Marketing letter think outside of the box

SAMPLE LETTER not mine see below a great idea


--------------------

(Bold Headline)

We`re Celebrating Our ___ Anniversary With

A Free-Mortgage Advantage Evaluation Only For

Referrals From Our Valued Clients



Dear Client {use first name},



During the next 2 months, I`ve set aside a

limited amount of free-mortgage advantage

evaluations for family members or close friends

of our clients. As you know our usual fee for an

evaluation is $343. However, for a limited time

it`s completely complimentary only with the

enclosed certificate.



Please pass this certificate to anyone you know

who might benefit from evaluation. Somebody

who would be thrilled to get an evaluation, just

like you have.



Also, stop by our office and enter our Caribbean

Vacation Give Away! If you`re the winner, you

and a guest will spend a whole week in St. Martin

just soaking in the sun and relaxing next to the

crystal clear water.



I look forward to personally meeting your friends.



Sincerely,



{Your Name}





P.S. If you need additional referral certificates

please call our office.



----------------------------------------------------



(A few things to note:



1. This letter is just an example to start you

thinking of different ways you can ask for

referrals.



2. A referral is not a requirement of entering

the contest.



3. There are different rules and regulations in

every state regarding contests and giveaways

so seek competent legal advice before using

this letter as is.



4. If you wanted you could simply modify this

letter to not have a giveaway or to offer

something non-tangible such as a customer of

the month award, etc.)



More mortgage marketing tips coming your way soon!



Shawn Meldrum

HighProfitMarketing.com

shawn@highprofitmarketing.com

Mom's are important Christmas 2010 making memories in tough times.

Free for a limited time see YT http://www.youtube.com/watch?v=jphW8FFfJ-4

http://www.youtube.com/watch?v=jphW8FFfJ-4

Hernia Surgery Wow

Jax Fish Rescue

no equity in your home refinance and maybe get a better rate.

Susan Carter CPA Corporate Way Orange Park Florida

Best of Carl Fleas and all.flv

GoD And DoG by Wendy J Francisco

Mortgage Dog Meriah Desk Duty.flv

Love Forever revised 11/21/10

Revised from earlier lates with more pictures as of 11/21/2010 PM

Love Forever revised 11/21/10

Jessica and Lance Williams Wedding November 19th 2010.flv

Two Hearts One Love Forever

Another Grand Child at church got married over the weekend Jessica Bailey and Lance Williams


Two Hearts One Love Forever

Ever been coached? Need a Business coach call Jack at no obligation and let him know Mr. Will recommended him, First visit's is free and no obligation, or pressure. We have been working with jack and highly recommend him!

Need a Business coach call Jack at no obligation and let him know Mr. Will recommended him, First visit's is free and no obligation, or pressure. We have been working with jack and highly recommend him!  Call Jack today for a free evaluation 904371-1282

Jack at the power meeting Nov 4th.flv

Business Doubled in the last 3 Months in a row

See what Coaching can do.

http://www.youtube.com/watch?v=uT2ZPTXrqr0

No equity need to take advantage of the lower rates.

Well if you have little or no equity in your home and have a job and good credit this may be your answer.




We may be able to refinance up to 125% of your equity.



Why? Because it will save you money and make you more able to cope with the declining property values.

Going out for your business sales idea

Home values dropped need to refinance my high rate loan

There are programs out that allow you to refinance up the 125% of you homes value.

This loan is designed just for that purpose. Call us and see how it may apply to you.

Some restrictions may apply, however a great opportunity for the right client.

When the client asks what is the cost, and what is best for me on a Mortgage Loan we show them Edge

Here is an illustration on what we are showing to our clients.

VA client was able to refinance and saved not only on their payment but see what else

Think on this as you watch could be you or someone you know

How Jack got into the business and why 10-20-10

Closing cost gone wild

Closing Costs Gone Wild!

