Diamond Farming Blog
PROBATE REAL ESTATE MYTH #1.....BEWARE
21 Apr 2012, 2:53 am
Anyone interested in working the Probate Real Estate niche needs to understand the real facts. After 25+ years working probates there are a few untrue claims (in my opinion and experience) I would like to address.
#1. FIND PROBATE HOMES AT 50% OF RETAIL EVERY WEEK
This in my opinion is untrue as my 25+ years of experience proved to me that buying a probate at the right wholesale price (max 70% of retail value) is a tough thing to do not to mention 50% of retail. Now to give those who make these claims some cudo's this claim could be right if you found a probate in the Midwest where real estate doesn't move and a probate estate sold them the property at 50% of value after being on the market for 2 years.
This proved their claim of buying 50% under retail and if they did they could refinance and pull most of their money back out, sell on a contract of sale and make a nice monthly cash flow. Maybe they found a buyer who had a bank loan but I doubt the seller received retail as it had been on the market for 2 years without any action. You have to be careful of these claims as I believe many of the probate system providers today don't really have a long history of buying and selling probates. They probably did one so they aren't totally not telling the truth but I doubt if they purchased and flipped every month. I would always check John Reed's Guru Rating service (link from my site) where he rates anyone who is anybody in the particular real estate niche of interest. If they are there they probably aren't the ones for you and to be recommended by John Reed is a major accomplishment. John reviewed my book and buy/sell files in 1992 before I published my book and this is why he endorses my system. This is very important.
I have always told my students if you can do one wholesale probate purchase/flip per quarter you are doing very well. If you are working weekly, follow a proven system and have guidance along the way then you can find success with probates but we must be realistic on the results. Also, with my way of doing probates we also earn from wholesaling for a small fee but not closing, or as an agent bringing a buyer to the estate and double ending the sale. If you have a court overbid situation you can earn quite well but it will mostly be in a retail situation. I have purchased at the court overbid but there has to be the right circumstances to make it work. The best approach at court is to find a sale going for confirmation that is under market 10 to 15%, not listed with an agent and bring a retail buyer with you if you are an agent. For investors you can purchase at court fairly easy at 85% of value, have a great rental and cash flow because of low prices and interest rates in today's real estate world.
I pride myself on helping my probate students learn this niche and have success. I encourage all prospective probate investors or agents contact me before purchasing my course so we can discuss their particular situation as far a real estate experience, expectations and other general questions I like to know. This way I can really guide you on whether this will work for you based on your experience or another option I will give students who need some other help before jumping in the probate arena.
Today in 2012 there are more people looking at probates than ever. Many have jumped on the bandwagon and sell their probate information. I even found students of mine selling probate information and I doubt they really ever did a deal. Be careful where you seek advice. Make sure they have 3rd party endorsements from people in the real estate world and not directly affiliated with the info seller. Follow up is critical when learning the probate system and I provide a Free Student Bulletin Board where my students can post questions, I answer, read questions from other students and interact with students from around the Country. This is a great tool in the learning process or finding partners or agents to assist and network with. I also provide Webinars of my complete system that I often give away free to my students as incentives to keep moving forward with their probate business. I have even returned to my phone consultation with students who want a little more hands on coaching. Weekly sessions and usually just four (1 month) will help jump start what they need to do.
Probate Lead Service: Many are now providing a probate lead service (I included) where you can receive weekly probate leads so you don't have to do the research yourself. I say "Do it Yourself" but there are those who don't want to spend a couple of hours per week. Remember the Probate Leads Services are usually only for Online Court House systems and will not provide you with Leads for court info not online. Most will be spread sheets with line items and not to good. I provide my probate tracking sheet with the Notice to Administer the Estate 3-4 pages plus property info so you have a complete record of what you are doing and I'm cheaper than the other services. Anyway my point is shop around, check out who is providing the probate service, what have they done (verified) in the probate real estate arena, and what kind of real followup are you receiving (from the "Guru" or a trained employee").
More to follow...........
Probate Real Estate: Who is the Longest Running "Mentor"
16 Mar 2012, 7:31 pm
I will be doing a series of FAQ that I receive often. This should help those of you who are thinking about Probate Real Estate wither as an Agent or Investor make the decision to learn a new niche.
1. Does the Diamond Farming system only work in California? No! Since 1992 we have sold “DF” systems in just about every State in the Country along with Canada and the UK. “DF” is based on California Probate Law, which happens to be one of the hardest States to do this type of investing under. It is a matter of learning the “DF” system, then once you know what your doing, adjusting to your area's Probate procedure. Yes! It takes some effort but the profits are worth it! “DF” is much more than the State law, it's also how to negotiate with the Executor to get your price and also how to earn on probates where you can't purchase at your price.
2. Do I need to be a real estate agent to work “Diamond Farming”? No! Being an Agent will allow you to earn on all 5 Levels of the “DF” system but as an Investor only you can earn on Level 1-2-4-5 and receive perks from agents for Level 3 referrals. I show Investors how to tie up the property and assign for cash if they can't receive their target “Level 5” discounted price. Agents I teach how to stay busy full time listing and selling the probates they can't purchase at the proper discount. This is the beauty of “DF”, 5 ways to earn on every probate where an Executor is interested in your proposal.
3, Who is the longest running Probate Real Estate system person still operating today. Jim Banks was the first around 1987 and then I went to work with probates around that time and after trial and error found my system. Then in 1992 John Beck (J.B Investors) ask me to write a book on what I had been doing with probates. I believe I'm the 2nd to bring Probate RE public and probably the longest running still active in everyday probate sales.
For more Info access www.probate-realestate.com....
Ask me about...
1. Free Webinars? (save $99)
2. Reduced course price to $25? (Save $124)
GD
GaryD's Plan B Residual Income Webinar Today 3/16 12 Noon (PST)
16 Mar 2012, 9:40 am
THIS FRIDAY MARCH 16th @ 12 NOON (PST) ONLINE WEBINAR ON RESIDUAL INCOME....PERFECT MATCH FOR REAL ESTATE....REGISTER ON LINK BELOW....
REGISTRATION LINK: http://thefreewebinar.weebly.com/
Be sure to use GARY SR as your invitation to this webinar.
