11-11-2012, 06:56 AM
Location: Punta Gorda and Maryland
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Reputation: 1257
Quote:
Originally Posted by
mr&mrssunshine
I am scheduled to clsoe on a bank owned home the end of this week....no one has paid the water for over 4 years and it has amassed nearly $3000 in penalties !!! The banks dont care about the minutia, as stated by HR the banks have already written the debt off.
They have caught and locked up a lot of investors in Cape Coral that have entered the houses for "inspection" purposes. They are looking for anyone going in these houses, and the banks have security firms watching most of them. If they catch you you will be prosecuted - they think your their to strip the houses of appliances, lights, well pumps, hvac and other valuables - which has happened to many if not most of these houses.
Buying these houses is a huge risk, and unless you really know what your doing - you could pay a huge price. People have bid on houses - thinking they got a great deal - only to find their money only paid off the HOA dues, and they own nothing! Many have bought houses with Chinese / defective drywall, other have bought houses that have huge HOA dues, CCD fees, liens (from unpaid contractors), clouds on the title from a slue of sources, have mold, roof damage, and have been totally stripped out of all valuable, and various sorts of vandalism. Others have paid off only the 2nd mortgage or a line of credit, and not the first mortgage. Some have bought the mortgage, and found out the 2nd mortgage or line of credit has not been paid, and the foreclosure did not put the plaintiff in a position with superior rights over the other lien holders.
If you buy a house this way, you pay 100% cash the day you buy - and you have seconds to decide to spend tens of thousands if not hundreds of thousands of dollars - HUGE risk!! If you do decide to do this, it is important to know that you are bidding against investors that are sharks. They do a tremendous amount of research on each house they persue, know what they are doing, are will financed, and if you beat them. . . . you're gonna worry "what did I do to myself!"
If you buy a foreclosure or a bank owned property, you won't incur these risks, and you will get a clean insurable title. Even wise investors prefer this route! Get a good agent to help you, they can find these deals for you. There is one here, that is very good! ;-)
11-11-2012, 11:50 AM
Location: San Diego
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Quote:
Originally Posted by
Big House
Buying these houses is a huge risk, and unless you really know what your doing - you could pay a huge price. People have bid on houses - thinking they got a great deal - only to find their money only paid off the HOA dues, and they own nothing! Many have bought houses with Chinese / defective drywall, other have bought houses that have huge HOA dues, CCD fees, liens (from unpaid contractors), clouds on the title from a slue of sources, have mold, roof damage, and have been totally stripped out of all valuable, and various sorts of vandalism. Others have paid off only the 2nd mortgage or a line of credit, and not the first mortgage. Some have bought the mortgage, and found out the 2nd mortgage or line of credit has not been paid, and the foreclosure did not put the plaintiff in a position with superior rights over the other lien holders.
Don't you take exactly the same type of risks with foreclosures and bank-owned property?
How do you know what kind of drywall is behind the paint?
Can mold, if present, always be found?
If a house sustained structural damage, will the inspector always be able to find it?
Part of me thinks that assuming that a house will need $30k of work and paying $20k for it is less risky than paying $60k for a house that looks OK. Correct me if I'm wrong. I'm new at this.
11-11-2012, 04:47 PM
Location: Lemon Bay, Englewood, FL
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Reputation: 1170
One certainly wouldn't think being educated in RE on a public internet forum would be the most resourceful choice, especially with such high stakes.
11-11-2012, 10:40 PM
Location: Florida
1,646 posts, read
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Reputation: 1126
Quote:
Originally Posted by
Harbor Hopper
One certainly wouldn't think being educated in RE on a public internet forum would be the most resourceful choice, especially with such high stakes.
Agreed. Everyone here that has knowledge said DON'T DO IT! But some still will, without the proper research.
Maxb, ALL RE purchases have risks. Some of those risks are eliminated by going through the "normal" channels. If you decide to bid on an auction home don't say we didn't warn you. They have many more risks, some have been pointed out here, others will be waiting for you. A foreclosure or bank sale will allow you to inspect...If you or your inspector can't determine if there are major problems such as mold or CDW that is your fault. An auction home you can't usually inspect at all. I'm not sure what is unclear about this. You want to hear the answer you want to hear...we can't give it to you. Ask in as many ways as you want and you will get the same answer.
BTW, my drunken post last night about going into a house without permission was in no way a recommendation. It was my friends house, who still receives tax, water and other bills for it. Legally he is still the owner of record so I had a legal leg to stand on (barely). My point was just because YOU can't see the inside of the house doesn't mean the people you are bidding against didn't. They have the upper hand, and if you outbid them you will probably find out why you did....
