An FHA First Time Home Buyer Loan has a condition that states.... the home must be occupied by the purchaser. Last week we closed on a property in Lathrop CA.  The buyer was an FHA Buyer, who also requested 3% in closing costs.  The buyer also requested the washer, dryer, refridgerator, some of the furniture. Amazingly enough my seller was willing to help this first time buyer out by including all these items in the sale. Today, I went to the house to drop off the extra keys, garage door opener for the new buyer.  (Seller inadvertently moved them.) Imagine my SHOCK when there was a HUGE FOR RENT sign in the window.  WHAT?  I immediately went to my office to verify my memory (It fails me sometimes).  Yes this was an FHA Owner Occupied sale. So WHO didn't tell the truth?  Did the buyer's ... 02/07/2012

Not long ago I received an emal from a good friend. The email include the name and phone number of a person looking for an agent to list his home. Nothing better than starting the day with a referral. I called and made an appointment to meet with the home owner and see the home. The owner told me not to bother bringing comps because he knew how much the property was worth (red flag). He also told me the home could only be shown when he was there and no lock box would be permitted (red flag). He also said he would prefer that no sign be posted but he was willing to discuss the matter (red flag). I decided to meet with him and did the comps anyway. I knew what he had paid for the property and knew its current value was less than half of what he had paid. When I arrived he greeted me warml... 02/06/2012

A Tale of Tenacity in Tracy, CA 2011 March 10 - Short Sale Listing Taken in Tracy, CA Marsh 14 - Offer accepted March 20 - everything sent to Chase's Short Sale Divison and confirmed received. Buyer 1 July 10 - Short Sale Buyer 1's offer is accepted and short sale is approved!  Price $220,000 3% closing costs July 18 - Short Sale Buyer's job has changed and they can no longer qualify for the loan. Tenant moves out -  July 22 - New short sale offer, Short Sale Buyer 2, $220,000 NO CLOSING COSTS (Chase will get 3% MORE MONEY) August 18 - Chase declines short sale (No notice of default at this time) I speak to the short sale seller, let him know that I'm prepared to resubmit entire package if he'd like.  Perhaps we will get a different negotiator. (I did try escalating, still told investor... 02/05/2012

I was visiting a friend in San Diego this weekend.  We were both snapping away as the sun was setting.   We both mentioned how many sunset photos we have and asked ourselves, Can we really tell the difference? Is there such thing as a BAD ONE? Best part of San Diego is it's only a 75 minute plane ride from Oakland Oakland is only a 45 minute drive from Tracy. 02/01/2012

Like most of you when I started my RE career I was told by everyone, "its all about relationships". I am in my sixth year now and I have long since been convinced that all of those well minded people were and are correct. I would like to speak briefly about some of the strongest relationships that I have formed. First my relationship with my smart phone. Its not a perfect relationship, but most relationships most are not. If I am outside, of course I must find shade or shield the screen to read anything. Not that smart. I remember once about 10 years ago when I lost my son in a Target store for about 3 minutes. I panicked, a little, but at the same time I knew he was just down an isle I had yet to check. But, loose my smart phone for three minutes and I start to sweat and become convinc... 02/01/2012

    What Susan didn't say is that while she works hard at her own Real Estate business, she also works very hard to help others to find path ways to success. Susan, is the inspiration behind Crown Key Realty, the broker and by default the team leader. She is a great friend, a terrific mom, and a baseball fan. She inspires agents like me, to work harder, smarter and do so with an ethical standard unsurpassed in our business. Thanks Susan, my being a Rain Maker is just one more of your long list of accomplishments. What you have just read above is a comment I left on a blog by Susan Goulding. Susan is my broker at Crown Key Realty. She is also the founder and owner. Before Crown Key Realty I worked with Susan at a large nationally know Real Estate company. The first four members of Crown ... 01/25/2012

Military Mom's in Tracy, CA Tracy has a group of moms started and run by Marilyn Chorley. Miliatry Mom's is made up of Mom's who's kids, spouse, someone they love is in the Military. Military Mom's meet monthly to talk about their loved ones, share needs and pray for all the people in the military. Two of the biggest undertakings for Miliarty Mom's are the signs up and down Cental Avenue that have the name of every single service man and woman currently serviing in the Military from Tracy.  These signs are changed periodically as people retire and join different miliarty organizations. 01/18/2012