We were talking today with Brian earlier , and we asked if we could  share this

By Brian P. Forrester on September 2, 2010 My Friend in Tampa

I don’t like to throw statistics around too often. They can be misconstrued and twisted. But some of them just shout out and leave absolutely no room for interpretation. Here’s one: According to Bankrate.com, buyers’ closing costs jumped almost 37% over last year.



Closing costs have increased because of the administrative burden placed on lenders because of these new disclosure requirements

This info is both startling and ironic. Startling because that is an insane number and ironic since HUD was bragging about all the alleged precautions they had to put into place to keep the fees paid to loan officers in check.

But actually, closing costs have increased because of the administrative burden placed on lenders because of these new disclosure requirements. Although designed to protect the consumer, they have only succeeded in unnecessarily costing them more.

Closing costs have also increased because of all the additional time that must be allocated to investigating borrowers on a molecular level. (Italics added by author to highlight the insanity in the lending universe.)



‘On average, the origination and third-party fees on a $200,000 purchase mortgage added up to $3,741 in this year’s survey. That’s a 36.6 percent increase over last year’s average of $2,739.

Fees charged directly by lenders went up 22.8 percent, while fees charged by third parties — for things such as appraisals and title insurance — rose 47.2 percent.’

At the end of the day, it’s a world gone mad.

Consumers aren’t being protected, they are being gouged. Back when Washington Mutual was manipulating their appraisal management company’s valuations, it sparked a lawsuit from New York state Attorney General Andrew Cuomo that inspired this HVCC insanity that triggered the widespread mandate of appraisal management companies that lead to the use of inexperienced appraisers whose pay was “more affordable” than those appraisers who really knew what they are doing.

The result of all this stuff rolling down hill?

• The buyer pays more

• The appraiser gets less

• The buyer receives an inferior product

• How is this serving the customer?

In my opinion, it would be hilarious if it weren’t so tragic; the answer to the original problem was to force everyone to have appraisal management companies. I understand the need for appraisers to have independence from those in loan origination roles, but there has to be a better way that benefits the consumer. Why not enforce the USPAP regulations that appraisers supposedly hold themselves to in the first place?

So with all that being said; why it is that the evil mortgage brokers are the scapegoats? And what color is the sky in their world?



This is not always the Mortgage Brokers Fault:

Think of me when you can.

Mr. Will

Seller consessions

Mortgage Loans and Seller Paid Contributions


by Brian P. Forrester on March 15, 2010 My dear friend outside of Tampa



Here we go again! In the mortgage industry, mortgage brokers have seen as many interpretations of rules as there are actual rules that govern the home mortgage business.



Seller paid contributions (money that can be allocated toward buyers’ expenses of everything from closing costs to pre-paids to escrows and are paid out of the sellers’ funds), may or may not soon be downgraded from the current 6% of the home purchase price to 3% of the home purchase price. Currently, we have no concrete information on an effective date for that change.



However, (mortgage brokers have had to use that word a lot lately!), since January 1st we’ve already seen hiccups in lender interpretations of how to treat owners’ title insurance and tax stamps on the deed in the context of seller paid contributions.



In many regions of the country, these title insurance and tax stamps expenditures were traditionally funded from the seller’s side of the HUD. But now, if a deal includes a 6% seller contribution, then the owner charges must be represented on the HUD. But some lenders are interpreting the tax stamps on the deed as a charge to the home buyer.



The impact on the home buyer is the discovery that he or she needs to come up with this extra cash at the point in the transaction when buyers are not at their most liquid. This surprise can really cause a hardship and is the kind of stress that can be avoided.



At the end of the day, best practices dictate that in a seller-paid scenario, the home buyer should confirm with their lender whether it is the seller or the buyer that pays for the title and the tax stamps. Avoiding a pre-closing surprise of a buyer paid contribution is priceless.

where are the rates and buys going, and what to do

With rate as low as they are one would be surprised that there is not more activity.




Well several things play into this. We need to feel secure in our jobs, have some equity in our homes and as my Stager Mary Habres would say an emotional attachment in our home to purchase and then a disconnect to our home if we are going to be selling.



