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As many of you who have
been at recent event know, Barney has been fighting
what we believed to be the aftereffects of a bout of
walking pneumonia. He went to the hospital earlier
this month to get some tests and some fix’n (as we
say in Texas).
Barney says the hospital is no place to go if you
are sick…and this proved to be true. To make a very
long story short, he went in for an overnight stay
and was there for eleven days! Why? Blood clots.
Yes, that is a plural (if you will pardon the pun).
(One of the clots is in his lung and the layers of
the membrane lining the lung and the chest cavity
are called plural.)
We’ll keep you updated, but the bottom line right
now is he can’t do much of anything until the clots
dissolve. It is a natural process and most likely
will take only a couple of weeks.
He has great care and must remain fairly inactive
due to the blood thinners he is taking. Despite
this, he still managed to write this newsletter for
you. As you can imagine, it is hard to keep him from
doing nothing even if he is not moving around much.
He is taking this time to review his property files,
do some things on his “get around to it” list and is
getting lots of rest. Karen is enjoying his
company at home.
He told me to add this note to this newsletter at
the last minute to answer the questions that might
come up. He also said, “For awhile there we were not
sure if I was ever going to get out of that
hospital. I did not need another growth experience
in my life, but things like this are great to help
you see what is important in your life and when you
are chasing rainbows. Besides, it was an additional
push to start the diet I had been attempting for
three months! But then, if you want to get your
priorities straight or lose weight, I would not
recommend this hospital approach to my students!”
Keep him in your prayers and we will be giving you
great news of this problem being resolved by next
issue.
Amy McIntee
Editor
Q.
Hi Barney,
We are taking
your training and just bought your material about
options. We bought our first property and we will
have it ready to sell in a few weeks. You suggested
to me when we spoke recently that we could talk
about refinancing and pulling the money out (which
we hadn't thought about). What would be the
advantage of doing that over selling it? We bought
it for $ 80,000 (the owner gave us $ 5,000 for rehab
which is pretty much what rehab will cost and figure
we can sell it fairly easy for $ 115,000. Thanks for
any insight you might have!!
Laurie
A.
If you bought
it and have title to it, most lenders want to use
purchase price for the value…at least for a year,
not the new actual value. There are a few that
use market value after six months. One or two
lenders will issue loans use it with no “seasoning”
but they are 1-1.5 points higher than market. So a
re-finance is a great idea but you most likely will
have to wait.
They usually
are small local lenders. As an example, I know of
two in Houston that would have given you the money
to buy and the money to fix as long a all the debt
would be 70% of the ARV (after repaired value) and
one will do a loan without the fix up being a part
of your loan. But we have 3000 or so lenders
in Texas and three that might work in theory.
If we look at the numbers you gave me you have a
nice profit for a simple deal. However you
don’t have enough margin for doing a new loan at the
time. I believe when we talked you did not
have the amount yet and we were talking
hypothetically.
Here is the
kind of deal that you need a re-finance. Let’s
say you get the house for $53,000 and put $30,000 of
your own into it. If the finished value was
$150,000 then you most likely would want to get your
money out and back to work. How do you do
that?
If you buy you
will have to sell. Sometimes I sell to an
investor who wants to be passive and we make a deal
where after the sale, I buy a right to purchase a
half interest in the property in the future.
Another
approach is to option the property and not buy it.
You buy it when all the repairs are done. Now
most lenders will only give you all the money you
have in it. I have been able to get most all
my money out this way. Some states have some
100% investor loans and you can get all your money
out. Texas has the tightest lending laws in
the United States. Thank heaven we have cheap
prices because it is very tough to take money out
here even on an investor property (All the 80% LTV
rules are written for homestead homes…so in Texas
you can often get more money on a rental than a
owner occupied residence!) Hope this helps.
BZ
Q.
Barney,
I heard you
speak and I think you are terrific. I know you have
a great expertise on lease options. I have a
question I am confused about and I wonder if it is
something you can clear up for me. As I understand
it, it is not illegal to trigger the due on sale
clause. However, is it illegal to conceal the fact
that the due on sale clause has been triggered?
