Counting payments for home

How Can I Help Sellers Who Are Late On Payments or Upside-down?


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There are a lot of people these days who are late on their payments and have no equity in their home or are upside-down on their mortgage. Here is how you handle those situations.


How To Put Deals Together Without Making A Call

I am going to teach you how to use a 100% automated system to buy and sell property.

I taught this brand new information for the first time at my last Two Day Buying Event. Although it’s been working amazingly well in it’s current version, this new upgrade and major overhaul changes everything and automates the entire process of working with Buyers and Sellers.

When you use this new system, you will:

> NEVER have to make a phone call
> NEVER have to talk to a Seller
> NEVER have to talk to a Buyer
> NEVER do any of the work yourself – outsource it all for pennies
> NEVER spend a dime on down payments
> NEVER need or use your credit

Once it’s set up, the daily work is done for you.

It is the closest thing I’ve ever created to a money machine. I know that sounds like hype, but I’m not feeding you a line here – this is the real deal.

Here is how it works:

1. You hire a freelance virtual assistant (VA) on elance or odesk. They are going to cost about $50 a week. You will use the ad I give you to post so all you have to do is copy and paste it in. It’s free to post on these services, by the way.

2. You give the VA the instructions on how to do the job. You don’t need to write these, I already have them written out for you. They come with a short series of 5 minute or less, online videos where I walk them through the simple process. They actually see my screen as I walk them through it and hear me tell them where they need to click and what they need to do. You can do this work yourself, by the way, if you can’t afford the VA – it’s not difficult. I made this training so easy that someone who only has a rudimentary grasp of English can do this work.

3. When they use the software I give them, they scrape powerful, motivated seller leads from several websites. The software does the heavy lifting and gives them anywhere from 100 to 800 new leads per WEEK to email – it’s a never ending new source of sellers and they are free to gather and free to email. And these are B2B leads for you Internet marketers out there, so emailing them is NOT spam.

4. After they send out the email, the Seller responses come in. The VA plugs them into our autoresponder and they all start getting a sequence of emails that drive them to our Seller website. A small percentage of them will read the site and fill out the online form. They will also fill out the online Lease Option Memo and give you control of their property. They do this WITHOUT talking to you! I’m not joking. Some of them will get your email, but do nothing – our autoresponder will continue to send them emails FOREVER until they sign up or unsubscribe or die. It’s amazing how many deals come in with this system months after we first contact them.

5. Once you have the deal and control the property, you need to hire a Realtor to sell the property for you. You don’t pay them, they get paid ONLY if they sell your properties and they are very reasonable. I give you the ad that we use to hire a real estate agent using craigslist. It’s an amazing ad and breaks down for them the job and what they will get paid for doing it. We get lots of responses who are ready to go, every time we run this ad in every city we’ve tried it.

6. The real estate agent is going to put YOUR sign in the yard (cost $3 dollars), take some digital pictures (their camera) and put their lockbox on the door. They are also going to contact the Seller by phone and pick up the key and introduce themselves.

7. You VA is going to post your property for sale using the online sites we tell them to use. Again, I have written this process all out for them and created videos to explain it, so there is no guesswork.

8. The Realtor is going to show the property (with their gas), work with the Buyers, get the contracts signed and collect the checks (which they deposit into YOUR account). You are going to control ALL of the leads that come in for these properties. There is an entire system with two different business web sites that I’ve created just for BUYERS and we will set it up for you. They will allow your VA to keep the Buyer leads coming in. You always want to keep control of your Buyer and Seller leads by the way – this system makes that possible without you having to mess with them yourself.

That’s it – once it’s set up and working, it will start making you money. It has worked in every market we’ve ever tested it. And if for some reason it doesn’t work for you in one area (not likely), you can always try it in another area or even MULTIPLE areas. Yes – it’s scalable! You can do this NATIONWIDE - even worldwide if you like.

Are you blown away yet?

Have you ever heard of a business system that did so much of the work for you from DAY ONE?

If this isn’t getting your juices flowing, you have no business being a real estate investor.

There is NOTHING like this system ANYWHERE in the world. Companies spend millions of dollars to create systems like this. I had to try hundreds of different techniques before I found the right combination of automated activities, software and processes to make this work.

And you can do it from ANYWHERE.

You can sit on the beach and manage this entire system with nothing but your laptop and an internet connection. You can do it in 8 to 10 hours a week… often less.

And here is the part that is going to make it irresistible.

If it doesn’t work, you don’t have to pay me a dime. I mean it. I guarantee 100% that it will work if you do it the way I teach it.

I am ONLY going to give this system to the people who come to my Two Day Buying Event here in Indianapolis, Indiana. You MUST be there to get this system.

I’m going to invite all my past Six Month Personal Mentor Program students to this event for FREE. If you are a past or current mentor student and you want to come, you MUST reserve a spot (they are limited) – send me an email and I’ll get you the hotel details.

