Mel Feller

[melfeller]

Mel Feller Illustrates 100 Plus Ways to Market for Real Estate!

Mel Feller , a real estate investor for over 30 years, naval reserve, hosts his own podcast and radio show and CEO,Founder of Coaching For Success 360.  Greatest honor of being a husband,father and grandfather!!

As an investor, the key fundamental element in the first level of your real estate investing business is creating systematic and consistent lead generation. If you are not focused on lead generation, you do not have a business, you have a hobby or a dream.

Your commitment to marketing is critical. There are many different ways to create leads and here are about 100:

Accountants and CPA Firms:

They have clients with financial problems where an investor can be of help.

Advertising: Never stop. Use simple ads with a USP, Unique Selling Proposition: Quick Closing, All Cash etc., Buy Houses Ads, Newspapers, Flyers.

Attorneys: Attorneys know when people need money, often to pay their fees! Not just probate but divorce, family law and real estate attorneys.

Auctions: Do your homework in advance. Auctions move very fast and a single mistake can be costly. Visit your local auction a few times to just observe. Know values and repair costs before bidding.

·         Foreclosure: Very risky, not for the newbie

·         Sheriff Sale: Same as Foreclosure

·         IRS Sales

Apparel with Logos: Hats, T-Shirts, Golf Shirts, Hand Bags

Appraisers: Often know what is, or is going to be, for sale

Bandit Signs: Check your local sign ordinances. Some places have no issue with them others do.

·         We Buy Houses

·         Stop Foreclosure

Bird Dogs: These people can be very valuable to your business. It is important to know your local laws about compensating unlicensed people.

“Blue Tarp” Houses: often blue tarps on roofs

Boarded up windows: or visible disrepair

Business Cards different types: one for seller, one for buyers, one for professionals (banker, attorney, CPA)

Builders Models: Frequently builders will sell a model home at a discount.

Building Inspectors

Car & Truck Loans: Some folks would rather keep the wheels than a roof over their head. Buy here, pay here dealers can be a good lead source.

Car Repos: If the car is going the house isn’t far behind.

Carpet Cleaners: Many of their customers are preparing a house for sale.

Charitable Groups: Frequently receive gifts of real estate, but they’d rather have the cash.

City & County Inspectors: Code violations and red tags. If you develop a reputation of buying distressed properties and improving them, you become an asset to the community.

Classified Ads:

·         For Sale: Look for Key Words – transferred, motivated, divorce, owner financing

·         Want to Buy

·         For Rent by Owner: Look for burned-out landlords

Condemned Houses: Many counties will provide you a free list.

Consumer Loan Companies: When their loans go bad they are frequently willing to deal rather than foreclose.

Courts: Eviction Filings, Probate Court, Divorce Cases, Tax Liens, Code Violations

Credit Repair Agencies & Counselors: Many times the only way someone can get their spending under control is to sell a house they can no longer afford.

Direct Mail: Pre-Foreclosure Letters, Probate Letters, Out of Town Owners, Post Cards, Bankruptcies, Divorce, Delinquent Taxes, Military Owners

Door Hangers: You can also use pre-printed post-it notes to leave messages at target properties. Be sure to advertise on both sides, you can even sell the back side and recover your advertising cost!

Door Knocking: Distribute flyers and go door-to-door asking residents if they know of anyone planning to move because you’d like to buy a house in their neighborhood!

Drive or walk Neighborhoods: Get to know them well and take notice of changes.

Estate Sales – often the real estate will also be available and perhaps with owner financing

Eviction Court: great place to find landlords

Expired Listings: Connect with an investor friendly Realtor Family Members: talk about what you do and ask for referrals Farming Local Areas: Become the local neighborhood expert.

Flyers: Cut your cost in half, print two to a page and distribute: Shopping Centers, Wal-Mart, Home Depot, Malls. Put on car windshields or pay someone to do it for you.

Friends: “Do you know anyone who wants to sell?” Most people know 2 people who will be buying or selling a home this year.

FSBO Signs: for sale by owner

Funeral Homes: Can be a good lead source before information on a decedent becomes public.

Garage Sales: Are they moving?

Hair Salons: Lots of talking going on during haircuts!

Home Builders: Need to sell their buyers houses so they can close on the new place.

HUD Foreclosures:

Internet: Rent Clicks, EBay, Craig’s List, Wholesale Sites, Lead Services, USLeaseOption.com

Insurance Brokers: Policy changes from owner occupant to landlord or vacant house coverage.

Investor Packages: Investor who’s ready to retire and cash out their portfolio. May be able to negotiate seller financing as well as a discount.

Judgments: Check the public record or hire someone to do it for you.

Large Employers: Let them know you buy properties because if they need to transfer an employee, they don’t get stuck carrying the house. This can be good for renting executive properties for short-term transferees, too.