There are some very good purchase opportunities out there for the first time as well as the move up buyers.

Refinancing there are programs available that one can get over the 80% loan if refinancing and not requesting cash out. The programs we are seeing are the 105% - 125% of the homes value if you can qualify. More on this at a later time.

Manny and Dawn Wedding 2010

Our Painter got Married Today meet Manny and Dawn Perez great couple and an excellent painter.

Soneshine paint express904-563-3444

Manny and Dawn Wedding 2010

Another Happy story

See the link here about a happy client  http://wrudloff.mediashare.com/?selectedalbum=wrudloff484350

Happy clients

See their story and what the results were.

Jack Harsh and Will Rudloff with Fidelity Mortgage

Bill Hart a great post a fork or spatula

In our industry today it is all about systems and working them correctly.




We have enclosed a link above from Bill Hart in his analogy of how to eat this elephant and what are some of the best practices.

Please enjoy, and think of me when you can.

Mr. Will from Jacksonville Your Mortgage LO and Virtual pro.

Staging

Happy Clients Click the Happy clients link

Happy Clients

Tommy and Gail 50th wedding Anniversary the 19th

Tommy and Gail 50th Anniversary

It does matter and we do care

It does matter and we do care

Who is Mr. Will

Who is Mr. Will

Family times

Susan Carter April 27th 2010

With One Phone Call Your Buyers Think You're A Hero!

What a great benefit for your Realtor



With One Phone Call Your Buyers Think You're A Hero!

another FHA Question.

Must a new or existing home have a stove in order to be eligible for FHA financing?








Neither a new home nor an existing home has to have a stove in order to be eligible for FHA financing.

Handbook 4905.1 REV1, Section 2-5'

Why use a Mortgage Broker

Well the reasoning is that not only does a mortgage broker have more sources than a lender, but they are more motivated as most are very entrepreneurial.

We at the Will Rudloff Mortgage team like to be able to shop 10-15 different financing sources to find the right product for our clients.

So if your looking for someone that is motivated and has many sources of financing options now is the time to think of Mr. Will.

Tax returns and a form called a 4506T

Here is a case in point.

We have a client who was in the process of purchasing a home and then:



The client supplied his W-2 forms and pay stubs, however neglected to tell the Broker (Me) that he had not filed his taxes for the last 2 years.



Guess what; the lender request now a transcript of taxes being paid etc, and the client profile comes up with no taxes filed per the 4506T form.



Well we now have a big problem, even if they get the tax returns stamped the process getting to the IRS and the completed taxes to show on the 4506 could take up to 60 days before it will show up.



No loan for the borrower, so please file your taxes or let your mortgage broker know otherwise you could be out of contract and cost money and frustration that is unnecessary. http://www.willrudloff.com/

Jack Harsh the Growth Coach

HUDNo.10-150/U.S. Department of Housing and Urban Development (HUD)

HUDNo.10-150/U.S. Department of Housing and Urban Development (HUD)

From a dear frient of mine Chip Cummings great interview.

See Chips interview and this may be a great time to think about what is out there:

 Drag and drop in your browser  http://youtu.be/kevJmfBAmM4

Termite on FHA HOMES

Good Morning termite inspection question has come up a lot recently. Refinancing

For existing properties (over one year old), termite inspections are not mandatory for all areas of the country. If the appraiser observes evidence of active termite or other wood boring insects, the appraiser will require termite inspection and treatment. In addition, if it is customary to the area or required by State law or local jurisdiction, the appraiser will require an inspection and treatment.

For new construction, HUD's policy concerning the requirement for a builder's warranty against termite infestation in new homes is outlined in Mortgagee Letter(s) 1999-03, 2001-04 and 2003-11.

First part of the day

Just heard this and it is a bit off the normal post but something to consider.

You have heard the comment my day got off to a bad start.

Well you and you alone can correct it so snap out of it as quickly as you can or it will ruin your day!!