Surely taking over a property either by lease option
or subject to and not informing of your interest
would constitute a criminal offense if deliberately
concealing the fact that the due on sale clause has
been triggered? Look forward to your newsletters.
Can I also apply to be part of your mortgage lender
program in North Carolina?
Regards,
David
A.
The due on sale clause is a contractual agreement.
It is not a law. For something to be illegal you
have to be breaking a law. The more you know
about loans and lending the sharper you will be as
an investor. That is just one more reason to
consider a second income from becoming a loan
originator.
If you are
interested in more information about becoming a
Mortgage Loan Originator, go to
www.zickhomeloans.com to see what we have to
offer. Plan to join us on the first Monday of each
month for a free TeleHelp call during which we give
you an overview of the Freedom Equity Group/All Fund
Mortgage opportunity. (Go to
www.zick.com to register. Click on the
ringing phone!)
BZ
Q. Mr.
Zick,
Recently I attended the Chicago
Investors meeting where you were the Keynote
Speaker. I found what you said to be very
interesting. What I would like to know is, how could
I get started finding deals for investors and making
a commission at the closing? My partner and I are
trying to get started in the investment field.
However with our very limited funds, that is proving
to be very difficult. You mentioned in your message
that people could make money finding deals for other
investors. How do we get started? Please send me any
information that you may have available. I would
also like to know if your company has positions
available for "deal finders." Any information would
be greatly appreciated.
Thank you,
Rachel
A.
For starters, don’t use the word
“commissions” because you need to be a licensed real
estate agent to do so. In fact, Oregon and a
few other states have gotten so upset about
unlicensed people “flipping” properties that they
have passed laws limiting that sort of activity.
You do need to get educated. My stuff if great
but you said you are broke. If you don't have money,
go to the library. Get some real estate self help
books and a text book on real estate. Then stay
active in your local group. You'll soon know how to
spot value which is the second step. Next you need
to find investors who want deals and don't have
time. Again, you get that at the local club. You
will have to learn to tie up good deals when you
find them, then sell them to those investors. Maybe
that is too simple an explanation. You can do it
without expensive courses but maybe you could do
research for an experienced investor to get to
borrow a course or too. Jane runs a great group in
Chicago. Don't miss a meeting!
Also, read
our free special report we gave out awhile back on
options and try to read other options materials.
They will be essential to maximize profits.
BZ
Q. Barney,
If I am selling a property on Lease Option does 1031
apply? I am trying to understand the process here.
The conventional way, a property purchased for $100K
in 01/2005, rented for two years, property sold in
01/2007 for $110K, Profit = $10,000. If I use this
to buy another property I don't have to pay any tax
on it. Correct?
Our way, the same property sold on two year L/O for
$110K with $5000 DN. So, you get $5000 now and $5000
in 01/2007 when buyer refinances. Same profit
($10,000). Can I save on tax by reinvesting that
money?
Thanks,
S.K.
A.
Remember I am not a CPA. First
the $5000 is not a "down." You get me heated
up here. The work DOWN PAYMENT should NEVER be
used with an option. You will have lots of
problems when you do. Down Payments confer
lots of rights. You don’t give these rights.
In the conventional example you described, yes, you
do not have to pay any tax on the $10,000 profit.
IF you do the 1031 properly. You most likely
will find the closing costs of a proper 1031 might
be too high if the profit was only $10,000. If
you ever get one that is big enough, I can refer you
to one of the sharpest people to close those deals
for you. (Note to our Readers: If you'd
like more information, send me an email to
bernard@zick.com
with "1031 Exchange" in the subject line and I'll
follow-up with you shortly.)
In the second example, you asked if you can save tax
by reinvesting the profit. The answer is “no.” Just
because you gave an option you don’t have a sale.
When the sale closes, your holding period will
be gone. So you would have ownership of one
day. Your profit would be $10,000 – $5,000 you got
up front and $5,000 at the end. Here is a tip.
If you get 1031 money you can use it to buy a
property YOU have been buying on a Lease Option!
Remember you have not BOUGHT it yet so you can still
do an exchange...properly set up! That is my
best guess.
Here's a second tip. If you get major money (up to
about $5,000,000 from a 1031), I can find you a deal
and arrange the exchange. Call me.
