When I first started in real estate, I thought that I wanted to buy 100 rental units. I was under the assumption that if I bought them for about 80% of appraisal that they would cash flow $100 per month per unit. If I did this, I would have a total positive cash flow $10,000 per month, and I would no longer require a job. Also, I would benefit from 4% appreciation per year, principle debt reduction, and tax depreciation. It really was a simple and elegant plan, but it was not founded on the reality of my market. I failed to realize that in order to cash flow $100 per unit, I would have to do everything myself. I would have to take the maintenance calls, fill vacant units, fix the problems myself, go to evictions court, etc. I also failed to realize that even if I did all those things myself, that I would still probably fail to come close to $100 per unit positive cash flow. I overestimated the percentage of rents that I should expect to receive, and I underestimated many of the costs associated with owning rental real estate. I am not only unqualified to handle all the details of property management, but I am also unwilling, unable, and unmotivated to do these things. I did not consider the time investment such a plan would take. Luckily, however, I did discover after 6 units that I did not enjoy managing real estate rentals, and I stopped buying them in the same fashion. Are you willing, qualified, and able to manage rental units? If you are, perhaps this would be an excellent strategy. If you can commit yourself to 60-70 hours per week, late night phone calls, difficult tenants, finding properties etc. perhaps you may want to consider buying lots of rental properties. Please don’t take this as a negative thing. Some people can commit themselves to the phone calls, difficult tenants, and maintenance. They make a great living doing this and they have an excellent retirement plan. It’s just not something I am able to commit to. In order for this model to work for me, I am required to hire out all those tasks. I am unwilling to show the rental, unwilling to fix the rental, and unwilling to go to evictions court. As a result, I do not show much positive cash flow. I actually show negative cash flow on some properties. I am in a position to handle the negative cash flow, and the appreciation of the 6 units will probably bail me out. I can handle the negative cash flow because the principle reduction is greater than the negative cash flow. However, I am not in a position to handle the same negative cash flow on 100 units. Had I stuck to my plan blindly, I could be in serious trouble. I do many of the things that I enjoy, and I receive an income that warrants my time involvement. Additionally, I reduce much of the risk associated with real estate investing because my profit is not dependant on market appreciation, but rather on my own ability to spot good deals. I rarely have to deal with tenants. I only marginally deal with contractors, and I rarely get involved with selling. It’s my system. Brad Zitzner is a real estate investor, coach, and realtor. Brad has bought or sold over 150 properties. His web based Property Management System “ZZZ Real Estate” helps real estate investors remove the chaos and paperwork from their real estate business. To get Brad’s FREE real Estate ebook go to www.zzzinvestors.com

Our method for financing deals has evolved over time to match whatever products were available at the time. In the beginning, there was an equity line available that allowed us to borrow 80% of appraised value immediately after closing on the property. In this scenario, I typically bought a property for say $30,000. Since the property appraised in as is condition for $60,000, I was able to get a loan for $48,000. This loan was $18,000 more than what I paid for the property. This loan had no closing costs, an introductory rate of 2.99% and adjusted to prime after 3 months. Typically the $18,000 extra gave me enough money to fix up the property without using any of my own cash. This loan product had a $350 prepayment penalty, but my mortgage broker had this fee waived every time except for once. This was by far the greatest deal I have ever seen financing properties. I got my money back, enough money to fix up the property, I paid no closing costs, and 2.99% interest for 3 months with no pre-payment penalty. As this was an equity line, I could pay down the mortgage if I had extra cash lying around, but I never did this during the introductory period as I was borrowing money at an extremely low rate. This product only allowed me to have 3 properties at a time under this product. However, I did nine at once, because I put the properties into 3 different names. This allowed us to be able to finance most of our deals. Good financing deals like this are rare, and typically don’t last very long. I was only able to do this for about 5 months until their rules changed. They eventually changed their rules and only allowed 80% of purchase price for the first 6 months. This eliminated my ability to get the cash required to rehab the property, and there were other products that allowed me to do this. As a result, I abandoned this method after the rules changed. Since this method dried up, I was in search of a similar product. After talking with dozens of mortgage brokers about finding a similar product, I realized that I was unlikely to find it. I kept asking for non-owner occupied equity lines. Eventually I learned that I was using the wrong terminology. The correct terminology was to ask for a personal line of credit using the property as collateral – or a 6 month note. Personally, I don’t know that there is a difference, but for some reason in the lending world, banks are quick to offer ‘personal lines of credit using the property as collateral’, but