  Are you this bad of a driver? In golf usually when you say you're a bad driver you MEAN HITTING the BALL poorly with your driver. But this.... well a photo says more than 1000 words. Want to take guesses how this got like this? Yes there are places to golf near Tracy, CA     01/11/2012

NorCal Short Sale Questions: Does the Seller pay any requested Buyer's Closing Costs? Ask Susan:  We have an offer on our NorCal Short Sale property.  In the purchase contract the buyer is requesting that the seller pay 3% closing costs on their FHA funded loan.  Do I have to pay these?  R.S. Short Sale Seller While the California Contract does state seller in this case it is the lien holder (aka Bank) that will need to approve this expense and will pay for it if approved. The seller (aka Short Sale Homeowner) will not pay these expenses. If you have any further questions please just ask. 01/04/2012

This year Southwind Church in Tracy, CA  had a Friday night, Christmas Eve's Eve service. There will be 2 services, 5 & 7 on Christmas Eve and a 10:00 Service that is different from the previous 2 on Christmas Morning. Typical for us is Christmas Eve, You can read about our stange tradition here.  This year we are headed to my brother and sister in laws house.  They invited us to church first, but with 1 son needing to work, 2 sons that have Christmas shopping to do I just know we won't make their house by 4:00.  We broke with tradition (or part of it, we may still hit McDonalds on the way home) and attended church on Christmas Eve's Eve.  WOW what a crowd.  There was not an empty seat in the house. I was surprised I wonder if others were to. 12/23/2011

My family, all 7 of us, have a very strange family tradition that started out of necessity and has lasted years. It involves going to Southwinds Church in Tracy then to McDonalds.   Yes I know strange custom indeed. It started when the kids were little.  We would go to grandmas house to see cousins.  Grandma knew that we wanted to attend Christmas Eve service that started at 7:00.  Dinner was ALWAYS supposed to be at 5:00.  Some how the prime rib was never ready until 6:30, and we'd have to leave prior to eating dinner. (I wonder if this was intentional, after all there are 7 of us.) We'd leave for church, the kids hungry but not yet starving, there had been plenty of snacks at grandmas.  This was 13 years ago, when this "tradition started".  The kids were 1, 4, 7, 10 and 13, they were ... 12/23/2011

  Like a lot of people my working career began in retail. I learned that good retail is hard, and bad retail will soon go out of business. I learned people skills in retail that have been a huge benifit to me throughout my life. Sadly, a well know and respected retail business in Tracy, DVD 2 Go at the corner of Grantline Rd. and Tracy Blvd. will be closing its doors for good on December 31, 2011. Chris Julio (he said he would be very angry if I included his picture) the owner has been in business in Tracy for 15 years. He has survived a fire, Block Buster, Hollywood Video, and high rents to keep his business open. He began in the video business when VHS and Beta were still slugging it out for market dominance. So he is a real veteran of the business. Now, Netflix, and Redbox and the co... 12/22/2011

Tracy CA Short Sale Question - When will I have to move? One of the most frustrating parts of a short sale is the lack of definitive answers. One of the answers that there is no definitive answer is "When will I have to move out of my Tracy house that I am preparing to Short Sale?" When you will have to move depends entirely on how long it takes to get the short sale approval. The past 4 short sales that I have done have taken 3 weeks, 6 weeks, 2 months and 4 months to get approvals.  All had different investors so that is the reason for the differences in the timing. What I CAN tell you, is that once that approval comes you will have 30 days MAXIMUM to find a new place to live, pack, and move. Extensions are occasionally given due to the buyer's lender needing a few extra days.  Extens... 12/20/2011

This year the Tracy Realtor Marketing Council had our Denim and Diamond event that raised money for our local charities. Checks were distributed to 9 charities in Tracy CA Those charities were: Interfaith MinistriesBrighter ChristmasMcHenry HouseBoys & Girls ClubMiitary MomsAmerican Cancer SocietyMcHenry House Birthday ClubGet Real Behind the WheelTracy Care Givers We also presented San Joaquin Food bank with a "check" that they received in November.  12/20/2011

