2015 Mark Whitten DEJ Enterprises, LLC 1
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- Arline Elliott
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1 All right, I'm going to move on real quick. Now, you're at the house, you get it under contract for 10,000 dollars. Let's say the next day you put up some signs, and I'm going to tell you how to find a buyer, so don't get off this webinar, and I know it's getting late, it's 10:30 on the east coast, but I promise you guys if you can just get me to say midnight, that's a good 4 hours man, and I'm giving you all my time and I'm really giving you a step by step system, and again, like I told you before, if this is something that you're serious about and you really want to get money, like get money with me, and I'm really doing it like I told you, I'm offering three month coaching for $497, I mean you just can't beat that, it's unlimited coaching. me, you got questions, I'll help you with your deals, we'll go over your contracts. If you don't know what to say to a title company, I will jump on the phone with you, I mean, I charge 10 grand for this, like for real, but that's for a whole year though, but still, if you'd do the math, I don't know what'd it come up to but at the end of the day, it's still a deal, 3 months, $497. No way you can beat it. Anyway, so you're at the house, you got it under contract, you got your first deal on the contract, great. Now you got to find a buyer. So you want a method that I'm going to show you later on how to find a buyer, and you find one, this is how to go. Now, say a buyer calls you, they say, "Hey, I want to take a look at this deal." First thing you are going to do, wait, let me go back a little bit, after you get the house under contract, you're going to take pictures of the house, and you want to be able to market this property. There's a couple of website I want to give you, so write this down. One of them is called Constant Contact. Another one is called Male Chimp, like a monkey. These are basically these blast systems where you can basically put together real estate template with pictures and information and this is how you build your buyers. You can collect a bunch of addresses. When you reach your buyers, you get their name and address and you put it into your system. Kind of how I you guys. Most of you guys are on my list. You get s from me. Just look at it like that. Male Chimp, Constant Contact, so make sure you get that together. Anyway, you blast out your deal, a buyer calls you, he wants to take a look at it. Let's just say you've never done a deal with this buyer before, most of us on this webinar has never done a deal, right? First thing you want to do is you want to make sure you have house on a lock box. What's a lock box? Like cheap box, if this is a house that is vacant, so that way when buyers call you, you can just give them the lock box, you don't have to keep running over. This is very important. When you do that, make sure you get an extra 1
2 copy of the key because what happens a lot of times is that these buyers are going up in the house and they might get the key or don't put it back or they might feel like they want the house and they'll take the key, keep it, so that way, make it hard for you to give other buyers in there. The whole time, they're aggressively making you offers for what they want to offer you, knowing you can probably get more. It's crazy out there, but that's the business, I love it. You want to make sure you do that. Now, a buyer comes over, he takes a look at the house, he calls you back. He says, "Hey, I want to get this house." You got to pretend, say he offers you 8. Now, if all of you out there, remember you're dealing with a motivated seller. If you're making 8 grand, how will you close this deal? An assignment of contracts, remember, because you're making less than 10 grand, you don't care that anyone is going to see your deal, just like how on part 1 I showed you earlier, it was a 8 grand profit that we made, and it didn't really matter. It was an assignment of contracts. Anyway, moving on, now here is what I would recommend. You don't have to do this, but this is just what I would recommend. Always when you're dealing a buyer for the first time, see if you can try to meet him at your title company. It just makes you look more professional. You don't have to do that, obviously. I'm been doing this for 6 years. I don't meet nobody at title companies. I flip houses I've never even seen before. I really mean that. I might get a deal or partner with another investor who got a deal, and I might just say, "Hey, send me the pictures," and I blast it out, send my buyer, fax the contract, or the contract, we sign them, to the title company, I don't even go to close them I just pick my check up or have it wired to me. Once you guys get into the business, and you really start doing deals, you will see it too. I'm even, still to this day, be shocked sometimes. I made 12 grand on a house I've never even seen before. Anyway, try to meet them at