Sincerely,Gary "D" (DiGrazia)ReMax AccordProbate Specialist / Auction HomesHREU REO CertifiedCA DRE #00478970510-755-1883 (Cell)510-962-9185 (Office)510-317-9644 (Fax)
PROBATE REAL ESTATE ADVANCED TRAINING MARCH 26TH FOR AGENTS/INVESTORS
12 Mar 2012, 8:27 pm
I have been working with Agents and Investors for over 20 years on finding, buying and selling probate homes as an investor or earning Six Figures working Probate Listings and Sales as an Real Estate Agent. This has been my bread and butter for over 25 years and I have been sharing these secrets with a select few.
I'm easing out of the 60 hour Real Estate work week thanks to a Residual Income business which was introduced to me 15 months ago. Soon I will be able to devote all my work time to helping investors and real estate agents learn the correct way to work probate real estate. I have purchase and flipped as an probate investor and double ended probate sales as an agent for years and I will be riding off into the sunset soon from the everyday real estate game.
I have reduced my course down to $99 to help those who where money strapped still be able to purchase and learn this niche which can separate the investors from everyone else chasing TS and REO's plus a road map for real estate agents to learn something they can earn with for years. REO's will be gone soon and TS will be back to normal so all these investors and real estate agents who placed all their eggs in these baskets will have to start over to build a income like they enjoyed while working REO's/TS. The smart guys have kept their hands in everything so when the time comes they can still enjoy a good business.
So if you are interested in learning probate real estate and you have no knowledge then contact me for my Probate Real Estate Basics Webinar which has been recorded and can be sent to you ($99). If you are seasoned probate student of mine or experienced then take the upcoming advanced webinar ($99) as it will give you some other angles of working this probate business as either an investor or agent. I eve have a few select complimentary spots available where those who qualify can receive the Webinars free. Ask me how..
Don't believe the Myths of Probate Real Estate...
1. All probate sales go to court
2. You have to pay no less than 90% of appraised value
3. It takes 2 months just to get on the court calendar then you can be out bid in court
4. You have to purchase As Is
5. Buyers have to place a 10% deposit (based on Sales Price) and may not receive the property
6. Agents commissions will be reduced in court
7. You can't obtain financing for probates.
These are myths and this has kept most investors and agents out of the probate arena. Now it's time to learn the trade secrets from the guy who has earned his living for over 25 years buying and selling probates not from selling books and tapes. I don't do public seminars, I don't affiliate with others to sell my info, I'm just a in the trenches, real estate agent/investor who took the time to learn something new and stayed with in.
Contact GaryDTeam for more info or register for the Advanced Training at www.probate-realestate.com starting 3/15/12. GD
Probate Homes Can Add Thousands in Commission to Agents Production
8 Mar 2012, 11:12 am
1987.....This is a year I will always remember as it was the year I found out about the truth about working Probate Homes (homes where heirs had to sell) and it was the same year the I.A.E.A (Independent Administration of Estates Act) was enacted. I was 37 and had been in the Real Estate Business (Agent) since 1974. What this little nitch did for my income over the next 20+ years. Here are some bullet points of what working Probate homes as both an agent or investor did for my.......
1. Allowed me to earn Six Figures
2. Gave me 100 plus leads per month of homes in probate with the heirs contact information
3. Addings Probate RE kept me in Top Production with on average 15 more sides per year
4. During the 90's I purchased and sold probates and worked only 10-15 hours per week
5. Enabled me to write a book which has been the Probate Real Estate Bible for over 20 years with three updates
6. Be Interviewed by Real Estate Radio Shows and large County Newspapers on what I did with Probates
7. Able to help hundreds of families find a better way to sell the probate property and pay off creditors
8. Allowed many FHA and VA buyers who could not buy because of all the competition buy a home of their own
9. Show Heirs how to Net the most Dollars or just liquidate with a 24 hour cash buyers
10. Create a Probate Farm instead of a Traditional Farm (Agent term)... I have 500 new Free and Clear Homes
11. Flip Probate Homes and Earn big profits for my investors
12. I double end most of my probate sales earning 4-6%
I'm still amazed why more agents haven't taken the time to learn the probate real estate niche and add more production to their real estate business. There are more agents contacting me in the 2000's than in the 90's but it's still a small percentage. Just in my MLS only there where 251 Probate Sales for almost $100 Million dollars in production and no agent had more than 2 probate transactions for the year. What I know is most of the probate business is done without the MLS as we sell estate homes to buyers without listing them in most cases.
I'm going to start a new series of blogs sharing how I find probate homes (court files) where to find petitioner and heirs contact information, how I find buyers for these properties, write offers which deal with the courts and attorneys, how I close in 30 days, receive full commissions and not worry about being overbid in court.
I hope more of you follow these and learn something about a Niche 95% of real estate agents do not work in. I will be doing 1 blog a week on this as I'm so busy. Anyone who wants to chat with me one on one just contact me at GaryDTeam@GMail.com
Real Estate COE: How Agents can Build Residual Income with each closing
2 Mar 2012, 10:43 am
A year ago, my son introduced me to a system I felt was a perfect match for my real estate business. After viewing the program and testing I agreed and today I have not only been able to earn thousand of dollars in extra income with this system but also transformed my day to day real estate business into long lasting residual income.
I am not alone with this, as many other "Probate Diamond Farming" students and fellow agents/brokers have began to include this system into their current real estate business. This is a Plan B income
I would personally like to invite you to a webinar this coming Friday (March 2) at 12 Noon (PST), where GaryJr and another residual income expert, Jon Foster (#3 REO Agent in Alameda County last 3 years) who will both explain this system with a 40 minute business overview.
It's really simple, the webinar can be accessed from any computer, smartphone, iPad or tablet & the conference call number is FREE. and about 40 mins.
Click the Link below to register.....
REGISTRATION LINK: http://thefreewebinar.weebly.com/
Be sure to use GARY SR as your invitation to this webinar.
Sincerely,Gary "D" (DiGrazia)ReMax AccordProbate Specialist / Auction HomesHREU REO CertifiedCA DRE #00478970510-755-1883 (Cell)510-962-9185 (Office)510-317-9644 (Fax)
GaryD's Probate Agent Students Speak Out!
30 Jan 2012, 1:20 am
More real estate agents ordered my probate course last year they ever before. The price reduction had alot to do with it but many are now thinking outside the box to increase sales. Good News! I'm keeping the course price low for a little longer. Take advantage....
www.probate-realestate.com
Testimonials
Students Speak Out
Larry T.: San Leandro, CA (Investor)
I have been buying selling probates about 3 years now with Gary's system averaging 40K-60K gross profit per flip. Was told this can't be done by top Real Estate agents I know. I have done about six Level 1's now.