Thanks Dan Rawitch one of our market trackers earlier today!!



As a man thinketh so is he or she...............

My Car Wont Start!

Take a peek from Dan today on the current week and what to look at

Dan has great information that we follow daily that we will share with you and his positive closing is great.

http://mortgagecoach.utipu.com/app/tip/id/31083 cut and paste




Have a Super WEEK.
 
M/Will

NEED TO KNOW Mortgages, CREDIT, and Bankruptcy

500.10 CREDIT


500.10.01 MAJOR DEROGATORY CREDIT

MAJOR DEROGATORY CREDIT TIME PASSED SINCE OCCURENCE

Bankruptcy (All Except Chapter 13) The 4-year time period remains the same but will now be

applied from either the discharge or dismissal date of the

bankruptcy action.

Chapter 13 Bankruptcy The time period for Chapter 13 bankruptcy actions is

measured as follows:

• 2 years from the discharge date, or

• 4 years from the dismissal date.

Exceptions for Extenuating Circumstances –

All Bankruptcy Actions

The 2-year time period will be measured from the

bankruptcy discharge or dismissal date. No exceptions are

permitted to the 2-year time period after a Chapter 13

discharge.

Multiple Bankruptcy Filings 5-year time period from most recent dismissal or discharge

date required for borrowers with more than one bankruptcy

filing within the past 7 years.

Exceptions for Extenuating Circumstances –

Multiple Bankruptcy Filings

3-year time period from the most recent discharge or

dismissal date

Note: The most recent bankruptcy filing must have been the

result of extenuating circumstances.

Foreclosure1 5-year time period from completion date

Additional requirements that apply after 5 years up to 7

years following completion date:

• The purchase of a principal residence is permitted with a

minimum 10 percent down payment and minimum

representative credit score of 680.

• Purchase of a second home or investment property is not

500.10.02 CREDIT HISTORY

All borrowers require a two year credit history, 4 total tradelines with at least 12 months ( one

must be 24 + months) reporting in the last two years and a valid social security number.

Consumer Credit Counseling

If the borrower participated in consumer credit counseling or debt management program during

which time the counseling agency made payments to creditors on the borrower's behalf. The

following conditions must be met:

1. A minimum of 12 months must have passed since the borrower participated in the

program.

2. The borrower has demonstrated the ability to manage credit since then.

3. The borrower has a satisfactory pay history on all accounts.

Well and septic inspections FHA Loans and conventional if noted

Good Morning



From a great Account exec. Steve that sends me tips from time to time.

Any questions feel free to contact us or on the web address is http://www.willrudloff.com/



Septic system inspections are required only if:



(1) The appraiser observes evidence of system failure or suspects a problem with the system, or



(2) It is customary to obtain inspections in the area, or



(3) Inspections are mandated by the State or local jurisdiction. In the above instances the appraiser is to condition for an inspection and certification, by the local health authority, a licensed sanitarian or an individual determined by the lender to be qualified to inspect the system, that states the system appears to be operating properly.







If the home has been unoccupied for more than 30 days (and does not meet one of the conditions noted above) the lender's underwriter must decide if an inspection of the system is necessary. In addition to the above, a lender's underwriter can use his/her discretion to require an inspection of a system whenever the underwriter believes it prudent lending to do so.



Mortgagee Letter 05-4

Ten Important Questions to Ask Your Home Inspector an article we just came across

Ten Important Questions to Ask Your Home Inspector


1. What does your inspection cover?

The inspector should ensure that their inspection and inspection report will meet all applicable requirements in your state if applicable and will comply with a well-recognized standard of practice and code of ethics. You should be able to request and see a copy of these items ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront.

2. How long have you been practicing in the home inspection profession and how many inspections have you completed?

The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals. Newer inspectors can be very qualified, and many work with a partner or have access to more experienced inspectors to assist them in the inspection.