a title company when you first start. It just makes you look more professional, especially when you're just starting out and you just meeting people for the first time. Anyway, once you meet them at the title company, remember this. They're going to have to bring 2 things with them, and you're going to see what I mean that in this contract. So you're going to let them know you going to need 1,000 dollar deposit and certified funds, like a cashiers check or something. You're going to need a certified check for a 1,000 dollars, and that's all what they need to bring them. What you need to bring with you is the original contract that you have the seller and the assignment contract because they need to see what they're being assigned. You also need to have them sign this assignment contract that I'm about to go over with you real quick, and then the 1,000 dollars is going to go down for the deposit on the house which is going to basically cover your deposit down on the house for you A to B and B to C basically. 2
3 Now, you get to the title company. You got your buyer. Let's just say the buyer is, I don't know, Ryan and Brian, and let's just say you're the signer. Remember, you're the one assigning the contract, so you're the Assigner. If Ryan and Brian is buying it, they're the Assignee. It says... Let's say you found a buyer the next day... "This agreement made the 17th day of April 2014, buying between Mark Whitten and assigner who is assigning it, and an assignee, who is Ryan and Brian. Whereas the assigner has previously entered into an agreement with the purchaser sale dated April 16th 2014 with the Assignor as the purchaser, the real property known as, say, 123 Main Street, from seller, and that's whoever your seller is for the price of 10,000 because that's how much you got it for, but then it's says a copy in which the agreement is here to attached. Basically, look, I'm assigning you my contract, and it's attached to it. Let's say we're making 8 grand a deal, it says, "Therefore, in consideration of a total assignment fee, remember we're making assignment fees, of 8,000 dollars that is to be paid at settlement of in which a nonrefundable deposit of 1,000 dollars is to be paid by the date of RIGHT NOW, April 17th, and it's to be held in escrow in the form of certified funds by whatever title company you did on it with." "An Assignor does here by assigned by an Assignee and an Assignee does accept [inaudible 00:07:08] assigner the right only to buy real property known as blank." Now it says, "As a conditioner's agreement Assignee must close by blank or this agreement will be null and void." All this is saying is that you're going to give the buyer a certain amount of time to close. If they don't close in that certain amount of time this contract is over and you're going to keep their deposit, which you'll see in a second. The reason why is because you don't have time to play games. If you only have 45 business days you got to get this sold. You can't, for example, you can't have a contract for 45 business days and then give somebody else 45 business days. What if they don't close? You lost a deal so you have to give them a shorter amount of time so if they do bluff you or back out then you can go find another buyer. I always give a buyer 3 weeks. Whatever the date is, 3 weeks from April 17th is the date I would put right there in that line. It says, "If the Assignee does not perform within the terms of this contact and does not settle by blank the Assignee will release the signer and seller from this signer agreement and purchase agreement and the signer will retain the deposit as full liquidated damages." The rest of it is more language in here that basically protects you pretty much. All of this... All its saying is that at the end of the day you're going to be protected. All of these contracts are to protect you. Basically we went through [inaudible 00:08:23] contract and we went through an assignment contract. Now you're at the title company. You sign a signer and date and then they sign. This is important. Let's say you're Elite Property LLC. This is how you're going to sign this. You're going to put "Elite Properties LLC" in print then you're going to put "MM" then you're going to 3
4 sign for it. If its me I'm going to print out "Elite Properties LLC MM Mark Whitten". MM means managing member. Let me go down to the next one. Here's another real estate Assignor agreement. I want you to pay attention to this okay. This contract right here is the exact same one as the one I just showed you. The only difference is it has an extra line right above where you sign at the bottom see assigner date, Assignee. Right above that it says, "Assignor blank agrees to pay a consultation fee to blank in the amount of blank at the time of settlement". Remember in the video where I was telling you guys to get on the webinar how basically I was going to show you how to partner with other investors and protect yourself at the same time. This is basically how you do it. Let's just say you got a