Dave T.: Castro Valley,CA (Investor)
I have been Garys partner for over 20 yrs. I have done over 30 deals with him, most probates with profits now averaging $50K per.
Nick C. (ReMax) Antioch, CA
As a new agent Gary showed me how to work probate. I sold one to a client for 300K and he resold in 60 days for $360K. I made two commissions but should have purchased it myself.
DPF: MI, (Student)
I wanted to tell you that I closed my first deal 2 weeks ago. It is a 1,000 sf 3br 1ba ranch in a solid middle class neighborhood that I initially mailed to in April. The market value after approximately $10k in renovations is $75k, I bought for $45k. I never thought that I would be hearing "THANKS" so much from buying a home for 60% of it's value! I'm in the automotive industry in Southeastern Michigan. As you have probably read, we are the only area of the country that is still in a recession and the automotive industry is the sector that is dragging everything else down. I bought your course as a backup in case my job was eliminated. When I started to work it though I found that it is the perfect side business. Finding the death notices researching ownership and creating and mailing the letters can all be done outside of my regular job. Since I can only see houses on the weekends the only problem that I have run into is on a couple of occasions I could not see all of the houses during a weekend!
This is a great system. Although I looked, I could not find another business that could give me a 20%-40% raise by doing a single transaction a year. I'm looking forward to using it for a long, long time.
Shelly S.: Columbus, OH (Investor/Agent)
I started using Diamond Farming in 2001, and have purchased probate properties, using the techniques int eh DF course. I have been renting out some of the properties and plan to move into another. I have also sold probate properties to other investors for a commission. I always use the Bulletin Boards, and Gary is easy to reach if I have questions. This course has been a reliable source of income for me.
I now have a passion for applying all of the techniques in the course, and I am thankful that Gary wrote it.
Ed F. S.: Global Property Acquisitions, Inc.
I bought your program about two months ago, and at the end of last month, I did it! I flipped a duplex in Hollywood from a beneficiary who inherited it from his mother. I followed your system to the T, and I tell you that becoming their friend is tops. I have been trying to make it happen in real estate for two years. I am not an agent. I am just a guy who wants to work smarter, not harder. And your system helped me focus. I now get about two to three calls a week, mostly from people asking where I got their information. But it's been looking good and I couldn't be happier. I now need to safeguard the money I made and figure the taxes and write-offs. I give you the thanks for putting out something that really works, because I have been reading a whole lot of other stuff that does make sense, but have many holes as far as "how-to-do-it". In all, you have helped make a dream come true, and helped me start something I can trul
FREE WEBINAR ON RESIDUAL INCOME BUILDING FOR 2012
24 Dec 2011, 2:01 pm
Lets make this the best webinar all year.
Monday Dec 26th 10am
Your guests need to register here: http://thefreewebinar.weebly.com/
--
Gary DiGrazia Jr
Executive Team Leader
HAPPY HOLIDAYS FROM GARYD PROBATE R/E & RESIDUAL INCOME BIZ
22 Dec 2011, 5:53 pm
- HAPPY HOLIDAYS to all Probate DF Students. 2011 was an ok year. I have 7 escrows going into the New Year plus my Telcom/Energy business is growing monthly. Many of my DF Students have joined me and we are building their business as well. 2012 looks to be the Best Financial Year I will have had in 39 years of business. Probates will be steady and I'm building Residual Income on the side......
- Look for my Webinars and Remember for those of you who will take advantage I have a "Complimentary Webinar" program where you can have my Probate Webinars for Free. Contact me if you want info on this......
- The Probate Basics Webinar a week ago was fantastic, sold out and many took advantage of the Freebie. I'm looking for business partners in my Residual Income business so if you are looking to earn a few thousand extra per month around what you are currently doing contact me and we will be in touch......For anywhere in the USA.
- We are so grateful for our health, family and blessings so please reflect on the good in your life not the bad. It's all about mind set. Again, Happy Holidays....
Executive Team Leader
510-755-1883
JUMPSTART YOUR 2012 WITH GARYD's PROBATE REAL ESTATE WEBINAR 12/10
5 Dec 2011, 8:08 pm
Investors and Agents! You are missing out on thousands of profits and commissions each year if you are not incorporating Probate Real Estate into your business. Now learn it all. For existing DF Probate Students and those looking to become involved. GaryD (Mr Probate) will be personally presenting this Webinar. Don't Miss Out! www.probate-realestate (signup) Limited Spots (15)
Jump-start 2012 with... Probate Real Estate Basics for: Agents & Investors LIVE WEBINAR with Gary DiGrazia... 23 Years of Probate Real Estate Success as an Agent and Investor Saturday 12/10/11 2:00PM - 4:00PM / PST
Topics:
1. Where to find Notices
2. Contacting the Estate (what to Say as Investor or Agent)
3. Making Offer (what to do to control the property)
4. Dealing with Estate Attorney Ads for Buyers (Investor or Agent) Investors:
5. Investors: Where to Wholesale
6. Agents: How to Double End Sale Phone Scripts (do what others aren't doing)
7. Transactional Financing Finding how your County Probates (Out of CA)
Q & A Session
For Registration and more Info: www.probate-realestate.com
Don't Miss this Chance to Jump Start your 2012. My 18 year Probate system which I discounted in 2011 by 80% to help those who wanted the info but could not afford the full price will be increased on Jan. 1st so this is your chance to purchase this course so cheap.
WEBINAR: SAT 12/10 2 TO 4PM PROBATE REAL ESTATE BASICS (Agents & Investors)
26 Nov 2011, 8:58 pm
WEBINAR: Saturday Dec 10th 2pm to 4pm: Jumpstart your 2012
PROBATE REAL ESTATE BASICS FOR INVESTORS & REAL ESTATE AGENTS: 23 Years of Probate Real Estate Success as an Agent and Investor.
Info: www.probate-realestate.com
TWO TYPES OF PROBATE PROCEDURE FOR SELLING PROBATE HOMES IN CALIF
18 Nov 2011, 1:35 pm
How is a home in probate sold! I have been asked this question over and over so I thought I would visit it again with this blog. This is useful Information for Agents and Investors.
I will speak about California Probate Real Estate but if you are out of California the process will be equal to or something less as California is the strictest State to buy and sell Probate Homes in. Just try to understand the CA procedure and choices then adjust to your area. Probate Agents must know this information.