If you are not yet a member of my Six Month Mentor Program, you can sign up. I’ll put some links below that explain the program and the other things that are included. It’s NOT a cheap program, but there are some discounts if you qualify and a payment plan available (see the link below).

But it cost PENNIES compared to buying a business. And if you compare it to getting a college education, it’s WAY faster and WAY cheaper.

Perhaps the biggest benefit to this program is that you have ME there to help. I don’t pawn you off to some inexperienced underling – you get to speak with me personally on my conference calls, you get to meet with me personally at the events and you get access to me by email and fax.

When the student is ready, the teacher will come.

You need to ask yourself if you are ready to make a change in your life. Are you ready to take control of your future and stop saying with a wistful voice “Someday I’ll make a change.”

I’m going to put some links below that will explain the Mentor program, what it costs and what is included. I will also give you a video interview with me where I talk about the techniques I teach in this program. AND I will give you a video of what we do at the Buying Event (these are methods and systems in ADDITION to what I’m talking about above).

If you are already a mentor student or have been one in the past and you want to come, just send me an email. I’ll put you on the list. Again – there is no charge for you to attend.

If you want to sign up – don’t wait till the event to do so – you can get started RIGHT now – today. The more you learn before you come, the more you will get from the event. I’ll teach you how to make real offers on property without using money or credit on the FIRST day in the program. It’s phenomenal.

You can also bring your spouse or business partner for no extra charge.

If you are interested in signing up, call me. I want to talk to you personally and ask you a few questions to make sure you are right for the program. If you have questions that aren’t answered on the links below, feel free to call me – but please only do this if you are serious and have the resources to come. I do not allow anyone to do this program on “spec.” It would be unfair to my other students and not a good business model for me.

I wish you all the best of all good things. I hope to meet you soon.

Best Wishes,


For More FREE Information
About What I Teach

Part One: A written letter from Joe that tells all about the Partner Program, the Six Month Mentor Program and the Two Day Buying Events. This is everything you need to know about this program, what it includes, how you can work personally with Joe, how it can get you started very quickly as a real estate investor and why Joe guarantees it 100%.

Part Two: My Business Blueprint. I recorded these 7 videos for the folks on my newsletter list. It will teach you how my business is structured and exactly how I’ve been able to build a multi-million dollar business in real estate investing and work less than 10 hours a week. It doesn’t talk about the partner program very much, but it will give you an idea of what you would learn if you partnered with me.

Part Three: This is a recorded audio seminar titled, “4 NEW Methods For Investing In Real Estate That You Have Never Heard Before.” It runs 1 hour and 18 minutes and is filled with usable, practical techniques for investing in real estate with zero down payment and no credit.

Part Four: Video Interviews with Joe’s Partner/Students. There are several hours of hard hitting interviews with Joe’s students if you follow this link. These students tell you exactly what works for them and what you can expect if you get involved.

Part Five: Joe’s Bio. Here is who I am, where I came from and how I got here.

If You Don’t Think You Can Afford My Program
But Would Really Like To Get Involved,
Listen To This Audio

If you would like to sign up for the Six Month Mentor Program…

just give me a call and I’ll get you going. Make sure you read the web page about the program before you call so you understand how it works. If you still have questions after you read the web page, feel free to give me a call. My direct line is 317-598-1220. Please don’t call unless you are serious about this opportunity and are in a position to afford it.


Read Transcript for “How Can I Help Sellers Who Are Late On Payments Or Upside-down?”

You can help people who are late on their payments and still make money on the deal for yourself. It’s been working for us for many years. Here’s how.

“There are two scenarios that I’ve come across when talking to sellers. Number 1: What happens if someone is behind in their mortgage payments? Is there a way to help them by selling the home rent to buy with the tenant?” – Kim, Los Angeles

Joe: She’s talking about the “For Rent Method” where we use the lease option memo and we tie up the property to buy it with a rent to buy that’s assignable that we then assign to a new buyer and take the lease option fee, the first month rent goes to the seller, we’re in and out of the deal, we make a chunk of money, then we’re done. That’s what she’s talking about here.

Joe: But, she’s talking about somebody who’s behind on their payments. You don’t want to do this with a buyer if that person is behind on their payments. So, they need to get current on their payments. There is a possibility that you could come up with their late payments out of your lease option fee but that’ll dramatically reduce the amount of money that you can get to do that deal. I don’t usually do deals like that, but you can look at that and decide for yourself.

Joe: You can also have the seller talk to their mortgage company and see if they can get a loan modification, which is becoming more and more difficult these days for them to do, but it might be possible for them to bring it current and then make the payments over time. That way, you’ll protect your buyer in the transaction and the seller will be back on track and get their credit straightened out over time. It’s a real benefit if they can pull that off. But, if they can’t, I wouldn’t spend a lot of time with a deal like this unless you can get it substantially under market value.