Lenders: Banks / REO’s: – Mortgage Brokers, Private Lenders, Hard Money Lenders

Liened Properties: Mechanics Liens, HOA Liens, Tax Liens

Lis Pendens: Notice of a law suits, usually a foreclosure.

Lists: You can buy lists for anything you want to market to: pre-foreclosures, neighborhoods, properties with no mortgage, etc.

Magnetic Car Signs and Wraps: Check with your auto policy carrier as to whether or not this will affect your coverage. A rider may be required.

Market Bulletin Boards: Grocery stores, coffee shops, restaurants

Military Transfers: Military bases provide an excellent transient market for those needing to sell and buy off base housing

Mobile Homes: Get to know park managers. Banks don’t like mobile homes but they can become little cash cows. A special license is required if you’re going to get into the mobile home business.

Moving Companies Neighborhood Newsletters

Networking: Other Investors, Call We Buy Houses ads & signs, Churches, Public Speaking, Investment Associations, Work, Clubs

Newspaper Carriers: Who see the vacant houses every day?

Nursing & Retirement Homes: Frequently residents need to sell a house.

Pens: Buy cheap ones and leave them everywhere you go.

Pet Odors: If your home has housed a number of pets we may be the buyer for you.

Pizza Boxes: many sell advertising or sponsorship spots

Postman

Public Speaking: Rotary, Lyons and Kiwanis Clubs, Realtor meetings and other associations

Quit Claim Deeds: Are a sign that something has changed with the property.

Radio Ads or Show Real Estate Agents Referrals

Relocations: Great for Subject-to or buying on lease option

Rent Credit: Trade rent credit for a down payment

Rental Agents & Property Managers: Let them know you want to buy and also find a local manager. You buy, they manage…win/win!!

Retirees: A growing population with free and clear homes. Excellent prospects for seller financing.

Section 8 Landlords: Each county maintains a list

Short Sales

Social Media: A new way to get your message out: Facebook, Twitter, YouTube

Structural Damage: Once you know what you’re doing, you can buy at a rock bottom pricing.

Tax Deed Sale Properties: These do not come with title insurance so do your homework.

Tax Lien Certificate Properties

Termite & Pest Control Companies: Write a check and the termites die. Write another check and replace the damaged wood. May find great deals.

Title Companies: Not all transactions close like they are supposed to. Let the title companies know you can help in a pinch, for the right price.

Trading Up: Trade your newly renovated property at retail for a property down the block that you can buy wholesale. Try a sign that says “Will Take Your House In Trade”

TV and Radio: Cable companies may have community service spots for free.

Vacant Properties – look for tall grass and neglected houses

Web Sites

Wholesaler Lists: A good wholesaler can find you multiple properties.

Withdrawn MLS Listings: Easy to get from a friendly real estate agent.

As you can see, there is no shortage of ways to generate leads.

To start, pick ten ways for consistent lead generation and focus on those. In the beginning of our investing career, we walked neighborhoods with flyers and put magnetic signs on our cars. Why? Inexpensive and effective

The number one common element of failures in a real estate investing business is not treating it like a business. And, the most important step to establish in ANY new business is LEAD

GENERATION!  Without customers, there is no business.

Whether you’re looking for foreclosures, REO’s, owner-finance, HUD, wholesale, free and clear, rentals, fixer uppers, spread investing, etc, finding them all revolves around having leads. Get busy and NEVER EVER stop marketing for leads!

[melfeller]

About Mel Feller and Who He Is

Mel Feller a Personal Development, Business, Real Estate, Branding, Business Funding and Finance Coach. In addition, Mel Feller has served in a variety of executive leadership roles for medium and large organizations, including multiple Fortune 500’s. He is a charismatic leader who has facilitated change and growth in all sized organizations, including non-profit and Board development. Mel Feller has successfully led organizations in the areas business development, marketing, real estate and Realtors, sales, team building, operations, and the like.

Mel Feller is committed to serving. In the community, he chairs several organizations. Mel Feller volunteers his leadership at two churches in a variety of ways, including serving on council, bible study facilitator, and more. Mel Feller has been a featured speaker for career professional groups, business leaders and continuing education sessions, as well as, aspiring business startups.

Mel Feller had a real estate license the same week he graduated from high school and was a multi million-dollar producer with Century 21 for 18 months after becoming licensed. He held that license for 20 years. He specialized in both residential and commercial real estate. He had a special emphasis in multi-units.

In addition, Mel Feller loves real estate and is an avid real estate investor. He loves coaching real estate. He maintains holdings in several states.

He was a former Chief of Staff for a United States Senator has two Master Degrees in Public Administration and Human Resources with an emphasis in Adult Education and Training. Mel Feller states, “An effective coach is someone who tells you what you may not want to hear, helps you navigate around your blind spots, and helps you identify opportunities…so that you can be who you’ve always known you can be”

When he is not coaching, you can find Mel Feller reading, listening to podcasts, exercising, fishing, or with his beautiful and loving wife, step kids, kids and grand kids exploring the greatness of the family and world God has gifted us all with.