Old Probate Process:We have the old process where you bid on a home in Probate and with your bid you have to make a 10% deposit based on the Sales price. So if a 250K house you would send in $25K with your offer and before your offer is accepted. This is tough as most buyers don't have $25K to place up front as they may be buying FHA or VA and their down would only be around $8000. Many will ask for closing costs so right off the top if you represent one of these buyers you would not have a chance to purchase what could be a good deal for you or your client. If you are an investor you probably have the $25K for deposit but it would probably place you on hold from making other offers with this much in escrow.
Your offer and any other offers would then be sent to the estate attorney and the best offer would be accepted. Most of the time you will have competition (in this market) as most well priced listings are drawing multiple offers and more agents and buyers are going direct to the executor before the MLS listing. Now the estate attorney will petition the court to bring the offer to the court referee to approve. This process takes from 6 to 8 weeks but your or your clients deposit will be cashed and placed in escrow. During this 6-8 week period the estate will have the subject property appraised by the court referee (accountant usually not a certified appraiser). The person will perform what is called a windshield appraisal, gather some comps from a comp service and do a drive by. They don't go in 90% of the time. I have found these appraisal bogus and usually high. If the property appraises for $275K even though listed at $250K then the lowest offer the estate could accept would be 90% of this number or $247,500. This may or may not be a good number. If the property is really worth $300K then this may be a good buy for you or your client. If the property is worth $250K as listed then you are paying retail and remember these probate sales are "as is". If the property is worth $225 then your stuck and many times I find these appraisal higher than actual value and anywhere from 5 to 10% off. This really hurts the estate as no one will usually want to buy the property under this scenario so another reason the old probate process is bogus. I believe the referee price the home 5% or more high as they know the estate can sell for 10% less and this leaves the appraiser free from complaint if they appraised to low and the estate did not receive close to retail. (Just my opinion). In any event the 10% deposit and court appraisal are reasons why most agents and investors stay away from probate homes.
Now let's say the appraisal works and your buyer has 10% to place upfront as a deposit. You have a court date scheduled for 6 to 8 weeks later so now you are on hold. The next step will be for the court to schedule a hearing date to confirm the sale. While you are waiting for the court date you are on hold. The sale is usually published in a local newspaper with your price and terms available to anyone who is tracking probates. If you are using a loan to purchase this home you will need to determine if you should spend now for reports and a bank appraisal or wait till final confirmation and no other bidders come into play. As an investor, I prefer to know what I'm buying before the court confirmation hearing so I will have my contractor go to the home and do a check for any position foundation, pest or roof issues which could be expensive. If I'm representing a buyer I also want to know what is the condition. If my offer is a FHA or VA and the buyer was able to place a 10% deposit then we need to know if any issues as this is a "As Is" sale and could be an issue after our offer is confirmed in Court. We must close after the confirmation is confirmed so you better know what your work needed is up front so you can back out before the hearing or regegoiate. The problem here is you or your buyer will have to pay for inspections without knowing if you will be awarded the property in court. You may be outbid if you have a good price. If you don't close after the confirmation hearing you or your clients deposit can be forfeited to the court so BEWARE and UNDERSTAND this process. Another reason why most agents and investors stay away form Probates.
NEXT BLOG I WILL CONTINUED ON THE OLD PROBATE PROCESS. Once I cover this I will then write about the new probate process (Law) which bypassed all the above red tape and makes a probate home purchase much easier and in the buyers favor. Probate Real Estate is a goldmine if you know how to make it work for you or your client. TO BE CONTINUED.
The Earning Vehicle (source) Doesn't Matter....Having Your Time Back Does
16 Nov 2011, 4:57 am
I must admit I have enjoyed writing about my probate real estate business and what it has meant to my family over the last 23 years. It has made the difference as this niche has kept me a top producing agent even during the downturn markets as well as a successful investor. Probate Homes have not only kept me earning Six Figures but it has also allowed me to meet some great people (executors and heirs) and gave me a sense of accomplishment helping these people in their time of loss do whatever was in the best interest for their family. It really has been a blessing that I found this niche back in 1987. I have passed my probate system on to many over the last 18 years. I will continue to offer this info to agents and investors in hopes some will stick it out until they have success.
What I want to talk about now is another Great Niche which came to me by a broker friend I know and trust. This was a complete different business then what I have been doing for 38 years but the end result is actually better. For the past 11 months I have been working in a niche many have never heard of. I'm actually in the ground floor and the upside is even better than Probate Real Estate could ever be. I'm still working my probates but I scaled back some of my hours 11 months ago and started doing this business part time with my son and the real estate agents who brought this to us. What has happened has been beyond belief. I really want to pass this on to my real estate community.
Does it really matter what the earning vehicle is if we are earning? I don't think so because it's all about money at the end of the day so we can control our time. Time is is the most cherished possession we can have. Money dictates how much time we can be with our family, do the things we want to do and with the people we want to do them with. Money by itself isn't the golden goose but the Time back which money gives us is what counts. It's why I looked at probate in the first place as I wanted more time with my family as they entered their teens so I could coach and travel with them. Probate allowed me to cut my time down 2/3 from 60 to 20 hours per week and keep my earnings up. It wasn't Probate Real Estate but the money which I could make which gave me the time I was looking for with my family. What a blessing.
Now with this new opportunity which I have been working for the last 11 months I find myself in a position where in another month or two I will be earning the money good real estate cycles bring BUT I will have even more time to enjoy with my family. It's been an amazing ride. Not easy and I have been working hard around my 70 hour real estate week but now my real estate has been cut to 40 hours, I work this new business around 10 to 15 hours per week and I'm building something that probate real estate could never give me; RESIDUAL INCOME!
My son has left his TV Producer job and brought his wife home to be a stay at home mom all within the last 11 months. He is a few weeks away from a position in this new company which will pay him more than he has ever made in real estate or the television industry PLUS he has more time for his kids now than ever before and his TIME back. I have watched him work, never second guessing those who where training him and then in turn working with me to bring me along with him. Again, you really don't know what you don't know!
So I write this because I want all in the real estate industry to understand big money is there and in a ground floor opportunity which is poised to explode in 2012. The upside with this new business is bigger than probate real estate could ever be for me so I'm going to follow it through. This time I don't have to reinvent the wheel (probate system trial and error process) but just follow a system which has been laid out by others and prov-en over the last 19 years.