not ‘equity lines’ on investment properties. Before talking with the local banks, I asked other investors to personally recommend me to the president of the bank. The first meeting should be with the president whenever possible. They are the ultimate decision makers, and they will help you to get where you want to be faster. I have found it helpful to send your business plan to them 7 days before your meeting. While they rarely read the plan, it is helpful to send them 15 pages of documentation about your plans and it will help ease their anxiety about working with a new client. When meeting with the president, I explain my experience, I hand them a personal net worth sheet, and I explain that I keep finding exceptional deals that I don’t want to pass on. Out of the four local banks, three offered to finance my deals. What was even better what that they would finance them in the L.L.C.’s name as long as I personally signed for them. Brad Zitzner is a real estate investor, coach, and realtor. Brad has bought or sold over 150 properties. His web based Property Management System “ZZZ Real Estate” helps real estate investors remove the chaos and paperwork from their real estate business. To get Brad’s FREE real Estate ebook go to www.zzzinvestors.com

Selling the property with seller financing could be considered more risky than selling via the land contract. There are pros and cons to each. If the seller has enough cash, he or she can sell via seller financing and potentially get their cash back very quickly. It may only take a couple of weeks. Whereas using the land contract method, it will be a minimum of 3 months but most likely 6 months or more before the new buyer can obtain financing. Secondly, by using the land contract method, there are many more hoops to jump through with the lender and you need to double check every aspect with the lender before entering into the original land contract. At the same time, one could argue that the land contract method is less risky because the seller can keep their own financing in place. Plus a default by the new buyer is much easier to correct with a land contract than the foreclosure that is required by a defaulted seller financing transaction. Since there are so many hassles associated with doing this, why would a seller want to take such risk to sell to a buyer at a 20% discount? This is not something that all sellers would want to do. However, let’s say that you have 10 properties that you want to transfer to somebody else. This buyer and you have a long history of deals together, you know that the buyer can get financing, and you have a high level of trust with them. If the average price for those houses is $100,000, with conventional financing and to avoid PMI, the buyer would have to come up with a total of $200,000 to put down on those houses. If the buyer does not have $200,000, you cannot complete this transaction. You could, however, transfer the properties perhaps just one or two at a time (to lessen the risk if something goes wrong) to the new buyer in one of the two suggested methods. The new buyer could eventually have all 10 properties with essentially 100% financing while having the advantage 80% financing. In other words, they won’t have to pay the increased interest rate, and they will avoid PMI. It just requires a little creativity, lots of trust, lots of patience, and a seller who is willing and able to work with the buyer. Some people may tell you to simply have the new buyer assume your loans through a ‘subject to’ transfer. This is an option, only if you trust the new buyer to pay the loan. If the new buyer doesn’t have the down payment, I would not trust them to pay my loan. Also, it leaves more mortgages in your name without the benefits of owning the property. This method has too many potential pitfalls for me but is an option. Essentially, you maintain the risk of owning the property without any benefit to you. Brad Zitzner is a real estate investor, coach, and realtor. Brad has bought or sold over 150 properties. His web based Property Management System “ZZZ Real Estate” helps real estate investors remove the chaos and paperwork from their real estate business. To get Brad’s FREE real Estate ebook go to www.zzzinvestors.com

The following recommendation may sound like a lot of work, but if you learn to be efficient, you will find that is not. On average, I consider 167 properties for every house that I buy. That may seem like a lot, but let me explain how this doesn’t take as much time as you think. Every day in my market an average of 15 properties are listed. I consider purchasing every one of those properties. However, I may only consider them for 5 seconds and then move on. Out of the 15 properties that are listed, typically two are vacant or reo properties. If they are in an area that I am considering, I add them to the spreadsheet as a property that I need to look at. If the property appears to be listed at a good price, I either get in the car, or I call the agent. If the agent tells me that it is not a good price, I typically will not look at it right away. Only about once or twice a week does a property look so good that I get in the car right away. Usually, I add it to the list and wait until Thursday. On Thursday, I take 6-10 properties that have accumulated on the spreadsheet and I go take a look at them. These are the properties that are overpriced and that I need to track. If they were not overpriced, then I would have gone out to see them right away. Because they are overpriced, it is not essential that I go out right away. As a result, I typically view properties that have accumulated in certain areas and view the properties that are close together. It usually takes about 5 hours. These 5 hours viewing properties represents the largest