3. Are you specifically experienced in residential inspection?

Related experience in construction or engineering is helpful, but is no substitute for training and experience in the unique discipline of home inspection. If the inspection is for a commercial property, then this should be asked about as well.

4. Do you offer to do repairs or improvements based on the inspection?

Some inspector associations and state regulations allow the inspector to perform repair work on problems uncovered in the inspection. Other associations and regulations strictly forbid this as a conflict of interest.

5. How long will the inspection take?

The average on-site inspection time for a single inspector is two to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection. Additional inspectors may be brought in for very large properties and buildings.

6. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the house, scope of services and other factors. A typical range might be $300-$500, but consider the value of the home inspection in terms of the investment being made. Cost does not necessarily reflect quality. HUD Does not regulate home inspection fees.

7. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection.

8. Will I be able to attend the inspection?

This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see your prospective home through the eyes of an expert.

9. Do you maintain membership in a professional home inspector association?

There are many state and national associations for home inspectors. Request to see their membership ID, and perform whatever due diligence you deem appropriate.

10. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases where the home is much older or includes unique elements requiring additional or updated training. Visit our web site for more information http://www.willrudloff.com/

Jumbo Mortgages

Well they are not as prevalent but can be done is several ways.



1- Portfolio It  is  held in house the loan typically a 3,5, or7 year adjustable loan.



2- Fixed rate 20-25 and maybe 30 years.



We normally need to shop these out because every lending situation needs to be looked at.



For more items of interest see or web siteWWW.Willrudloff.com



Have a blessed day today; and remember it is impossible for that Man/Woman to despair who remembers that his helper is omnipotent

203K Fha Loans

Thinking of purchasing or fixing up the ole' homestead there are available funds out there as long as you have credit scores from 620 and above. There are lenders that still may require higher credit scores if there are some bruises on your credit file.

Keep in mind we are a good reference source for the information you will need.

Feel free to visit us on the web at www.willrudloff.com or reply to this post.

The 203K rehab loan is great for the buyer who wants to ass square footage dress up a bath or kitchen to make it your dream home, so remember where there is a "Will" there possibly is a way.

Have a blessed and safe day..

Some Good news from Bob @Watson Realty earlier

am happy to report that Congress has passed a bill extending the Homebuyer Tax Credit closing deadline to September 30, 2010. This is a huge win for REALTORS® and homebuyers, and NAR worked closely with members of Congress to make it happen.




The extension applies only to transactions that had ratified contracts in place as of April 30, 2010, and have not yet closed. There will be no gap between June 30 and the date the President signs the bill into law.



Additionally, Congress has extended the National Flood Insurance Program (NFIP) through September 30th. The bill is retroactive and will cover the lapse period from June 1, 2010, to the date the law is enacted. NAR will continue to work with Congress on the NFIP Reform bill, and we will keep you posted on those efforts

Closings and refinancing some hurdles but can push through

Refinancing and have a second mortgage. If you’re short on equity do not hesitate to ask the second holder to see if they will subordinate or remain in the second position for a lesser amount. If you don't as you won’t know.

If you’re also upside down and only have a first mortgage loan there are programs out there for refinancing up to 105%. Ask us how and visit our web page for neat stuff.

Think Mortgage Think Mr. Will as where there is a "Will” there possibly will be a way.

Have a blessed fourth.

Rates and your mortgage

It really is more that just the interest rate.


We try to look into the future a bit, knowing that if our client picks a short term mortgage and then falls on hard times the longer term would have been the better choice. So just because the rate on the shorter term is lower do not be fooled as you must pay the higher note, and you would have been in a safer position should you have placed the difference in a reserve account allowing you the power to pay your loan off in 15 years and have a reserve fund should you fall on hard times.

See some of the added features on our web page www.willrudloff.com for some interesting stuff.



Blessings,

m/w

Mortgage minute Mr. Will

From Mr. Will and Gayle have a safe 4th.

Happy and a safe 4th from Gayle and I http://youtu.be/FOY59cwAMnc