This business goes hand in hand with real estate helping your clients at the close of escrow. You don't have to stop your real estate business just add to it. It's win/win and now that I have worked it, earned good money and I'm building a residual income I'm sharing it with my Diamond Farming Probate Students and the Active Rain community. No matter where you live you can benefit with this business as it's in every State in the USA and in 23 Countries on 4 continents. I encourage those who may have an interest in earning extra money (more than you can imagine) around what they are currently doing to contact me for more information. We are looking for business partners to join our team. You need to have a desire for something better than what you are doing and be coachable. It's not only about earning money because you may earn all you need but maybe to have the same money or more but with your time back as this is residual income. We do the work once then we are paid monthly, over and over again.
You don't know what you don't know so keep an open mind (like I did in 2010), check it out then make an informed, value judgment if this may be for you.
We are having a Complimentary Webinar on this business, this Thursday, 11/17 at 8pm. It is about 45 mins and my son who is a rising leader in the company and expanding this business all over the San Francisco Bay Area will be presenting how we are being page every time someone pays their Energy and other bills. My Diamond Farming Probate Students are coming on board as they have this earning mentallity so come join us. We are looking for sharp, go-getters who will take this and run but with guidance, leadership and mentors.
Email me at GaryDTeam@GMail.com for the link for this Webinar. This could be what you have been looking for. GD
THE SECRETS OF PROBATE REAL ESTATE FOR AGENTS AND INVESTORS
3 Nov 2011, 1:55 pm
Gary Sr DiGrazia/Probate Agent
Team Leader at ReMax Accord
San Francisco Bay Area Real Estate
RESIDUAL INCOME PLAN B WEBINAR FOR AGENTS & INVESTORS MONDAY 10/17
16 Oct 2011, 3:24 pm
Subject: EARNING MONTHLY RESIDUAL INCOME FREE WEBINAR
"Leading expansion of Gas/Electric choice programs nationwide. Seeking working partners who want to own a residual book of business."
R/E AGENTS: MULTIPLE STREAMS OF INCOME YOU NEED TO KNOW ABOUT
14 Oct 2011, 4:15 pm
Greetings! it has been awhile since I last blogged about my probate business and all the exciting things my team has been doing in 2010. YES! we are in a weird market but my office is knocking down listings and sales and if your business is down you may need to make a change of what you are doing. The same actions are going to create the same results so try to examine what you are doing and open your mind to other ideas. Even in this extremely difficult real estate climate I have been maintaining my Six Figure Income and moving forward with new opportunities which go hand in hand with my real estate.
Probate Real Estate has been my anchor business for the last 24 years now. It has provided the income base for me year in and year out regardless of market conditions. Heirs do not have the same mindset as home owners who need to sell and must have every dollar to purchase another home and move on. Even in Probate Short Sales it's a plus as the Executor Heir will receive the Fee (5 figures usually) for acting as the personal rep for the estate EVEN if the estate is insolvent. WOW! how cool is this. I can take a short sale which is in Probate and show the petitioner (heir) who will act as the Executor how to be paid. I even show the estate attorney how to be paid on an estate where there is no money. Think about it Folks!
This is what Probate Real Estate brings to my team as far as revenue opps...
1. Probates we purchase wholesale for investors then we receive the listing if a flip (2 possible commissions)
2. We double end probates which we could not purchase at the proper wholesale price to end user buyers and we earn a 5-6% commission.
3. On probate homes we could not purchase or didn't have a buyer in hand we receive the listing because we have made a friend with the executor and they understand we are experts who can help them. A listing per month is not too difficult. What would 12 extra deals do for your real estate production each year.
4. Farming Probates: in Alameda and Contra Costa Counties (NorCal) where I work probates we average 100 new probate files per month which have real estate. 50% will sell during the probate process and 50% will wait until after final distribution (do you know what that means?). We take the 50% or 500+ properties which did not sell and we make them are RE Farm for the next year. Once heirs complete the probate process and take ownership of the estate home they usually rent it out or place a family member there to live. This usually blows up after a few months with the rental headaches OR the heirs, now done with the probate process, start thinking about the several hundred thousand dollars sitting there and decide they want it and not the headache. We are in position to list or purchase as we keep in monthly contact with them after the completion of the probate process (Yes Farming). THINK ABOUT THIS MY FELLOW AGENTS!
5. BUYERS BANK: Now all along the probate process when I'm trying to sell a probate (listing or not) I pick up multiple buyers from our (FREE) ads and we make other sales even if we don't receive the listing or make a sale still brings us buyers for other sales.
6. HOME SERVICES: I have now partnered up with a company who provides all the home services my buyers will need when they purchase a home. We sign them up for these services through our website storefront and we receive a piece of the monthly bill each month. This is residual income folks and a great way to start a retirement program. PLUS our clients usually receive a discount on these services which they where going to order anyway. WOW! Check this video out on this Program: http://bit.ly/p45ZRP
So you can see how Probate Real Estate leads to multiple chances of income and the only thing which is preventing you from having these tools is knowledge. I even reduced the cost for my course by 80% this year to help my fellow agents learn this system at less then a good dinner (with Wine lol) for two. This is my way of giving back before I ride off into the sunset with my Wife and Harley.
Life is Beautiful! www.probate-realestate.com
INVESTOR MONTHLY EDUCATOR JOHN REED ENDORSES GARYD'S PROBATE BOOK
6 Oct 2011, 11:00 am
When I first started writing about my probate real estate experiences (1987 to 2011) I ran all my early transactions through John Reed who is one of the best investor educators in the Country. I knew John and wanted his opinion of what I was doing since I was doing this on my own without guidance.
John liked my deals so much he not only endorsed me as the Top Probate Guy "Guru" but he wrote a complete chapter in one of his investment books "How to Buy Real Estate at Least 20% Off". John also has a Real Estate "Guru" BS rating section at his website you can link to (below link) which list just about anyone who is anybody in the real estate education business. I was fortunate to be one he approves of and again because he reviewed my probate buy and sells first hand. Access John's site as he has many fine books and tools to help your investor business. As an agent this is a great way to help you understand the investors view point and go after Investors who make up over 50% of the business today in my area.
http://www.johntreed.com/Reedgururating.html
Probate Homes are a great way to add more production and revenue to your real estate business. Here is what it can do for you....