amount of time that I spend looking at properties. On average I go out twice a week to view one property at a time, and that typically takes about a half hour. It usually takes about 15 minutes each morning to scan the MLS from the day before; by the way, those are the most important 15 minutes that I spend each day. I also spend about an hour per week updating and looking at the spreadsheet. If you total the time involvement, that represents only about 8 hours per week trying to find a good deal. That represents about 34 hours per month. Through this method, I average 2.7 properties per month, or 12.5 hours per property. That also equates to about 4.5 minutes on average for each of the 167 properties that I consider. The time I spend on 12.5 hours per property may or may not seem like a lot to you. It doesn’t seem like a lot to me considering how long it takes to work short sales and deal with “motivated sellers”. Another reason that I enjoy this method is that it is less stressful than dealing with motivated sellers. I often get drawn into the emotions associated with dealing directly with sellers in trouble, and I really don’t enjoy that experience. I do tend to enjoy scanning the MLS and viewing properties on a no pressure basis. This is merely my own preference, however, and in no way am I saying that my method is better. I’m simply telling you what the method is. Brad Zitzner is a real estate investor, coach, and realtor. Brad has bought or sold over 150 properties. His web based Property Management System “ZZZ Real Estate” helps real estate investors remove the chaos and paperwork from their real estate business. To get Brad’s FREE real Estate ebook go to www.zzzinvestors.com

I’ve struggled with the best way to do this for years now. And I’ve finally figured out a method that makes sense for me. Let’s say that you have a rental property that will appraise for $100,000, but you are willing to sell it to another investor for $80,000. That investor wants to buy the property for $80,000, but they don’t want to put the $16,000 down that is required by their lender. How do you transfer the property to them and have the bank give them the full $80,000 for the property? Better yet, how do you do this without the new owner having to pay PMI? At first, when I bought properties from other investors no money down, I used my real estate commission to do so. I took a large enough commission that the commission paid me back for the down payment. The problem with this method is that I was taxed on my commission in the income tax bracket; whereas, I would only be taxed later for capital gains. Thus I was paying a higher tax for the same thing. Secondly, this obviously does not work if you do not have a real estate license. The problem presented is that if you sell a property to an investor at a discount, they still typically have to put 20% down on the purchase price, not 20% down on the appraised value. In other words, on a $100,000 property, the lender requires the buyer to put $16,000 down on an $80,000 mortgage. Essentially, the bank is requiring 36% equity in this scenario because they will only lend $64,000 on a $100,000 property. One method that is practiced all the time to avoid this situation is to have the buyer pay cash and then refinance the property at 80% of appraised value – this is an excellent way to do this. What if the buyer cannot pay cash for the property? Option 1: The buyer can finance the property and then refinance the property at appraised value if the lender does not have seasoning requirements. This is not an ideal strategy for two reasons. One is that the buyer must pay double closing costs and the second is that they may have to deal with prepayment penalty from the first loan. Option 2: Sell the property on a land contract or contract for deed, and have the buyer immediately refinance. Only do this with a buyer that you know and trust. Then, the buyer immediately refinances through a bank. Some local lenders allow the immediate refinance of a property; others require 3, 6 or 12 months seasoning. If you sell it to somebody with owner financing, this is consider a full transfer and can often be immediately refinanced (even though the new buyer may have put nothing down). If the property appraises for 20% higher, the new buyer can immediately refinance at 80% of the new appraised value ($100,000), thus getting into the deal with no money down – or minimal money down. Some lenders will require a 3, 6 or 12 month seasoning. If this is the case, the seller must hold onto the note for 3, 6 or 12 months. This may be a problem for the seller if they are unable to hold the note for this long. By selling with seller financing, the due on sale clause is violated, and the seller probably has to withdraw their own financing – unless they try to avoid the due on sale clause by selling subject to. Assuming a subject to sale is not done, the seller has to have enough cash on hand to pay off their own mortgage for the time it takes to refinance the property. Selling the property with seller financing could be considered more risky than selling via the land contract. There are pros and cons to each. If the seller has enough cash, he or she can sell via seller financing and potentially get their cash back very quickly. It may only take a couple of weeks. Whereas using the land contract method, it will be a minimum of 3 months but most likely 6 months or more before the new buyer can obtain financing. Secondly, by using the land contract method, there are many more hoops to jump through with the lender and you need to double check every aspect with the lender before entering into the original land contract. At the same time, one could argue that the land contract method is less risky because the seller can keep their own financing