WRITTEN BY

mel feller

Mel Feller is a business/real estate entrepreneur. He served in the Navy Reserve and is helping and creating business programs & writing grants for veterans.

[melfeller]

Mel Feller and Multiple Secrets To Success

Mel is the President/Founder of Mel Feller Seminars with Coaching for Success 360, Inc. and Mel Feller Coaching. Mel Feller maintains offices in Texas and Oklahoma.

Like you, leadership expert and business author Mel Feller has seen the word leadership defined numerous ways over the years. Is it charisma and positive thinking? Pinstripes and red power ties? Decisiveness? Is it all about the situation? Is it meant only for the elite who rise to the top? Alternatively, is there a different story?

With over three decades of executive coaching, speaking, and most importantly, real-life, in-the-trenches business experience, his view is radically different. Mel Feller appreciates, and shares with listeners, that leadership is a moment-to-moment choice and not about title, tenure or position. Leadership is for everyone, every day. It is how we should live our life

Mel Feller sometimes referred to as the “Provocateur” for his ability to stir up a group or as the “People Whisperer” for his coaching skill that brings out the best in people, is known for his practical, street-savvy style; Mel Feller’s fusion of real-life stories and his conversational techniques connect with his audience at an intimate, intense and individual level.

He has shared the stage with U.S. Presidents Reagan, Bush and Clinton, U.S. Senators Jake Garn, Ted Kennedy, Robert Byrd, Orrin Hatch, John Glenn and Bob Dole. Hollywood stars such as Martin Sheen, Ben Johnson, John Agar, Royal Dano and Harry Cary Jr., and business greats such as Zig Ziglar, Robert Kiyosaki, Charles Givens, Tom Hopkins, Stephen Covey, Adam Ginsberg and Susie Orman. Mel also hosts his own radio show in Texas called “Multiple Secrets to Success” that focuses on both personal and professional tools in order to excel in life and business.

Mel Feller has over three decades of coaching and consulting experience in diverse industries, which provides a rich framework for his organizational insights and creative solutions. He brings a thoughtful approach to his work, carefully integrating both his coaching and consulting skills and abilities. When consulting, his focus is on “what you are doing” (i.e., goal setting, problem solving, taking action and achieving results). When coaching, his focus is on “who you are being” (i.e., how you are leading, aligning your values and tapping your gifts). As a client, you will become more consciously aware of how paying attention to — and balancing both — are critically important to your success.

[melfeller]

Mel Feller Recommends Tools for Dealing with Criticism and Rejection in Your Business and Personal Life

Mel Feller who is a successful entrepreneur/educator and online adjunct has been in business for over 3 decades. He personally has gone through personal and business ups and downs. However, one key point is that no matter the ups or downs and the criticism gleaned from those events; we must learn from each and accept rejection with a positive bent.

However, sometimes we’re so fearful of being criticized or rejected that we keep our creativity bottled up and we don’t let it out. Then there are other times we constantly adapt to what we create, focusing only on our surroundings and reflect on what they seem to be liking or disliking this particular week. Then we end up feeling like we’re not ever truly expressing our creative and entrepreneurial instincts.

Mel Feller Defines Tools for Dealing with Criticism and Rejection

First, Mel feller recommends that you always be open. You may be hoping for a specific reaction or response to your work, or a specific result of a business or personal action or decision. If you’ve done your best and you’re rejected or criticized, you might feel that you’ve “failed”, and it’s probably hard to see anything positive about the situation. Try to be open to the possibility that this “failure” is actually leading you to something else, usually better than what you thought you wanted. My personal belief is that any rejection is God’s protection.

Second, you must be consistent. Keep going, keep doing the little things every day that keep you imaginative and that keep you inspired to people and to your customers. The dramatic moments and big wins and losses will come and go. Have a steady routine you can keep coming back to, and this will help to place any criticism or rejection into perspective. Today is a new day, and it is our today’s that create our tomorrows.

Thirdly, you must remain focused. Always keep your end goal in mind, and always be mindful of why you’re doing what you’re doing. That will help you focus on the big picture and not get tripped up by each bump in journey to success.

Fourth, you must become and remain resilient. Remember that your sense of self-worth comes from inside of you. When you’re able to be confident in yourself regardless of the feedback you get from external sources, you’re able to bounce back much more easily from any negative feedback that you may encounter. The bottom line is be true to yourself. You ARE NOT DEFINED by your last mistake!

Fifth, remain positive. Focus your attention on the positive things in life and you’ll attract more of it. This is the premise of the “law of attraction”, and I’ve certainly seen it work in my own life. Receive the positive feedback you hear and replay it over in your mind whenever you need to. Constantly be thinking and acting in a positive manner.