1. Represent Investors who buy and flip probates (earn up to 3 commissions each deal)
2. Bring Buyers to Estates and double end sales (all off the MLS radar and no competition
3. Represent landlords who want rental properties (earn double commissions)
4. Represent estates who need a probate expert to list the estate home for retail sale
The above opportunities with probate homes can make you a top producer in your area and push you past the Six Figure income mark. It has been a wonderful source of income for me over the last 23 years and although more agents and investors are involved with probates today then the 80's and 90's, there are still ample opportunities.
NEVER A BETTER TIME: to learn the probate niche as I have slashed the course price from $499 to $99 to help agents and investors who have been hurt by the economy to purchase the system.
Visit my site: www.probate-realestate.com and learn what probate homes can do for you, how to obtain the information and read my blogs. Everything I do is in my blogs so take advantage. Be a Probate Agent and reap the rewards....
HOW TO AVOID 10% DEPOSITS WITH CALIFORNIA PROBATE REAL ESTATE
6 Sep 2011, 2:01 pm
I have been receiving messages from agents and investors in regard to the 10% deposit required when you make an offer on a probate property. I have covered this a few times in the past but it's a good topic and really worth taking the time to understand. This will help you do more deals and not tie up money with large deposits so check it out.
In California, the old probate law requires a buyer to place a 10% (of offer price) deposit up when they submit their offer. So if we are making a $250K offer on a probate property along with our offer, and pre-approval bank letter if financed, you will need a check for $25K (10% of offer) before your offer will be looked at. Well not a big deal right since you are offering "All Cash" and have the money. But what about the non investor who wants to buy the home to move into or an RE Agent representing a FHA or VA or low down Conventional move in buyer? What do these buyers do who are buying the home with low down payment programs and asking for closing costs. What happens to these buyers is they PASS ON the probate home. No biggee you say? Will what just happened is 70% of the buyer market just passed on your family home or listing. This usually works out to an investor offer only and a wholesale deal. Not so good for the estate or the FHA/VA buyer or the agent representing these types of buyers. Also, for you investors with the cash HOW many of these homes can you make offers on at $25K per deposit?
What most don't understand is the deposit will sit anywhere from 6 weeks (if your lucky) to 8 to 12 weeks while the probate case and offer is petition to the court for a confirmation hearing. Many times the sale is held up because of an heir who doesn't like the price or court paperwork which wasn't correct. Delay after delay in some situations. Also, you offer could be outbid in court and all this time was wasted. If you as an investor finds another, better probate which also requires a 10% deposit (same price) and you want to make an offer then you have to place another $25K in deposit. This isn't the best situation and another reason why most investors have passed on Probate Real Estate. Also, just losing the FHA/VA/CONV low down buyers usually throws the good retail sale out the window.
The good news in California is the Independent Administration of Estate Act which now gives the Estate an option to sell outside of the court confirmation process and bypass the 10% deposit rule and many others. This Act was established in 1987 but didn't become popular until around 2000. I on the other hand have made thousands using the Act from day one. This Act allows us to place any deposit we want on a probate home which means we can make multiple offers with just a limited amount of money. This also means the estate can receive retail offers from FHA/VA and low down Conventional buyers which will result in more net proceeds to the estate. As an agent I hunt for these low down buyers as most agents don't want to deal with this type of buyers (who needs closing costs also). Remember, these deals rarely make it to the MLS so we are working on homes most don't know about.
My probate system uses the I.A.E.A in 95% of the probate homes we go after either as a wholesale investor offer or from a end user, move in buyer client (FHA/VA) who can pay retail. Understanding the entire old probate system and the new system can be very lucrative for you investor and agents who will take the time to learn something new. This I.A.E.A has kept me earning Six Figures even during this crazy market. Check more on my probate system and what I have been doing for over 20 years with Probate at my website: www.probate-realestate.com
Complimentary: Probate Real Estate Basics for Agents and Investors
25 Aug 2011, 12:02 pm
I have just completed my Probate Short Sale Webinar which was recorded and is now available on my website. This is a great tool for extra deals when you find a probate home which is underwater. Most estate attorneys do not know they can still complete the probate and both the executor and attorney can be paid their fee even in a no equity situation. I have closed several and my webinar explains how you do it. Probate Real Estate is a goldmine most agents and investors are not pursuing.
I am now finishing my Probate Real Estate Basics Webinar and for a short period of time I'm going to make it available (Complimentary) FIRST to California Real Estate Agents and Investors. I may open it up for other states but I'm limiting the amount I will give away since this is a $99 value. Now you can have this Webinar in your file and listen to it anytime you want. I cover everything you need to know about getting started in Probate Homes either as an Agent or Investor or both.
Please keep in mind most of my probate deals are not through the MLS as I deal direct with the estate and either buy the property if a wholesale purchase works for the heirs or I bring a end user buyer for a close to retail purchase. I am usually the only agent so I double end most of these sales. One of these double end deals per month is not rare if you work the system as in my two Counties I have more than 100 new probate home leads per month. Think about this! 100 homes, most paid off and vacant where heirs are going to receive FREE money. This is the market I have worked for the last 23+ years.
I have been teaching agents and investors, under the radar since 1992 how to do this probate business and I have been making it available to Active Rain members at a discount and throwing in Webinars from time to time. I even started a probate lead business in the San Francisco Bay area where my team does all the research, completes the tracking sheet and sends them weekly to my probate students and clients who sign up for this service. I'm not sure how much more I can do for you other than do the deal for you lol.
I'm moving more and more away from the everyday real estate sales business and more into the educational side of probate real estate. I have a wealth of knowledge and information I want to pass along to my fellow agents and investors before I retire from the RE Biz. I'm now in my 38th year and the business has become more difficult but I still love real estate. I hope you take advantage of my offering. Being a Probate Real Estate Agent has allowed me to be a Top Producer even in a very difficult last few years. Take Advantage! GD
ADD PROBATE REAL ESTATE TO YOUR CURRENT BIZ IN 24 HOURS
15 Aug 2011, 9:02 pm
I have been speaking on how Probate Real Estate has enhanced my real estate production for over the last 20+ years. More and More agents are starting to take notice FINALLY of the goldmine probate homes can be if you just take the time to learn something new. Yes, you have to spend a little money but I have reduced my 15yr price of $495 down to $99, I have provided probate lead tracking sheets for those in Alameda and Contra Costa Counties and a connection to Probate Leads in SoCal. I am adding Webinars that you can now keep and refresh anytime you want. (Probate R/E Basics and Probate Short Sales) are currently available and I will have several more webinars you can watch when you want, where you want, stop and start so how much easier can it be.