in place. Plus a default by the new buyer is much easier to correct with a land contract than the foreclosure that is required by a defaulted seller financing transaction. Since there are so many hassles associated with doing this, why would a seller want to take such risk to sell to a buyer at a 20% discount? This is not something that all sellers would want to do. However, let’s say that you have 10 properties that you want to transfer to somebody else. This buyer and you have a long history of deals together, you know that the buyer can get financing, and you have a high level of trust with them. If the average price for those houses is $100,000, with conventional financing and to avoid PMI, the buyer would have to come up with a total of $200,000 to put down on those houses. If the buyer does not have $200,000, you cannot complete this transaction. You could, however, transfer the properties perhaps just one or two at a time (to lessen the risk if something goes wrong) to the new buyer in one of the two suggested methods. The new buyer could eventually have all 10 properties with essentially 100% financing while having the advantage 80% financing. In other words, they won’t have to pay the increased interest rate, and they will avoid PMI. It just requires a little creativity, lots of trust, lots of patience, and a seller who is willing and able to work with the buyer. Some people may tell you to simply have the new buyer assume your loans through a ‘subject to’ transfer. This is an option, only if you trust the new buyer to pay the loan. If the new buyer doesn’t have the down payment, I would not trust them to pay my loan. Also, it leaves more mortgages in your name without the benefits of owning the property. This method has too many potential pitfalls for me but is an option. Essentially, you maintain the risk of owning the property without any benefit to you. Brad Zitzner is a real estate investor, coach, and realtor. Brad has bought or sold over 150 properties. His web based Property Management System “ZZZ Real Estate” helps real estate investors remove the chaos and paperwork from their real estate business. To get Brad’s FREE real Estate ebook go to www.zzzinvestors.com

Good deals can be found in any market through listed properties; however, the consistency of finding such deals is different from market to market. This plan cannot be adapted to all other markets with the same success Duplicating deals is a method that works if you are able and willing to work diligently on learning your market. Spending at least 15 minutes every morning scanning listed properties from the day before can help you develop a working relationship with local real estate agents. First of all, you will need to pick your market. Hopefully, you can pick an area where you are already comfortable with the demographics. Ideally, your targeted area should have between 500 and 1500 foreclosures per year. The MLS will be one of your most useful tools that you will encounter; most real estate agents can retrieve this information for you. If you want to find it on your own, you can probably do this through the internet. Finding a site that will allow you to search for the MLS can be an option that you can use to become familiar with the demographics aggressively search the MLS to see what properties are selling for. Additionally, you should be able to find properties through the bank’s websites directly. Some examples of such websites are REOWorld.com, Ocwen.com, homesteps.com, pasreo.com, iasreo.com, buybankhomes.com, fanniemae.com. There are many more sites that you will find with local bank owned property for sale. Secondly, become familiar with local investors and buyers. Begin by attending auctions and your local real estate investors association. Sheriff’s sale auctions and other real estate auctions can be some of the best opportunities to encounter the processes in bidding and practices. Remember, you should not do this until after you have graduated your 120 day training program. Instead, go to the auctions and practice. Familiarize yourself with investors and buyers in forming relationships with them. For you, buying and selling properties should be about numbers. Decisions should be based on your formula and on facts about profit margins. However, you need to recognize that for others, buying and selling properties is about emotions, and about satisfying their needs. Once you understand that it’s not always about the numbers for other people, you can begin to do the things necessary to sell your properties quickly. During the training program you need to call as many real estate agents as possible. Let them know that starting in (three months from now) you will begin buying REO properties in their area, take them out to lunch. Find what they like, you want to let them know that you are here to make their lives easier. It is your job to make the agents like you. If they like you, they will send you good deals when they arise. If they do not like you, or if you do not stay in touch with them, they will not send you good deals when they arise. Brad Zitzner is a real estate investor, coach, and realtor. Brad has bought or sold over 150 properties. His web based Property Management System “ZZZ Real Estate” helps real estate investors remove the chaos and paperwork from their real estate business. To get Brad’s FREE real Estate ebook go to www.zzzinvestors.com