BZ
(Ed. Note: For more information about changes in
the 1031 Exchange Tax Law, please refer to the
article below in this edition of our e-newsletter.) |
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Don't miss this
opportunity! We are running a special on our
Business Entities home-study course. The retail
price is $1995, however, we're providing our
newsletter subscribers a chance at a great deal!
The first 10 people who read this and order this
course will get it for $495! First come, first
served!
I want the Business Entities Special Offer!
Barney and
Douglas E. Gilliss, J.D., MBA, put together a
complete overview of all the ways you can do
business during an amazing two-day boot camp -- sole
owner, partnership, limited partnership, C corp.,
LLC corp., land trust, trusts, and foreign entity --
and looked at each and every one from the point of
view of a real estate investor. Can you take
out the cash? Can you hide who owns what?
Which state is best for corporations, how do you
save the most taxes, which is best for multiple
owners, how do you pass on the wealth? And
much, much more…
People paid $2,500 to attend the two-day boot camp.
It was recorded digitally and closely edited and
mastered at a cost of nearly $5,000. The home-study
materials include the tapes of both days and the
course book for a remarkably low price. Bernard Zick
and JoAnn Gerhardt, an editor, business consultant
and former attorney, wrote the text, which alone is
worth the cost of the complete course.
Don't delay! Place your order now so you don't
risk missing out on our special offer!
I want the Business Entities Special Offer!
Q.
Hi Barney,
I don't know if
this is the right way to ask you a question, but
here goes. I purchased your "Creative Financing" at
the Houston Investor Wealth seminar and Janet has
signed up for All Fund. We also attended your Option
course in Austin. In other words, we are becoming
part of the family.
Here's my deal. The question is how to proceed with
the second round of negotiation and how would you
structure the deal? I have presented the preliminary
offer shown below (right or wrong) and owners
indicated to their Real Estate Agent they are
interested in owner finance option and wanted to
know what interest rate I used for calculations.
(The Real Estate Agent is also the Property Manager
and brought me deal because the owners want to sell
property. The property ARV is $ 55,000
conservatively (based on last 6 month sales in area
of 1/4 mile radius) and not counting the converted
garage. Monthly rent (from last tenants on one year
lease) is $600. Property manager thinks we can
easily get $650 this year.)
Offer to Purchase Real Estate
Year Built: 1947
Sq. Ft: 1150 (with out converted garage.)
Taxes (annual): $1751 (monthly: $146)
B/B/G; 2/1 with converted garage.
Special Conditions: Offer is conditional upon
satisfactory inspection of subject property and
clear title.
Offers:
Sale Price Down Payment Owner Finance Close In
#1 All Cash $ 33,700 30 days (MAO formula with $2k
repair, $ 2k assign fee)
#2 Owner Finance $ 38,700 $ 3,000 down $ 300/month
120 months 30 days
#3 Owner Finance $ 43,700 0 down $ 350/month 180
months 15 days.
Here is an explanation of the offers.
If owners want full retail, I can’t help them. I
have to find some way in the deal to create some
equity, either through owner financing or purchase
price. The property needs the following repairs if
it were to be used as a rental.
1. Remove old ceiling in both bedrooms and replace
with new sheetrock, tape, bed and paint.
2. Replace sub flooring and floor covering in
converted garage.
3. Kilz, paint wall in north bedroom. This would
mean that we should just go ahead and paint the
whole room.
4. For retail sale, it would need new
exterior/interior paint and maybe some leveling to
pass lender inspection.
5. Location is not ideal, with it backing onto
Southwest Blvd. so retail price will have to be
adjusted to take this into account.
6. Repair estimates would run about $2700 plus paint
for the full repairs as above including
exterior/interior paint.
I understand
there is a brother and sister involved in the
transaction. If they do owner financing this allows
them a stream of payments for 10 years (cash now and
cash later). I would expect to cash them out long
before that, probably within seven years or sooner.
I will likely fix the house and sell retail or do a
two year lease/option. I will require the contract
to be written so I can assign it. I may sell the
house to one of my partners if I have too much work
to do.