I have had a few tell me $99 is so much in these times. WOW! the reason it's a big price for you is that you aren't working smart! You missed the REO niche which I feel is over rated, your paid less than you are worth and will end in a few short years. Many agents who where not Top Producers during the regular real estate market are now Mega Agents doing 100+ deals (REO's) with huge teams and expenses. That is Great! but soon your REO golden goose will end and the what will you have. Your regular RE business was let go or evaporated like many agents not in the business now. This is a quick fix and will change. I hope you Mega Agents save your REO money and do something wise with it as you are in for a let down when the market changes and you have to start over doing something else, let your team go and start humping the streets for biz.
I have and still do REO's so I'm not saying don't. I do short sales (but just probates or Wachovia's) were we can be paid quick (30 days closes) but as always I have kept my probate business going which keeps me in the Six Figure earning bracket and helps me through these tough times. I learned my lessons when I took my lumps in the 80's.
So I will show you how to be up and running in your own probate business within 24 hours going after listings, sales and double ends. Invest in yourself ($99) and start setting the pace for a new niche to look into along with what you are doing. I'm told I'm giving this value information away and should be charging $1K for it instead of $99. I know a associate Probate Agent who does 100 probates per year charging $1000 for one hour of his time to learn what he is doing. I may be crazy but again I'm paying it forward and giving back to my community before I call it quits and ride off in the sunset on my Harley and wife and finally slow down.
If you don't know what the I.A.E.A is or how to earn from it then you are losing thousands. If you just pick up the phone when your attorney calls with a probate listing then you are not what we call a "Six Figure Probate Agent" but just an order taker with a few probate listings per year. I'm talking about 50+ leads per month from estates with real estate who most likely will be selling.
Future Webinars:
*Making the initial phone call to the Petitioner or Executor
*Scripting the first appt and walkthru
*How to write your offer and addendum's plus weasel clauses
*How to change a court referee appraisal if you are dealing with one
*How to work the courthouse.
*How to fill out the Probate Tracking sheet and why the info is important.
*How to sell probate property you don't have the listing on (an no one knows)
My phone is on (510-278-2017) 24/7 to take your calls on Probate R/E and answer all your questions. The information is here and all you need to start earning with probates BUT I can't make you pick up the phone or go online and order. This is all on you. Just think about where you are now and where you where 3 years ago and if you don't like the position you are in WHAT will make that change for the better 3 years in the future.
GaryD
PROBATE SHORT SALE AND INTRODUCTION TO PROBATE R/E WEBINARS NOW AVAILABLE TO DOWNLOAD
12 Aug 2011, 2:36 pm
REAL ESTATE RUMBLE" RADIO KDOW 1220 AM TALK SHOW ABOUT PROBATE REAL
ESTATE. http://www.mediafire.com/?gmd10tz4mml
*GaryD's Probate Real Estate Radio Interview. Check it out.
*GaryD now provides weekly Probate Real Estate Leads (Fresh, not listed)
*GaryD now has Probate Short Sale Webinar recorded for your use (probate-realestate.com)
*GaryD is recording a new Video "Probate R/E Basics" which will be available online
*GaryD's "SIX FIGURE PROBATE AGENT" book is about to release
We just concluded our SOLD OUT Probate Real Estate Short Sale Webinar which was a great success. We recorded it and will be available to all those who would like a copy to view at your own convenience plus refresh when desired. Just go to www.probate-realestate .com and order your copy.
A FREE INTRODUCTION TO PROBATE REAL ESTATE Webinar is almost complete where you can download and keep for refreshers. Go to www.probate-realestate.com after 8/15 and request the FREE File of the webinar.
If you are not including Probate Real Estate in your current business you are missing out on Thousands in yearly commission and possibly making the difference in your current RE business. I'm paying it forward and giving you a basic course FREE so take advantage. Topics covered in the Webinar will be...
1. Why Probate
2. What is Probate
3. How we work Probate R/E
4. Notice of Probate (Starting Point where the files are)
5. Probate Tracking Sheet
6. Contacting the Estate
7. Representing Estate (Listing), Buyer or Investor
8. Making a Probate Offer (Keeping It Out of Court I.A.E.A)
9. Finding Partners
10. Farming Probates
11. Letter of Recommendation
This will allow you go getters to access the probate files and making contact with the estate. Really everything you need to know. I hope you take advantage. www.probate-realestate.com
Gary DiGrazia Sr.
GaryDTeam
FREE INTRODUCTION TO PROBATE REAL ESTATE BASICS FOR AGENTS....Thurs 8/11
5 Aug 2011, 8:19 pm
We just concluded our SOLD OUT Probate Real Estate Short Sale Webinar this afternoon which was a great success. We recorded it and will be available to all those who would like a copy to view at your own convenience plus refresh when desired. Just go to www.probate-realestate .com and order your copy.
A FREE INTRODUCTION TO PROBATE REAL ESTATE Webinar will be presented on Aug/10 so if you are interested let us know and we will send you the webinar file and again you can review in the comfort of your own office and schedule. Go to www.probate-realestate.com on 8/10 and request the FREE File of the webinar.
If you are not including Probate Real Estate in your current business you are missing out on Thousands in yearly commission and possibly making the difference in your current RE business. I'm paying it forward and giving you a basic course FREE so take advantage. Topics covered in the Webinar will be...
1. Why Probate
2. What is Probate
3. How we work Probate R/E
4. Notice of Probate (Starting Point where the files are)
5. Probate Tracking Sheet
6. Contacting the Estate
7. Representing Estate (Listing), Buyer or Investor
8. Making a Probate Offer (Keeping It Out of Court I.A.E.A)
9. Finding Partners
10. Farming Probates
11. Letter of Recommendation
This will allow you go getters to access the probate files and making contact with the estate. Really everything you need to know. I hope you take advantage. www.probate-realestate.com
AGENTS! WHY PROBATE REAL ESTATE: 91 MILLION REASONS
4 Aug 2011, 6:25 pm
There was $91 Million in Closed Probates through my MLS in 1 Year
How Many Probates Did You Do?
WHAT IS PROBATE AND HOW TO FIND PROBATE FILES
The majority of real estate agents are under the impression probate real estate is a losing proposition. Now, I’m seeing more and more agents looking at probate harder these days, but the overall feeling is it’s still second fiddle to Foreclosures & REO’s. In today’s market, Short-sales and REO’s are back in the saddle but will soon pass. Probates stay constant!