Sixth, you must be of clear mind. Continually to approach constructive feedback with an accurate perspective, not disarrayed with thoughts from your own inner critic. Make it as a supportive tool for your own growth and remember that ultimately the only opinion that matters is your own — because you need to be happy with what you’re actually doing in your life.

Seventh, remain being grateful. Be gracious to your critics, accept all of the feedback you receive, sit quietly and let it sink in. Be grateful to be actively creating, more importantly, to have gotten past the fear and other roadblocks in your daily actions. Be grateful for the opportunity to have your work seen and heard. Most people and entrepreneurs never receive the chance.

Eighth, remain being responsive. Always think through consciously what to do with the feedback prior to responding, instead of reacting with the first thought or words that come to mind. In other words, always think before you speak.

Ninth, you need to be selective. Once you’ve decided what to do the feedback you’ve received, be selective and willing to let go of the hurtful feedback. It is not worth taking it seriously. This usually doesn’t have anything to do with you anyway; it’s a reflection of that person’s own happiness, state of mind and comfort with themselves. Generally, they tend to be very unhappy. Like me, just turn your back and walk away from any all negativity. Life is to short to surround yourself with negative people and thoughts.

And finally, remain loving. Be loving of your critic and ESPECIALLY of yourself. Plan some self-care indulgences for the day of the criticism and rejection. Regardless of the outcome, you deserve it! I recommend celebrating with other positive people. People can not control you if you refuse to allow them.

Remember success is built upon your own resolve, it is not managed by anyone else’s opinion. This is why success is never a straight road to the top. None of us would be nearly as successful as we are without the criticism and rejection of the pessimists, the tough rejections or the harsh criticisms. It all depends upon what you choose do with it. To be a standout success you must control your emotional reactions and turn all of the criticisms and rejections to serve as your greatest advantage. Most importantly, see the value in all the criticism and rejection and be appreciative.

Mel Feller’s final word of advice; Success, at the end of the day, is your greatest revenge. Be sure you are the last one standing.

[melfeller]

Easy Creative Real Estate Financing Techniques with Quick Closes as Illustrated by Mel Feller

Mel Feller has been involved in the industry for almost 40 years.  He is an active investor across the United States and currently coaches and both real estate investors and Realtors.  He is also an online adjunct professor.

 Mel Feller knows that many real estate investors’ favorite acquisition technique is with owner financing, but that usually requires a free and clear property. How many of those free and clear properties come along with a motivated seller attached? Certainly, there aren’t as many as we would like. Then there’s buying with cash…most real estate investors would rather save that resource for the killer deals that have to be closed quickly in exchange for a massive profit.

 For houses with an existing mortgage, a large amount of real estate investors’ favorite way is to purchase the property “subject to” the existing mortgage. It’s a great way to buy pretty houses without spending a pretty penny. Simply put, you, as the investor step into the seller’s position and begin making their payments at an agreed upon date. The ownership of the property is transferred to your entity or you and the mortgage remains in the seller’s name until you, or more typically your tenant/buyer, pays it off when they obtain new financing and purchase the home.

 Close in a matter of days.

 Why is this a good deal for the seller, you ask? The first thing you have to remember is that successful investors only deal with motivated sellers! This is a good deal for the seller because you can close within a matter of days as there’s no lengthy loan qualification and approval process. Additionally, you can typically pay them a higher price because you don’t have any financing costs.

 Banks want payments, not houses.

 When a loan, which is an asset, becomes delinquent, the lender’s income stream is interrupted. When their assets become non- performing, the lender is required by the Fed to increase their reserves. These reserves reduce the amount of capital available for new loans. So, does the bank prefer payments or would they rather foreclose and take the house back? The easy answer: with foreclosure costs running at about $40,000 per house and defaults at moderate to high levels, banks want payments, not houses!

 Broadest range of exit strategies.

 Finally, why is it good for the investor? First, there is no funding cost. Second, since the loan is not in your name it doesn’t appear on our credit report. Third, your creditworthiness doesn’t come into play because you are not qualifying for a new loan. But the best reason is that “subject to” transactions offer you the broadest array of exit strategies!

 No limits.

 Additionally, even if you have a super credit score, most lenders will limit you to a maximum of number of 4 loans (if you can get them) and you’ll be required to make a substantial down payment (25$– 30%). If the loans aren’t in your name and you don’t have to qualify for them, just how many of these transactions will you be limited to? That’s right, no limits!

The smart real estate investor’s preference is to be a “transaction engineer” rather than a specialist in any one area of investing. They love finding profit opportunities in all types of transactions from pre-foreclosures, renovation projects, owner financing to split funding. However, a core element of their acquisition’s strategy is using “Subject to” transactions and it should be a critical part of yours.