Although you didn't ask for this advice i will give it to you: Auction house 20k plus 30k in repairs = 50k. Add in the liens, possible cement in the drains from the previous disgruntled tenant, possible mold remediation, almost guaranteed full remodel, missing copper, probable code/permit violations etc... and you are WAY above what that house in a better neighborhood would cost through a safe bank owned sale. The same 20k (50k+) house you gambled on can probably be bought for 40-50k without much work needed, after SEEING and INSPECTING it, with an opportunity to back out.
I hope you get the steal you are looking for, I really do, but please update this thread when you find something.
11-12-2012, 12:24 AM
Location: San Diego
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Quote:
Originally Posted by
HarborRat
They have the upper hand, and if you outbid them you will probably find out why you did....
I hate to nitpick, but the link that was posted above described a Vickrey auction: if you win, you pay the next highest bid amount. The real danger is not the sharks you are bidding against, but other amateurs.
By the way, I appreciate all of the advice given, whether I directly asked for it or not.
11-12-2012, 08:38 AM
Location: Punta Gorda and Maryland
6,103 posts, read
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Reputation: 1257
Quote:
Originally Posted by
max.b
Don't you take exactly the same type of risks with foreclosures and bank-owned property?No, when you buy a foreclosure or short sale - the bank is obligated to give you clear title. when you buy it at an auction you dO NOT get that. Often there are HOA liens, CCD liens, code violation fines, 2nd Mortgages, Lines of Credits, and other things that remain - and you are at risk of just buying a lien to pay, and not getting clear title - it is VERY RISKY. I am experienced at this, and can tell you I have paid all of the above at one time or another. And when you pay 100% in cash, and find out you have a problem - IT AIN"T FUN! You usually can tell, if the house has been sitting for months or years that it has a smell like someone just set off firecrackers in the house, and you can look at the plumbing fixtures, doors and hinges, copper wiring, hvac coils, metal fasteners (of all sorts) and see if there is signs of rust or blackening - if your looking at copper. It gets far more complicated than that - if you want 100% assurance you need to do expensive and time consuming tests which you don't have time for if your bidding. No. Mold is not always found, but it is sometimes. The other thing is sometimes you have termite damage, and that can be left unchecked for years while the house sits and is vacant. No, they have disclaimers, but they generally will find all the obvious signs. Most of the newer houses of course were inspected when they were built, and were generally built in accordance with approved engineered drawings. Houses that have been repaired and altered - may not have been, but the inspectors will look for signs of that, and pay more attention. I've recommended Eagle Eye inspectors and they have always done a good job for me. Im not sure how to evaluate that, or the context of it. Are you talking about buying a $20K house? That probably isn't happening unless you are one of the best real estate pros in the area - like Willow's (the 14 year old that bought two houses) mom - you won't find those deals. ***AND!!!*** if you bought a $20K house and put $30K into it, it probably wouldn't appraise out at $50K, so it would take a long time to realize a good position on it. (t
Based on the strength of your questions, I strongly recommend you do not try go this route - I've only touched on the things to be concerned about. But, if you do decide to go that way, at least I've given you some of the major things to know going in. My recommendation would be to find a good agent (like one that posts here all the time - she knows a lot), and she has very good access to information to help you range in on what you want, and save you a lot of time doing it on your own.
11-12-2012, 08:47 AM
Location: Punta Gorda and Maryland
6,103 posts, read
15,081,815 times
Reputation: 1257
Quote:
Originally Posted by
max.b
I hate to nitpick, but the link that was posted above described a Vickrey auction: if you win, you pay the next highest bid amount. The real danger is not the sharks you are bidding against, but other amateurs.
We are here to help.
If nothing else we provided some things to consider.
You WILL be bidding against pros.
You may read about boxing, but would you seriously step in the ring with a cage fighter, and put all your hard earned cash up front betting you'd win?
I've posted here for years, trying to stimulate conversation, and offer useful information to all - there are lots of people that want to get a great deal - and I hope everyone gets one!
I would hate to see someone get hurt, and not get good advice, or at least the proper things to consider.
HR is right, every house is different, and you are often buying a hornets nest from people who are bitter about their loss, and will suffer no recourse for their mischief.
What ever you do, please come back and let us know how you make out. You'll decide your own actions, I hope you succeed.
11-12-2012, 11:20 AM
Location: San Diego
774 posts, read
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Quote:
Originally Posted by
Big House
We are here to help.
You are missing the point that you do not pay the amount of YOUR bid in a Vickrey auction.
11-12-2012, 11:44 AM
Location: Lemon Bay, Englewood, FL
3,179 posts, read
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Reputation: 1170
This guy is obviously not getting the answers he wants, so why even bother replying any more. Let him live & learn.
11-12-2012, 12:31 PM
Location: San Diego
774 posts, read
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Quote:
Originally Posted by
Big House
My recommendation would be to find a good agent (like one that posts here all the time - she knows a lot)
Are you talking about Willow's mother? I know that she's on CD.