deal for 10 grand and I got a buyer for it. So I'm partnering with you. Basically what I would do is say, "hey I got a buyer"... Say you call me say, "Mark I got this deal you got to buy it". I say, "yeah I got a buyer. You got it for 10 I got to buy it for 8, I mean 18." So we're going to make 8 grand. I'm going to say, "hey listen send me your original contract with your seller and I'm going to fill out the assignment contract and have you sign it". Now instead of you filling out your assignment contract for your buyer I'm going to fill out the assignment contract according to your original contract with your seller but for my buyer. I'm going to make sure I get paid. Let's just say the assigner is Ryan and Brian. It's going to say, "assigner Ryan and Brian". Remember they are the one's who are signing the contract. "Assigner Ryan and Brian agrees to pay a consultation fee to Mark Whitten in the amount of 8,000 dollars at the time of settlement." Then I'm going to send this back to Ryan's so he can sign it, Ryan and Brian. They have to sign right here and then I'm going to have my buyer sign it. That way the deal now is between Ryan and Brian and my seller but I made sure I got paid, if that makes sense to everybody. These are the exact contracts that I use. What I just basically showed you was the first way of closing deals with an assignment contract. Now, let's look at this for a minute. This contract right here, this is all backwards and I got to fix this but basically like I told you when I send you these contracts I'm going to write at the top what they [inaudible 00:11:03]. This contract right here is actually the regular assignment contract and the other one I showed you was for a double closing. Now this one right here, so let's just look at this like it was a double closing. Now I'll show you the double closing contract. Basically when you're doing a double closing you're going to do 2 different closings. Remember I said that. You're going to use 2 separate real estate contracts. 4
5 Look at this last paragraph. It says, "If seller defaults under the terms of this contract." Right there I want you to put if buyer, if buyer defaults under the terms of this contract. Here's its going to be seller... Okay basically it's going to say this, "If the buyer defaults under the terms of this contract seller may pursue all remedies available at loss." See, basically all you're doing is switching it in a double closing. If you [inaudible 00:11:49] with your buyer at the second double close, basically all you're saying is this, if this buyer backs out this contract then me as the seller is going to sue them. All you're doing is switching these 2 lines to protect yourself in a double closing because now you're not the seller no more you're the buyer. Did that make any sense? If anybody's confused its because, like I said, this is actually the original contract. Let me go back up top real fast so I can show you because I mixed them up. This is actually the double closed contract. Think about it. Let's just say I'm at the title company meeting with my end buyer on a double closing. It says, "If the buyer defaults under the terms of this contract"... which is my end buyer... "Then the seller"... Who is me... "is going to pursue all remedies"... basically sue them. You see what I'm saying? That's how that got mixed up. Like I said, when I send it to you it will be all fixed. I'll write at the top what they used for and everything. So don't worry. Now where was I? All right. Look this contract right here. Hold on. Wait that's not it. It's this one. This right here is called the JV Double Close contract. Again, once you get the contract I'm going to have it up here so you'll know. This is the difference, there ain't no difference than the other ones. See look, "If the buyer defaults under the terms of this contract"... which is that end buyer then you get to sue them. This one's correct. "If the buyer defaults under the terms of this contract". Look, everybody look at the bottom paragraph. "If the buyer defaults under the terms of this contract seller may pursue all remedies available at law." This is how you protect yourself in a double closing. Let's just say Ryan and Brian got a deal but we making 80 grand so we know we have to do a double closing but I still got to get my money. You remember at a double closing we don't want nobody to know how much money we making. Seller, who is Ryan and Brian in a double closing, agree to pay Mark Whitten a consultation fee in the amount of 50% of the profit. Hold on. Seller, Ryan and Brian, agrees to pay a consultation fee in the amount of 50% of the profit to Mark Whitten from the sell of this property 123 Main Street. Why did I put a consultation fee in the amount of 50%? The reason why is because I don't want to tell them how much we're making so I just put 50%. That means we're splitting it. This is how you JV with somebody when you're doing a double closing. You're going to use this JV Double Closed Contract. Again I will write that out for you when I send it to you so don't worry about it all right. This right here is your assignment of interest in LLC right. This got lines in it. I got another though. When I send it to you it won't have these lines in it. Sorry about that. 5