If the seller has enough cash to do the transaction this way, there are a number of ways to have the new buyer refinance quickly. I recommend having the new buyer get an equity line or a six month line of credit. There are 6 reasons why one may want to start with an equity line and get a permanent mortgage later. 1. The buyer can typically refinance within a week or two, fully paying off the seller and the closing costs may be between $0 and $500. The loan may be as low as prime -1 % or has high as prime plus 2%. Sometimes these 6 month notes can be obtained with no payment until the end of 6 months. 2. The closing costs on an equity line or line of credit have ranged from $0 to $500. Thus it does not cost me much to do the loan and later refinance with a permanent mortgage. 3. It gives added flexibility in case I want to immediately resell the property without wasting closing costs on origination fees etc. 4. This method allows some time to pass before the buyer gets a permanent mortgage. This possibly has some benefits. Specifically, allowing time between the purchase and refinance may allow for more leniencies with the rules for appraisal. The appraisal might come back higher just because the new buyer waited a few months. It also may add leniency from the underwriter and may prevent problems that would hold up or even cancel the closing. The cost of this method is really just the additional closing costs of the first loan (maybe just a few hundred dollars or less). 5. Using the six month note with a local branch allows enough time for the property to season to use major brokers. This could ultimately result in getting a better rate than if you refinance right away with a local bank with a 15 or 30 year fixed mortgage. Often the rates are lower through major brokers, but many major brokers who offer the best rates won’t allow the immediate cash out refinance. 6. If you have a good business plan and relationship with a local bank, they will probably let you put a 6 month note on the property in your L.L.C.’s name if you sign for it personally. I know it is significantly more complicated and requires a little more work, however, .5% reduction in interest rate over 15 or 30 years will probably be worth your time and effort depending cost value you put on your time. For me, it is worth it. If the seller can wait a little longer, the buyer can refinance right away with a longer term loan like a 15 or 30 year fixed. This method is advisable if the new buyer knows that they will be renting this property for an extended period and knows that they will not quickly resell. It is very difficult, however, to get a major mortgage company to underwrite such a transaction. Typically these need to be done by a relatively strong buyer by a local bank, or a bank that does not have seasoning requirements. Most major mortgage companies can refinance the new buyer after 6 or 12 months if the buyer and property qualify. Brad Zitzner is a real estate investor, coach, and realtor. Brad has bought or sold over 150 properties. His web based Property Management System “ZZZ Real Estate” helps real estate investors remove the chaos and paperwork from their real estate business. To get Brad’s FREE real Estate ebook go to www.zzzinvestors.com

I’ve read over an over not to use your own money in real estate deals. I don’t understand this advice. Here is my take on that advice. Deciding whether to put your own money into real estate deals depends on a five things. 1. Do you have money to put into the real estate deals? 2. How much money do you have to put in? 3. Where is your money currently invested? 4. What rate of return do you get on your money? 5. How much liquid cash do you need? If you earn a higher rate putting your money in investments other than your own deals, then I do not see much reason to put your own money in the deals. Especially if the investment is earning more in a lower taxed investment. However, if you earn a lower rate by putting your money in other investments then you might want to put your own money into your deals. Here is another way to look at this. Let’s say you have more money than you need and you are looking for places to invest. Let’s say that you own a $100,000 rental property. You can either invest your $100,000 somewhere else or take out a mortgage, or you can invest your $100,000 in the property and not take a mortgage. Let’s say in this case the APR on your loan is 8% and it is an interest only loan. In this case, deciding whether to use your own cash depends on what your money will earn in other investments. If you typically earn 10% in other investments, you may be better to get a mortgage and invest your funds. However, if you invest your money in CD’s that return 6% interest; you should not get a mortgage on the property. Typically, however, it is not this easy to decide. Specifically, it is difficult to know what you will earn in other investments. If you found an investment that guaranteed a 10% return with absolutely no risk, the banks probably wouldn’t lend you the money at 8%, but rather they would lend their money at 10% to the investment vehicle that you have found. A third option, and I’ll talk about it later is to leave your $100,000 in your stocks and mutual funds and open an equity line for 75% of the value of your stocks with your local branch. The more common reason to get a mortgage is that you do not have more money than you need. In order to buy the property that you want, you are required to get a mortgage. If this is the case, there are dozens of options. If you are in the business of buying and selling properties, you may want to read about our method for financing. Some people will tell you that you should never use your own money. Others will tell you that you should never use banks. Others tell you that you should use private lenders and never partner 50/50 with a financial backer. I typically disagree with people who tell you never to do these things. There are situations in my opinion where each of these things makes the most sense. Brad Zitzner is a real estate investor, coach, and realtor. Brad has bought or sold over 150 properties. His web based Property Management System “ZZZ Real Estate” helps real estate investors remove the chaos and paperwork from their real estate business. To get Brad’s FREE real Estate ebook go to www.zzzinvestors.com