Denim & Diamond Mardi Gras Extranvaganza in Tracy CA  As the 2010 President of our Local Realtor Council this was THE EVENT of the year. It's our major fund raiser.   As Realtors giving back is HUGE.  We raise money all year long and this is the last event. Denim & Diamonds sold out 2 weeks prior to the event.  YEAH IT was held December 2nd in the large room upstairs at the Great Plate.  All money raised gets distributed to Local Tracy Charities. This is an annual event, the first Friday of December.  Last year, 2009, $2500 was raised. This year 2010 $7000 was raised. Whooo HOOO! 12/20/2011

Tracy, CA Short Sale Question:  Can You (My Tracy Short Sale Realtor) Ask the Buyers if I can RENT BACK My Northern CA Short Sale Property? I CAN but I WON'T. Slight English Lesson. I can ask that however I won't ask the buyer if you, the Northern CA Short Sale Seller can rent back your house. WHY? Due to corrupt and unscrupulious practices almost every short sale now has included in the approval the Purchaser Eligibility Certification which must be notarized not only by the buyer and seller but also by the REALTOR of the buyer and seller.  Item Number 5 in the Purchaser Eligibilty Certificate states: 5. There is no agreement, whether oral, written, or implied, between the Seller(s) and the Buyers and/or their respective agents which allows the Seller(s) to remain in the property as ten... 12/19/2011

I agreed to host a meet up in Tracy, CA     Easy, right.  Let people know.  Announce it on Active Rain.  Find a place that's simple, easy and comfortable.   Everything done, I have my AR T-shirt hanging over the chair (I won't wear it but it looked great on the bar chairs).   Now I wait for the FLOOD of Rainers to show up.... as I'm sitting in Chevy's, which has the best "bar" area in Tracy I mention to the server that I'm not sure how many people to expect, but I'll be there for 2 hours.  She's awesome, says no problem etc.   I've been known to frequent Chevy's this time of year because December is the only month they have Cranberry Margaritas.  As the server says "Usual, Cranberry Margarita?"   I let her know this is work and I'm only having a diet coke NOW, but I'll be back for a mar... 12/19/2011

Do you need to start or stop utility service in Tracy, CA Here is a list of current website and contact numbers. PGE  - Gas and Electricity   1-800-Call-PGE   PGE Website to Start or Stop Utilities           City of Tracy - Water and Garbage (209) 831-6000 City of Tracy Website to Start or Stop Utilities HOURS OF OPERATION: Monday through Thursday: 8:00 a.m. - 6:00 p.m.Friday: 8:00 a.m. - 5:00 p.m(Closed alternate Fridays) If I can answer any questions please don't hesitate to contact me. 12/07/2011

Anyone who has known me for every long knows that I am "domesti-phobic". I AM domesticated enough to live in a house in Tracy CA, that's about it. So when my husband suggested that I bake some cookies to take to the new neighbor next door, I was questionable as to where his brain had gone. He explained, that we have about 8 boxes of frozen cookies from a fund raiser, and I should just "bake some up" and take them next door. Well, I come home today from meeting with one of my buyers... as I get out of the car the new neighbor comes over to introduce himself. He, his wife, and 15 month old are renting the house next door.  They just moved here from out of town.  I told him I was a local Tracy Realtor, and if they needed any help finding anything to let me know. He said, "Oh that's awesom... 12/04/2011

CHASE California Short Sale Approval!! The home is located in Tracy, CA. It is owned by the daughter's parents, who live in San Jose. The daughter and her family occupy the home. The daughter is a close friend of my partner, hence the request for us to handle this Short Sale. Otherwise I wouldn't be working in Tracy! 4 Beds, 2.5 Baths, 2379 sq. ft., built in 2003. List price: $250,000. Offer received 9/12/2011. Offer submitted to Chase 9/25/2011 (took some time for last minute items from owner). 2 Loans, both CHASE. Called weekly for status updates. I was told it would take 45 business days for response once a negotiator was assigned. Crap. I called November 7 and was told the file was approved October 30 - should be getting an approval that week. Nothing. Called November 14 and was tol... 11/15/2011