6 Basically that contract right here is going to be a contract you're going [inaudible 00:14:37] sign the LLC. Let's say [inaudible 00:14:43] is called... because remember when you're using a flipable LLC anytime you're assigning a LLC. It's got to be... You cannot assign your name to LLC. Let's say your flipable LLC was 123 flipable LLC its going to go like this, assignment of interest in 123 flipable LLC of Maryland limited liability corporation. In consideration of a total assignment fee. Lets say we're making 15 grand. In consideration of a total assignment fee of 15,000 dollars unless we pay the settlement of what's your deposit of a 1,000 dollars is to be paid upon execution of this agreement is to be held at escrow in the form of... This got to be a line too. Let me just tell you. I'm going to start over. In consideration of a total assignment fee of 15,000 dollars so this will be paid at settlement of which a deposit of 1,000 is to be paid upon execution of this agreement and is to be held in escrow in the form of a money order or cashiers check by... It's supposed to be title[inaudible 00:15:44]. There's not no line there. Like I said, once I send you this you're going to get it all correct. If you're looking or writing it down or whatever just make a note its supposed to be a line right here for your title company. Say its me. I'm going to put up Mark Whitten, sole member, a resident of the state of Maryland and a majority, here and after referred to Assignor, because I'm going to sign it, here by assigns transfers faxed over to whoever the buyer is, say its Ryan and Brian. Sent over to Ryan and Brian hereafter referred to as Assignee [inaudible 00:16:17] 100% [inaudible 00:16:19] 123 flipable LLC, a Maryland Limited Liability Corporation. [inaudible 00:16:26] within the state of Maryland on or about whatever date the LLC was formed, goes right there. You read through it, its all kind of self explanatory. Most of the time you're just [inaudible 00:16:38] but this is the exact contract that I use to assign a LLC. All you're doing is flipping a LLC. Remember if its [inaudible 00:16:45] you can't do double closing because you're buying it and selling it in the same day. Title [inaudible 00:16:51] say you got to hold it for 90 days. You can't sign the contract because you sold it in the same day. The deal happened that day and the buyer changed. Basically I'm saying is the buyer can't change, you know, when you have these title seasonings or if you've got a realtor contract that can't be assigned the buyer can't change. The only way you're going to be able to do it is if the buyer stay the same. How do you do that? You sell your business because if you're business is 123 Flipable LLC you sell that to somebody the buyer never changed on the contract. That's how you get around it. This contract right here is the same exact contract I already showed you but guess what. It has a line here for you to protect yourself if you JV it. 6
7 If Ryan and Brian got a deal and its my buyer then I'm going to fill this out according to his original contract. Its going to say, " Ryan and Brian agrees to pay a consultation fee in the amount of 50% of the profit to Mark Whitten from the sale of this property 123 Main Street or whatever. Then you sign it. Those are the 3 ways [inaudible 00:17:51] when you're doing an assignment... There's 3 ways to close deal; assignment contract, an actual assignment contract, double closing, and we went through the contracts that you would you use on a double closing. You probably got a little confused because they were kind of mixed up but again when I send you these contracts at the top its going to tell you exactly what this contract is and when to use it. It's going to be a lot more clarity. Trust me. You're going to easily be like, "Oh boom. I got it." I'm going to move on real quick. Mark, quick question. I don't know if you covered this when you were showing like this [inaudible 00:18:30] ones but Courtney wanted to know how do you ensure there are no back taxes or bills or leans or...