If they require some cash along the way, we can sell
off some of the payments and get them their cash.
They can do this more than once if necessary, until
of course they sell all the payments.
Thanks for your help, Barney.
Regards,
Don
A.
You didn’t tell
me how you figured the interest, but you don’t have
to tell them either. At a glance it is so low you
don’t want to wave it around! You can just say
you paid them exactly what you thought the property
could afford and you could live with.
One thing that might make it nicer for them is if
you offered to give them two notes, dividing the
note in two parts. That way each one gets their own
payment.
Whenever you can get a low interest rate note
accepted, the perfect addition is a right of
substitution of collateral clause. Listen to it on
my CDs. That would allow you to move that note to a
different property and save the low interest rate
financing. A different approach would be to have a
prepayment discount for early payoff. And of course
you could always ask for both.
I am surprised
you said you would pay them off far in advance. If
you get this financing, it would be a sin to do
that! (Did you know the word sin comes from an old
archery term that means "to miss the mark?")
Good luck. Sounds like you’re doing great.
BZ
Q.
I would like to
do hard money loans. How do I become a lender where
I loan out other people’s money and get paid for it?
Thank you,
Darrell
A.
We can get you 9-10% on first mortgage positions for
sure. Sometimes we can get more but there would be
times that your money would not be working. At 9-10%
we can keep it working all the time. The terms vary
but usually six months to a year and interest is
paid monthly. Most of them are 70% loan to value on
single family houses. Most of our dealings are in
Houston. The amounts vary. What is the range of
dollars you’d be interested in investing? I am right
now working on several joint venture deals with
students that would use loans I could personally
guarantee. Closing is done by the title
company.
However, hard money
loans need to move quickly. We get you a title
policy, appraisal and property inspection. You
supply the check.
But this process should take two weeks, max.
So if you are a “think about it” or “this is so
scary I need to talk to my financial team” type
person, forget dealing with me. I trusted one
student last year and let her attend two San
Francisco area boot camps and gave her some
materials. I was way too trusting; my fault.
She ran me around for six months holding out a six
figure hard money loan at a lower hard money rate
until it because obvious I had met a con artist.
That hardened my skin.
BZ |
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Tax Law Update: Section 1031 Exchanges:
On October 22, 2004
George Bush signed Public Law 108-357 which requires a
FIVE YEAR HOLDING PERIOD for personal residences that
were acquired using Section 1031 and later converted to
use as personal residence before the taxpayer can
achieve the exclusion from capital gains on sale of that
residence.
If a client acquired a property using Section 1031 and
later converted or converts that use as personal
residence they will have to hold that property for five
years in order to utilize Section 121 to escape the gain
if the property is SOLD any time after October 21, 2004.
Here's the new law:
Public Law 108-357 (October 22, 2004)
(Section 840 at page 181 of 244):
"SEC.840. RECOGNITION OF GAIN FROM THE SALE OF A
PRINCIPAL RESIDENCE ACQUIRED IN A LIKE-KIND EXCHANGE
WITHIN 5 YEARS OF SALE.
(a) IN GENERAL: Section 121(d) (relating to special
rules for exclusion of gain from sale of principal
residence) is amended by adding at the end the following
new paragraph:
(10) PROPERTY ACQUIRED IN LIKE-KIND EXCHANGE: If a
taxpayer acquired property in an exchange to which
section 1031 applied, subsection (a) shall not apply to
the sale or exchange of such property if it occurs
during the 5-year period beginning with the date of the
acquisition of such property.
(b) EFFECTIVE DATE: The amendment made by this section
shall apply to sales or exchanges after the date of the
enactment of this Act."
Go to
Barney's Website for more information about
educational events and materials.
Go to
Karen's Website to
apply for a 1-4 family loan or join us as a mortgage
loan originator.
Go to
Zick Investment Properties
to sell us a property or get a web site to sell your
properties.
Go to
Realvest
Funding for more information about financing.
Register
for an Options Boot Camp at
http://www.zick.com/speventreg.html.
Register
for a "How to Finance ANY Deal!" Boot Camp at
http://www.zick.com/FinanceAnyDealBCreg.htm.