We like to get as many equity lines as possible. By equity lines, I mean that I want loans that I can pay down and borrow against every day if I want. The reason that I want to do this is that if I have a lot of equity lines, I can take my profits and pay down equity lines. When buying and selling more than 5 houses a month, we have large amounts of cash going into and out of checking accounts. Unfortunately, without equity lines, I would typically have to pay 7.5% interest on a loan, while at the same time, keeping large amounts of cash in checking. As a result, I have to pay 7.5% interest on loans, and only earn 1.5% interest in checking. Instead of using the traditional financing methods, I like to have as many equity lines as possible. This way, when money comes in, I pay down the equity line and when money goes out, I use the equity line to write the check. This keeps me from having to pay 7.5% interest on a loan and earning only 1.5% interest from checking. If we have the scenario on 4 to 5 properties, the interest savings can be hundreds or thousands of dollars per month. E.G. If you sell a $300,000 house and put that money into checking for 30 days, under normal lending situations, you would earn $375 at 1.5% interest. But if you had an equity line on another $300,000 house, you could temporarily pay down that house to zero balance for the month. Thus, you might save about 7.5% interest. Thus, your interest savings for the month would be $1,875 and your net savings was a full $1,500 for that month alone. When you need the cash again, you can simply use your equity line and access that $300,000. This savings would only be possible with the use of an equity line. If you are looking for a way to find equity lines, one method is to establish an equity line against your pre-existing stock or mutual fund account. Pledge your stocks as collateral with your local bank. They will probably give your 50-75% of the value of the stocks at prime or less. Check with your accountant first to make sure you are structured to write off this interest. Brad Zitzner is a real estate investor, coach, and realtor. Brad has bought or sold over 150 properties. His web based Property Management System “ZZZ Real Estate” helps real estate investors remove the chaos and paperwork from their real estate business. To get Brad’s FREE real Estate ebook go to www.zzzinvestors.com

Once you personally know 20 REO agents, it is imperative that you stay front of mind with them. I have developed a system for doing this that takes only about 5 minutes per week. I recommend this system as a supplement to your strategy. Here’s my system. Take your favorite 20 REO agents and put them into a contact management system. You want to send a mass email to those 20 agents every two weeks. The email should look like a custom email to them and it should have their name in it. The email should not be more than one or two sentences. It should say something like this: “Hey John, I’m just checking in to see if you have any good deals right now.” The first few emails should remind them that you are a cash buyer with no contingencies. You also want to let them know that you will close quickly and make their lives easy. After the first couple of emails, you do not need to say more than one or two sentences. Now that you are getting lots of leads on good deals, it is imperative to be able to quickly analyze each property so that you have time to look at more and more good deals. You need to quickly determine the after repaired value of the property, the amount of repairs, and your offer formula. If your offer formula is within 20% of list price, I recommend making the offer. If it is not – and nearly all will not- you need to record all the information so that you can keep track of it. Most of the properties that you buy will probably be at least 90 days after you view it the first time. You will eventually buy the property because you did a better job of tracking the property, staying in touch with the agent, and consistently following up. If you do not record the information when you look at the house, you will forget about it. You need to keep every house that you look at in a spreadsheet until the property sells. You will know that the property sold because you will review your spreadsheet monthly. If it is no longer listed, compare what you wanted to offer with the sold price. Keep a record of this information because it will help you understand how your offers compare with the market’s offers. Track all your offers in the REO Tracker. Please consider the REO Tracker to be your greatest money making tool even if you dislike the act of keeping detailed records. If you are incapable of keeping this spreadsheet, you must find somebody else to keep it for you. The REO Tracker was a tool that was modified over years of experience trying to track these properties. I used to manually track this data and the REO Tracker’s tools eliminate up to 80% of the labor associated with tracking these properties. Not only can you email custom emails to REO agent’s right from the screen, but you can also export the entire string of MLS numbers directly to a format that can be inputted into the MLS or a local agent’s site. For help in using this, please visit www.zzzinvestors.com for more useful tips and information. Brad Zitzner is a real estate investor, coach, and realtor. Brad has bought or sold over 150 properties. His web based Property Management System “ZZZ Real Estate” helps real estate investors remove the chaos and paperwork from their real estate business. To get Brad’s FREE real Estate ebook go to www.zzzinvestors.com