In general, I have to say I'm a bit suspicious of RE agents. They earn commission, so they want you to pay as much as possible, whether it's a good deal for you or not. Am I wrong?
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Most Common Occupations - Healthcare support occupations (%)
Most Common Occupations - Protective service occupations (%)
Most Common Occupations - Fire fighting and prevention, and other protective service workers including supervisors (%)
Most Common Occupations - Law enforcement workers including supervisors (%)
Most Common Occupations - Food preparation and serving related occupations (%)
Most Common Occupations - Building and grounds cleaning and maintenance occupations (%)
Most Common Occupations - Personal care and service occupations (%)
Most Common Occupations - Sales and office occupations (%)
Most Common Occupations - Sales and related occupations (%)
Most Common Occupations - Office and administrative support occupations (%)
Most Common Occupations - Natural resources, construction, and maintenance occupations (%)
Most Common Occupations - Farming, fishing, and forestry occupations (%)
Most Common Occupations - Construction and extraction occupations (%)
Most Common Occupations - Installation, maintenance, and repair occupations (%)
Most Common Occupations - Production, transportation, and material moving occupations (%)
Most Common Occupations - Production occupations (%)
Most Common Occupations - Transportation occupations (%)
Most Common Occupations - Material moving occupations (%)
People in Group quarters - Institutionalized population (%)
People in Group quarters - Correctional institutions (%)
People in Group quarters - Federal prisons and detention centers (%)
People in Group quarters - Halfway houses (%)
People in Group quarters - Local jails and other confinement facilities (including police lockups) (%)
People in Group quarters - Military disciplinary barracks (%)
People in Group quarters - State prisons (%)
People in Group quarters - Other types of correctional institutions (%)
People in Group quarters - Nursing homes (%)
People in Group quarters - Hospitals/wards, hospices, and schools for the handicapped (%)
People in Group quarters - Hospitals/wards and hospices for chronically ill (%)
People in Group quarters - Hospices or homes for chronically ill (%)
People in Group quarters - Military hospitals or wards for chronically ill (%)
People in Group quarters - Other hospitals or wards for chronically ill (%)
People in Group quarters - Hospitals or wards for drug/alcohol abuse (%)
People in Group quarters - Mental (Psychiatric) hospitals or wards (%)
People in Group quarters - Schools, hospitals, or wards for the mentally retarded (%)
People in Group quarters - Schools, hospitals, or wards for the physically handicapped (%)
People in Group quarters - Institutions for the deaf (%)
People in Group quarters - Institutions for the blind (%)
People in Group quarters - Orthopedic wards and institutions for the physically handicapped (%)
People in Group quarters - Wards in general hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Wards in military hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Juvenile institutions (%)
People in Group quarters - Long-term care (%)
People in Group quarters - Homes for abused, dependent, and neglected children (%)
People in Group quarters - Residential treatment centers for emotionally disturbed children (%)
People in Group quarters - Training schools for juvenile delinquents (%)
People in Group quarters - Short-term care, detention or diagnostic centers for delinquent children (%)
People in Group quarters - Type of juvenile institution unknown (%)
People in Group quarters - Noninstitutionalized population (%)
People in Group quarters - College dormitories (includes college quarters off campus) (%)
People in Group quarters - Military quarters (%)
People in Group quarters - On base (%)
People in Group quarters - Barracks, unaccompanied personnel housing (UPH), (Enlisted/Officer), ;and similar group living quarters for military personnel (%)
People in Group quarters - Transient quarters for temporary residents (%)
People in Group quarters - Military ships (%)
People in Group quarters - Group homes (%)
People in Group quarters - Homes or halfway houses for drug/alcohol abuse (%)
People in Group quarters - Homes for the mentally ill (%)
People in Group quarters - Homes for the mentally retarded (%)
People in Group quarters - Homes for the physically handicapped (%)
People in Group quarters - Other group homes (%)
People in Group quarters - Religious group quarters (%)
People in Group quarters - Dormitories (%)
People in Group quarters - Agriculture workers' dormitories on farms (%)
People in Group quarters - Job Corps and vocational training facilities (%)
People in Group quarters - Other workers' dormitories (%)
People in Group quarters - Crews of maritime vessels (%)
People in Group quarters - Other nonhousehold living situations (%)
People in Group quarters - Other noninstitutional group quarters (%)
Residents speaking English at home (%)
Residents speaking English at home - Born in the United States (%)
Residents speaking English at home - Native, born elsewhere (%)
Residents speaking English at home - Foreign born (%)
Residents speaking Spanish at home (%)
Residents speaking Spanish at home - Born in the United States (%)
Residents speaking Spanish at home - Native, born elsewhere (%)
Residents speaking Spanish at home - Foreign born (%)
Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)
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