Many Agents believe if they are lucky enough to find a probate their client will have to place a 10% deposit and wait 6-8 weeks or so, depending on how busy the court calendar is to obtain confirmation and allow them to proceed with the escrow/closing, which can take another 45 days. Plus add to this burden someone else overbidding in court and your client loses the probate property and you your commission. For this reason, since 1987, I have had very little agent competition for the probates I have purchased for myself, other investors and end user buyers (move in buyers).
The majority of agents believe probates are controlled by the attorney, takes a very long time to close, and the commission will be reduced in court, or worse, someone else may overbid their client’s offer and they will receive nothing. After 23+ years of buying and selling probates, I still can’t believe how so many agents can be so wrong. I’m not complaining, but wow!
(ARE YOU A PROBATE AGENT?)
The typical agent who thinks he/she is working probates actually just has a relationship with an estate attorney (college alumni good old boy, family friend, spouse, or kid) and receives all the attorney’s probate listings.
I still see the same agents in my area receiving probate listings from the same attorneys over the years. Without really doing anything special probate-wise, although they’re good agents, they are handed probate listings, place them in the MLS, and usually wait until another agent sells them. Nice work if you can get it, but for some reason, I haven’t had much luck with attorneys giving me listings (5 in 23 years) plus no one in my family practices law and I’m not connected to college alumni Good Ole Boys attorneys for referrals.
I have taken away many a probate sale in court from agents who just looked dumbfounded when they witnessed me walk in and purchase the probate property right out from under them, even though they tried to hide the sale. Not once has one of these agents, who just lost a commission to me in court, asked me how I knew about it. Amazing, but it works for me, so don’t tell them as you find out!
(To Be Continue)
EARNING FROM PROBATE REAL ESTATE 5 DIFFERENT WAYS
11 Jul 2011, 4:58 am
I thought these testimonials from 3rd party sources on my Probate Real Estate Kit would be interesting to those of you who want to start in. Only $99 now so jump on this!
Diamond Farming,
reviewer: Diamond Farmer from California
I am an East Bay Area resident, and Gary Digrazia is fairly well known throughout the Bay Area and is liked by many. Until I see otherwise I would highly endorse his teachings. Specifically on the topic of probate purchases. If you haven't yet read a copy of his book "Diamond Farming" then I would suggest picking it up soon. I have attended many real estate investing workshops and classes, some good and some bad, and I believe that it is wise to have a balance of education from various high quality sources. Gary is definitely one of them! I would also highly endorse Nouveau Riche University, which is where I have learned the bulk of my real estate investing strategies. Nouveau Riche University
For those who might be interested in Real Estate Investing and do NOT want that much competition, Gary's info on Probate investing is straightforward, easy to read and UNDERSTAND! (I'm not an agent, yet felt confident I could do this type of investing after I was finished reading the materials!) If you're also a licensed agent, there's more ways to earn then just 'flipping'..., so I would hightly recommend getting his information...especially if you're looking for MORE LEADS and MORE $$$ in commissions! From what I get, Gary DiGrazia offers up the TRUTH about probate investing. I wouldn't challenge the quality of material or his experience. I am also a real estate agent, and I can see the upside of taking probates as listings if I cannot get the bargain. Again this author is one of the best when it comes the technicalities of probate and the shear numbers you have to screen through. Good luck and happy investing! As many of you know I have discounted my $495 23 year old course (updated 3 times) to only $99 plus S&H to help more of you learn this valuable real estate niche. I even provide leads now in my Counties so most of the work is being done for you. How much more can I do lol. Take advantage today. Probates are a goldmine still over looked by most agents and investors.
Best Advice Ever Received Regarding Real Estate,
reviewer: Ray E. from Silicon Valley - California
He is honest and his method is excellent,
reviewer: A. Sharp from Southern California
I set up a system based on what he teaches and found about eight leads, four of them very good, as a result of only about 100 letters. I then got sick and distracted and never followed through, but if I had stuck with it, I know I would have made several thousands of dollars. (This was in 2002.) Now that I've recovered my health, I am going to get out and the probate research system I created on the basis of what I learned from him. He's completely honest and the price of his advice is miniscule compared to the value.
The undesputed champ of Probate investing!,
reviewer: David Ross Mote from Billings, (nowhere) Montana
ALAMEDA/CONTRA COSTA PROBATE HOME LEAD SERVICE NOW ONLINE
7 Jul 2011, 2:50 pm
I have been working Probate Real Estate as and agent/investor for over 23 years. I have written many posts on how lucrative this often over looked niche is for smart Agents and Investors who know what they are doing. I wrote a Probate Course in 1992 (www.probate-realestate.com) that explains how agents and investors can add Six Figures to their Real Estate Income working probate real estate the correct way. Probate Homes are a goldmine for those who understand the process and how to work around it.
Now I have my PROBATE LEAD SERVICE up and running in Alameda and Contra Costa Counties of Northern California. I also have an affiliate in SoCal who has all the Probate Leads on line for 5 Counties. Soon I will have all the Counties around the Bay Area. You really have it so easy these days!
I provide a weekly P.T.S (Probate Tracking Sheet) with all the pertinent information (Names, Address, Phone, Property Info, Executor and heir info) where you can just start calling and mailing the estates weekly to ask if they are going to sell. You can buy (investor) or sell/list (agent). We average from 50 to 100 new fresh leads per month and all the research is now done for you. There is no excuse now. I also will throw in my Probate course manual (only) with your first order of Leads so if you don't have the know how on working probates you will.
Service for Alameda or Contra Costa County is $49 per month and the first month charge is $99 which includes a probate Manual on how to work probate from start to finish for both investors or agents. IF you are out of my service area for the leads you can still participate with the full Probate course at a discounted price of $99 ($495 value). Check out www.probate-realestate.com
I have taken all the work off your shoulders and given you the know how (probate system) and probate leads so all you have to do is contact the estates. How much easier and affordable can I make this for you. I'm winding down my business after 37 years so I'm not sure how long these services will be available as I plan to ride off into the sunset on my Harley, with the wife and tour the Country once my residual income program reaches my traget monthly income. Target date is Dec 2012 so you better hurry up.
I would grab this 23 years of information and probate leads service asap. If you have any questions give me a call and we can discuss if Probates is for you. 510-278-2017
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