate Agent who makes it a point to attend every inspection. If they haven’t accumulated that knowledge and experience over the years, they’ve placed themselves on a long, steep learning curve.

 

Home Buying. What are the steps? 

Home Buying Steps

Make a list of your needs and desires.  A new home should have everything you need and most of what you desire.

  • Begin your search early.  Keep up to date on current market conditions and price trends, interest rates and loan programs.
  • Know your limitations.  Don’t get involved with repairs and updates beyond your scope of experience and your budget.
  • Gather a team you know you can rely upon.  This will include a Real Estate Agent, a Lender and an Inspector.
  • What are your hopes and dreams in a new home.  What are the features you need most?  Is the kitchen the most important room?  What features will prompt you to buy, finished basement, 2 car garage, location, updates?  Let me know what you want, and I will find it for you.

Looking for the perfect home may be an experience of a life time.  It can have its up and downs.  Here are a couple of hints to keep the process is perspective.

Dennis Herman

Real Estate Broker

 

Wouldn’t it make sense to work with a local Real Estate Agent who lives, works, shops in Sheboygan and knows the market trends?  With all the factors effecting market prices an experienced, local Agent is the smart thing to do.
I do not specialize in finding the bargain basement deal of the century, but I am very good at finding the best value on the market when you need it.
Contact me to find your next home in the following Sheboygan subdivisions:
Harmony Hills, Carter’s Crossing, Quail Haven, Lilly Creek Highlands, River Heights, WESTON HILLS, Ridgefield, Timber Stone, Spencers Pass, Brook Falls, Taylors Wood, Creekwood Highlands, and more!
Serving these Cities, towns, and villages

Adell, Cascade, Cedar Grove, Elkhart Lake, Fond du Lac, Grafton, Kiel Ootsburg, Plymouth, Port Washington, Sheboygan, Sheboygan Falls, Random Lake, Waldo, West Bend

Also
Fox Point, Franklin, Glendale, Greendale, Greenfield, Hales Corners, Shorewood, Wawautosa, West Allis, Whitefish Bay, Cedar Grove, Butler, Elm Grove, Lannon, Menomonee Falls, Sussex and other local areas.

Home Buying

Buying a home should be fun, not stressful. As you look for your dream home, keep in mind these tips for making the process as peaceful as possible.

1. Find a real estate agent who you connect with. Home buying is not only a big financial commitment, but also an emotional one. It’s critical that the REALTOR® you chose is both highly skilled and a good fit with your personality.

2. Remember, there’s no “right” time to buy, just as there’s no perfect time to sell. If you find a home now, don’t try to second-guess interest rates or the housing market by waiting longer — you risk losing out on the home of your dreams. The housing market usually doesn’t change fast enough to make that much difference in price, and a good home won’t stay on the market long.

3. Don’t ask for too many opinions. It’s natural to want reassurance for such a big decision, but too many ideas from too many people will make it much harder to make a decision. Focus on the wants and needs of your immediate family — the people who will be living in the home.

4. Accept that no house is ever perfect. If it’s in the right location, the yard may be a bit smaller than you had hoped. The kitchen may be perfect, but the roof needs repair. Make a list of your top priorities and focus in on things that are most important to you. Let the minor ones go.

5. Don’t try to be a killer negotiator. Negotiation is definitely a part of the real estate process, but trying to “win” by getting an extra-low price or by refusing to budge on your offer may cost you the home you love. Negotiation is give and take.

6. Remember your home doesn’t exist in a vacuum. Don’t get so caught up in the physical aspects of the house itself — room size, kitchen, etc. — that you forget about important issues as noise level, location to amenities, and other aspects that also have a big impact on your quality of life.

7. Plan ahead. Don’t wait until you’ve found a home and made an offer to get approved for a mortgage, investigate home insurance, and consider a schedule for moving. Presenting an offer contingent on a lot of unresolved issues will make your bid much less attractive to sellers.

8. Factor in maintenance and repair costs in your post-home buying budget. Even if you buy a new home, there will be costs. Don’t leave yourself short and let your home deteriorate.

9. Accept that a little buyer’s remorse is inevitable and will probably pass. Buying a home, especially for the first time, is a big financial commitment. But it also yields big benefits. Don’t lose sight of why you wanted to buy a home and what made you fall in love with the property you purchased.

10. Choose a home first because you love it; then think about appreciation. While U.S. homes have appreciated an average of 5.4 percent annually over from 1998 to 2002, a home’s most important role is to serve as a comfortable, safe place to live.

Serving these Cities, towns, and villages

Adell, Cascade, Cedar Grove, Elkhart Lake, Fond du Lac, Grafton, Kiel Ootsburg, Plymouth, Port Washington, Sheboygan, Sheboygan Falls, Random Lake, Waldo, West Bend

Also
Fox Point, Franklin, Glendale, Greendale, Greenfield, Hales Corners, Shorewood, Wawautosa, West Allis, Whitefish Bay, Cedar Grove, Butler, Elm Grove, Lannon, Menomonee Falls, Sussex and other local areas.