Register for a
Mortgage Business Builder Boot Camp at
http://www.zick.com/MortgageBCreg.shtml.
Register for a FREE
"Financing Your Next Best Deal" Help Day at
http://www.zick.com/HelpDayreg.htm.
Register
for a FREE Freedom Equity/All Fund Mortgage TeleHelp
Call at
http://www.zick.com/telehelp_freedom_equity_recruiting.htm.
Questions?
Send
us an email
or call 800-677-3253.
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"Financing Your Next Best Deal" Help Days
We
will be in Orlando on Saturday, March 12th and in
Tampa on Sunday, March 13th. Come learn the
latest techniques in buying properties.
Go to
www.zick.com and click on the link on the
home page to enroll. It is free if you show up!
Or,
click here to register:
"Financing Your Next Best Deal" Help Day
Upcoming Events
All new for 2005!!
"How to Finance ANY
Deal!" Three-Day
Boot Camp
San Diego
POSTPONED UNTIL A LATER DATE
The
doctors say Barney can't travel, so we have to
reschedule this event to another date. (And we were
almost sold out too!) As soon as the new date is
set, we'll let you know!
All new for 2005! Learn it all in one place at one
time. “Barney” Zick can show you...
“How to Finance ANY Deal!”
Announcing the most
in-depth, intensive three-day Boot Camp you can imagine
on real estate financing designed for people who are
successful, aggressive real estate investors (or aspire
to be someday soon)! Investors know CASH IS KING and
owner financing is the QUEEN!
As a real estate
investor, there is nothing like having the ability to
know what investing approach to use, know how to
structure it, and know how to present it to the seller
and get it closed. Being able to cash out properties is
the “grease for the wheels” of this cash intensive
business. The three roads to financing will be
taught...Lease Options, Owner Carried Loans and
Conventional and Hard Money Loans. You will also get an
opportunity to sign up and receive hands-on training
about becoming a loan originator in order to add another
cash flow stream of income.
SIGN UP TODAY AND PAY
ONLY $695 of the $2,195 fee. The balance will not be
due unless you complete a successful deal from what
you have learned! How can we do this? We strongly
believe that you will learn what you need to know for
success and that you will easily do a profitable deal
right after attending! This way we have more at
risk than you.
That’s right; if you
don't make money we don't get paid the balance of the
training fee. The entire program can be self
funding! You will make money from what you learn…paying
you back more than the cost of training. All you have
to do is USE these ideas and we will show you how!
At the three-day “How
to Finance ANY Deal” Boot Camp we will send you out to
investigate deals and sign them up. Then when you come
back, we will fine tune your presentation to make
getting more deals easier.
Options Boot Camp
Kansas city
POSTPONED UNTIL
A LATER DATE
Because Barney can't
travel right now,
this
event will be rescheduled to another date. We apologize
for the inconvenience to all of you who have already
registered. As soon as the new date is set, we'll
let you know!
Led by Barney Zick, one of
the most sought after real estate educators in America,
this Boot Camp will take you straight up the learning
curve to show you how to acquire immediate cash profits,
cash flow and control your future wealth through
OPTIONS!
This Boot Camp can potentially make you more money than
any other Boot Camp you have ever had the chance to
attend. It is no secret that fortunes have been made by
those that know how to use real estate options. Now,
details of those financial maneuvers are explained.
Register
Now!
For those of you who purchased a boot camp as part of
your home study materials, you will have to use your
privilege this year. If you have attended our Options
Boot Camp before, you may come again. The information
has been revised. Of course, the portion of the boot
camp when we work on deals, which takes most of the
second day, is different for each event. It is a real
eye opener for those of you yet to do your first deal.
POSTPONED UNTIL A LATER
DATE
Would you like to
read past newsletters?
Click here
Scroll down to the
bottom of the left-hand column to find links to all of
our archived newsletters.
OUR ALL FUND MORTGAGE /FREEDOM EQUITY
GROUP TRAINING NOT ONLY CAN PAY YOU BACK ALL THE COSTS,
IT CAN PAY YOU BACK FAR MORE THAN YOU INVESTED!
ABOUT
PARTICIPATION…
We have done
three fantastic three-day Mortgage Business Builder Boot
Camps.