Joe: Remember, there are only two ways that you can make money in real estate as in investor: one is that you buy properties substantially under market value for cash, and two is that you buy properties that are closer to market value on terms or even above market value in some cases. If you can buy it on terms, then that means you can sell it on terms. If you buy it for cash, you can even do an assignment for cash if you can get it low enough in price.

Joe: But remember, the person you sell it to has to come up with cash, and that makes it more difficult for them. It means you have fewer people that’ll buy that property. So you want to focus on properties that you can sell on terms most of the time because it’ll make it easier for you to sell. We know this about a property on a lease option that’s properly priced, not just the purchase price but the actual monthly payment, which is much more important than the purchase price.

Joe: The purchase price can be high, but the monthly payment has to be in line with the market rent for that property. If you’re over that, it’s not going to sell. But if you’re in line with that, and you use the techniques that I teach to sell, using Craig’s List, signs in the yard and those types of things, to get it sold, that property will sell in 30 days or less, and usually in just a couple of weeks. If the monthly payment is high, it will not sell at all and you’ll have to get your seller to get their monthly payment down because they’ll be competing with other properties.

“If someone is upside down with their property value by $150,000 – Let’s say the seller wants $500,000 but the current market value is $350,000. In one of your CD’s you say that you can give the seller the sale price of the property they want of $150,000 more than market value today, if they agree to a longer term on the lease option like 5 years. My question is, how do you know how much above the market you can go with the sale price, and how much longer do you need to extend the term by? Is this something that one becomes more comfortable structuring the longer you’re doing deals? Right now it seems so arbitrary. Or does the market naturally dictate what you can and cannot do with regard to structuring the deal (meaning if it’s too priced high, no tenant buyers will respond to my marketing of the property)?”

Joe: You can sell the property for more than it’s worth. We do it in California. We do it in Las Vegas. We’ve done it in lots of areas where the property values dropped much more than they did in the Midwestern states where they dropped 30-70% in value. And, we have exactly these scenarios where the property has a mortgage of $500,000 but the current value is only $350,000.

Joe: But we have been able to sell them for $500,000 because the lease option buyer is looking for a way to own that property. They will only pay market rent. So if you’ve got a $500,000 property and it has a $4,200 a month mortgage on it but market rent on it is $2,800, so you have $1,400 a month negative cash flow if they only get $2,800 a month income on that property. But for the seller, having $1,400 negative is much better than them having a $4,200 a month negative.

Joe: That’s why this works – because it makes sense for people who want to keep their credit clean. Now it may make sense for people to just let the property to go back to the bank and take that hit on their credit. But there are an awful lot of people, like government workers, politicians and people that are in high corporate jobs, who need to keep their credit clean because their companies check it.

Joe: If you have any kind of security clearances, you have to keep your credit clean because you become a higher risk if you have bad credit. So there are a lot of people out there that have to keep their credit clean that have properties like this who have this kind of income you can help. You can solve their problem and take their $4,200 a month pain and drop it down to $1,400 a month pain, which is much better for them.

Joe: It’s like the heart surgeon. He comes to you and he says, ‘You need to have heart surgery. I’m going to have to cut your chest open, spread it with these rib spreaders and go in there and cut around. You’re going to be in lots of pain and it’s going to be horrible. And, I’m going to charge you a huge amount of money to do all of this. But the good news is that you’re going to live. The bad news is that if you don’t do it, you die.’ So which choice do you make?

Joe: That’s the same situation that these folks are in. it’s not a good situation but it’s a situation that makes sense to an awful lot of people, so don’t let these prices intimidate you. When lease option buyers buy, the likelihood is that they are not going to exercise the option. They want ownership without the responsibility of ownership. Less than 30% of lease option buyers will actually exercise the option.

Joe: And we want them to know up front that the likelihood is that they’re not going to exercise the option while that buyer is still there. They’re going to treat it like their own house. You know, you don’t wash the rental car. But if you perceive it as your own, you’re going to take care of it on a much higher level.

Joe: People want to have the American dream. And whether you buy it with a lease option or with a mortgage, it’s still your house. If you’re a tenant, you’re a tenant – you’re renting from somebody else. But as a lease option buyer, you are a buyer in that transaction. And that’s what people want – they want to be able to tell other people, ‘Come back to MY house.’ They want to have control of that house. They want to be able to paint the walls if they want to. They want to be able to take care of it the way they take care of it. That’s what we provide – we provide the American dream for people who can’t qualify for mortgages, which is a big portion of the country right now.

Joe: It’s been working for us for many years. So there are always people who have this situation and there’s no reason why you can’t make this work for yourself. Good luck, Kim.

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One Comment

  1. Ben Middleton
    October 26, 2014 at 2:26 pm · Reply

    I like this post because it’s the viewpoint of a realist. Too many people these days try to “sugar coat” things for fear of offending someone.

    And it’s a fact that some may view these tactics as taking advantage, but the reality is, like you said, some need these services, will pay someone for these services, and it might as well be you if the deal is dropped in your lap.

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