[crosstalk 00:18:38] That's a very great question Courtney. That's not your job. That's the title company's job. That's what they do. They pull a lean sheet and they do what's called a... what do you call it. They pull the lean sheet which is all the accounting for example if I flip a house in Baltimore city the title company's going to do 2 things; their going to pull a lean sheet to see what's owed as far as the county and the city concerned. Like property taxes and water and tax sell and all that kind of stuff. Then they're going to pull the title work and that's going to show if its got any judgments or for example let's say you got a mortgage on a house with Bank of America for 30 grand. Look at it like this, say you ain't in real estate. Let's just say you're just a regular, you know, you own a house. Let's say you owe 50,000 dollars left on your mortgage and you want to sell it for 30,000 just to get out of it. Now the title company is going to pull the title work and be like you can't sell this for 30,000 you got a 50,000 dollar mortgage. You can't sell this house until that bank gets paid off. That's basically to answer that question. Trina wants to know what happens if you have more than one property under contract under the same flipable LLC? That's an awesome question right. For example let's say I got, I don't know, 2 houses under that. Let's say I got 5. Most of the time from where I experienced its really rare that you're going to get all these houses accepted but lets just say you got 2 accepted. You're going to have to go with one and change the other one. You can actually go down there. You can do 2 things. Either you're going to talk to the agent and try to change the LLC. Sometimes they'll let you go back. Sometimes the bank might think something funny, whatever the case. If that's the case then you can just go down to your [inaudible 7
8 00:20:45] department and switch the name of that LLC to something else. Basically you could create another LLC basically but again like I was saying you're going to have to talk to the agent. Like I said, most of the time it be cool. They'll let you change it, sometimes they don't. At the end of the day you just have to keep getting LLCs and just try to change them. Will I be liable for state taxes when I sell the flipable LLC? That's another good one. They'll find a way basically to you know tax you so that's a real good question. This is what I want to say too because it brings up a really good point. Who said that? Courtney you said? Shereef asked about the taxes. Anytime... let me just say this to you and this is answering your question Shereef. This is so important man. I'm so glad you brought this up. Anytime you're doing any kind of business and you're making money you're always going to get taxed. Make sure, I didn't say this in the beginning, and that's why I'm so glad that you brought it up, because this is even something that I didn't do when I first started out because when I first started out I had not too good of coaching for real. A lot of stuff I had to find out on my own. When I very, very, very first started out. You have to keep track of everything. You got to file your taxes, believe me. I ended up paying one year, like the first year I did it, I didn't even pay taxes. I was behind in default and all that kind of stuff because I was just getting money. I wasn't paying any taxes and thank God I was able to pay it. [crosstalk 00:22:30] It was ridiculous. Just remember it never pays to not pay your taxes or try to avoid it. Anytime you flip your LLC or anything you just keep records of everything that you're doing because whether you choose to file it or not they'll find you eventually and it ain't worth it. Its like hustling backwards basically. Let me see. It's 10:50. I was going to move on if that's cool. I still got pretty much some stuff I need to cover. Correct, correct. I hope this is helping everybody. I'm really trying to give you as much as I can... Is everybody getting this? Yes, yes, yes. Is this good stuff? Everyone's saying very good, awesome, hell yeah, little bit. I love it. I love it. Much appreciated. Great info. Mark is killing it says Reese. 8
9 Good, good. Thanks man. I hope, like I said, I'm going to be honest with you all. You think this is good. You should see what the 3 day is about. I'm really condensing it down. [inaudible 00:23:38] so much better is that we got more time to answer questions. Everybody's questions get answered. It's more of a smaller setting. Like I said, people really leave, I can vouch for it. I can get on Instagram "at" me on Instagram. I "at" people on Instagram that's been on my seminars and they're doing deals. Just off my seminar like real talk. It's crazy. Charles says: this is the greatest $97 bucks I've ever spent. I know Charles man. Remember this, basically we covered everything in the middle, we went over some contracts, how to close deals, when to close them, LLCs, this, that, and the third. 9
2015 Mark Whitten DEJ Enterprises, LLC 1
Now what we going to do is we going to talk about setting up a business, all right? As you see on the screen, it's says, "Setting Up Your LLCs". What's an LLC? An LLC is a limited liability company. Why
More information2015 Mark Whitten DEJ Enterprises, LLC 1
Mark: All right guys. First of all I just wanted to thank everybody for getting on this webinar. Usually I go around the country, I do my seminars, my bus tours, or things like that and it is good. I just
More information2015 Mark Whitten DEJ Enterprises, LLC 1
Here's an example of double closings. I know we talked about it and I want to show you exactly how it works. This is how it works. Let me turn on my screen. Wait, I've almost got it. Just know this, look
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