The first one was in Chicago in September. The second
one was in Houston. The third was in San Diego in
December.
Cost
The cost of the training is $2195. You can pay it all at
once. However, I believe in our program and know if you
work our program you will make lots of money. So here is
the deal. I’ll bet two-thirds of that on your success…
- If you are signed up under us, you can attend for $695
up front and we will take $500 out of each of your first
three loans to complete the follow up training.
- If you are not signed up under us, but under someone
else, you can pay $695 at registration and attend the
event, and pay your recruiter the $500 per loan or get a
consulting help package from us for the same.
- If you are not signed up at all, you must pay $695 to
attend, but you can only attend the first two days. If
you sign up for Freedom Equity Group/ All Fund during
the two days you can stay for the third day which is our
Marketing and Sales Program. So the bottom line
is, get signed up and plan on attending.
By the way, if
you are already with Freedom Equity Group/All Fund with
a different recruiter, you can send your recruits for
training. They pay us the $695 you will get the three
training loans and paid $500 for each.
In fact, anyone
on our team that attends can do
the same with
their recruits. So you see, you are better off going to
our training in two ways. First, you get trained,
secondly, you will get paid for signing up for someone
for training when you help with their first three loans!
Our hope is that you will catch fire in this business
and by the time you do the first three loans you have
made all your educational investment back. So, bottom
line, if you work the program there is no cost; it pays!
Husbands, wives and children
If you want to
bring one of these into the business, great! If they are
signed up and a part of the business, they pay just like
you do. And, we will do the training loans with them
too.
If they are just assisting you with the business, they
can attend for $295 to cover our room costs, coffee
breaks, etc.
If your child is between 14 and 18 years old, really
interested, and can pay attention (don’t you dare drag
them there!), they can attend for $50. Children over 18
can pay the $295. Where else can you attend a three day
event and learn a business for so little?
The book you will receive will be for studying after the
event. We will have a fill-in outline that everyone will
receive. There will be one book for each full-paying
participant.
More than your money back!
If you are signed up under us, you can return to attend
the training for free. All you have to do is bring
someone you signed up under you!
Think about it. When you return with your recruit, you
get to come for free, they pay us the $695, but YOU
collect the $500 per loan when training THEM on their
first three loans.
For us, we get
our costs covered. It costs us at a MINIMUM $695 per
person to put on a three day event. We don’t really make
money unless you or your associates you sign up make
money with placing loans.
They get profits from placing loans, giving them their
educational investment back. You get trained associates,
we build our shop. It is a win-win deal all around.
Guess what? Your
associates can do the same. They can come back for free
bringing as many people as they want AS LONG AS THOSE
PEOPLE ARE SIGNED UP under them! You get the picture.
Will the ground floor be empty?
You are getting
in on the ground floor, so you may be asking
yourself…will the ground floor be empty of content?
Since we are new at doing these trainings, will we be
learning how to train on your dime?
Absolutely not. First of all, Barney will be at the
first three trainings talking about Sales and Marketing.
He spent 15 years teaching these topics to businesses
from New York Stock Exchange firms down to a two-man
firm in England. This is a secret part of his career not
known to most real estate investors. His results have
been staggering. One firm, a national blood testing
company, said that after his training, sales rose 15%
over their previously best month ever. The English
direct mail company, that made over a million a year,
got the biggest boost ever from Barney’s ideas, and that
is after five years of searching for the best consulting
in England and putting their ideas to play. Barney
increased their profit margin!
Secondly, we have one of the best company trainers
coming out to teach the two technical days. You will
learn how to present our best loan to prospects, how to
present the opportunity to recruits and how to do the
loan paper work. It will be an information packed event.
Best way to sign up…
Do it via our web
site at
www.zick.com and we will follow-up or do it by
calling our office 800-677-3253.
The
Fine Print...
We will
do one newsletter like this one (Advice for the
Impatient Investor) and one called the REIT Real
Estate and Mortgage Report (containing Real Estate
Education Industry News and a lot of personal opinions),
approximately once a month. (However, keep in
mind, our newsletters are free so don't get upset if we
skip one occasionally!)
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