So you just bought a house!

So you have endured the entire home buying process. Getting pre qualified, finding a home, inspection, appraisal, and now you are going to close. Very exciting. What are the final days like?

Well you have to make sure you have your utilities on, when you are moving you want water, electricity and any other utilities you might want or need. You can do all the footwork on this in advance, but you do want to make sure they are in your name and turned on for the day you record and take possession.

And what does closing consist of? Here is a broad overview, it can be different per transaction, but here is how it goes.

First your “docs” are released to the title company, this is your finance documents. You make an appointment with your title person and sign away!

Then the docs go to the bank for final approval and funding.

Once the loan is funded the title company will pay everyone and record your deed! And at that point you own the home.

Next step you get your keys, some way somehow your agent and the selling agent will get you the keys to you new home! You cannot have your keys until your deed is recorded, that is the ultimate final step.

That is really all there is to it. I know it made is sound simple and all of you that have done it before know that is the condensed version. This process can take 48 to 72 hours, and again it can be slower or faster depending on your specific transaction.

And of course we here at Arizona 360 Realty will help you in each step of the home buying process.

So are there any subjects you would like us to cover? Any questions? Please let us know so we can keep this interesting!

Visit us at www.sellaz360.com!

Why would they do that?

Today is more of a question for everyone – Why would they do that? I know any of us that have to deal with the public ask this question. Every person has a different story, if you are in retail or customer service you might ask this question every day. In real estate we may ask it less often but we do ask it.

Here is the situation that brought up this question today. This past weekend I was showing homes. I have magnetic signs on both the passenger and drivers rear door of my BMW. I left the vehicle in the street with the passenger side facing the street. We were in the home for about 45 min. When I came out the magnetic sign on the passenger side had been stolen. Yes someone took a magnetic sign with my name, phone number and company logo. Why would they do this?

I just don’t understand why anyone would take something like this and what would they use it for? Now I have to reorder one sign, and I have to wonder if someone will take that one too! I also wonder if I will see a car driving around with my sign on the side of their car with my phone number crossed out and a new phone number done is marker over it? What side will they put it on? So many questions so few answers.

This is not the first time I have had things taken. I could not keep open house signs. We had very nice metal stands with metal signs made. I think on the first open house they were gone. Now I understand those a little more. You do see some pretty nice yard sale signs around! We now use the cardboard signs with wire legs. Now don’t think those don’t get stolen, they do, but its only a couple of dollars.

We have also had sign riders taken, they are the signs you hang on the bottom of your listing sign in the yard. You know the ones that say things like “ I’m gorgeous inside” Now I can understand that too, those would look good in any décor!

Another thing that seems to be popular is the “info to go” boxes. At one point I decided that I needed info boxes that had solar lights on them that lit up the information at night. They looked great, and with them being lit it made it so much easier to take them at night, I am so glad I could help out!

So what is your story? Oh and if you see my sign driving down the road – give me a call!

Closing Day

It’s the ultimate goal, closing day. Everyone works hard to get to this date, and more importantly close on this date. Sometimes it can be close and sometime we just don’t make it. Knowing what can happen is why we give such pressure at the beginning of the transaction.

First we try and set a date that can be closed on. We like to set it on a weekday, at least 30 days after the original contract is signed and beginning to the middle of the week. That is because if for some reason we do miss the date we have the remainder of the week to try and get it done. That way you are not sitting for a weekend with no new home.

Many things can happen that can delay the close, but the most common is the buyer’s loan is in underwriting and there are conditions on the loan. Sometimes these conditions are simple and can be met with little problems. Sometimes the conditions sit on the underwriter’s desk for some time, while they decide what to do. Most of the time we can meet the conditions and the loan funds!

Today’s market is changing every day and with that the conditions can change also. Signatures that are not up to standard, termite reports that are not complete, items on a bank statement that raise red flags are a few reasons closing dates may not be met. Banks are very careful now about complete files and make sure everything is exact.

If we see the close date is in jeopardy, we create an addendum to change that date, often putting it a week or so out just so we have adequate time to close. It seems that a 30 day close is not easy in the market today, that is if you are dealing with a bank owned or short sale. Conventional sales can easily meet a 30 day deadline. So for clients that need a short close these are the best bet.

At Arizona 360 Realty we do everything from the start of your transaction to get you closed on time. Simple but effective methods learned by our experience will get you an efficient close. Please visit our web site – www.sellaz360.com.

House showing is FUN!

Showing houses can be the fun part of real estate. It can also be a little stressful. The showing part of a real estate transaction is also the part where you get to know your clients. You get to know their wants and needs and their personality. That can be lots of fun. Sometimes you are surprised when a client lets their hair down, witty, funny, picky or a little crazy, all in good fun.

We have lots of stories of showing houses, some good some bad. The market offers variety, a few years ago when the “repo” market was just showing its face there were some crazy things. Homes that had been completely destroyed. We have seen things you would not believe, all the wiring in the house gone, windows gone, entire kitchens GONE! One home I showed had been vacant for years and coyotes were living in the house! But as a brave real estate agent, I opened that house up and ran those animals out! The show must go on.

You are also faced with the task of going in first. With Halloween coming we could give the haunted house builders some pointers. Recently we showed a home that had a room addition that the doorway was covered in black plastic, it had no windows and no light. The solution was using a smart phone flash to get a photo of what was going on in that room without going in. I think this home was also the same home that had used garage doors as the patio roof; homeowners have the most interesting ideas. Needless to say this home was not on my clients list of must have homes.

One home that was shown was in a downtown neighborhood and incorporated several lots and several houses. Each home had been joined with the other in unique ways. This place went on forever. Strange passage ways, secret doors. Stair cases that went nowhere. It had rooms that in your wildest imagination you could not figure out what anyone would use it for. My client and I had a great time just trying to figure out what each room was for and why it was there. Again, it did not end up on the must have list.

On the other side of the spectrum there are times you open that front door and your breath is taken away. Views of the city, amazing pools, kitchens that belong in a magazine. When your clients face lights up with joy and it makes it all worth it. We have had the joy of showing architectural wonders. Often you learn why famous architects became famous. Even tract homes can offer fantastic surprises, when home owners put their personality and expertise into a home it can create a stunning home.

We would love to show you some homes, so visit our website at www.sellaz360.com and fill out the “contact us” section and get the showing started.

Money Money Money!

Today I am going to try and help out the lenders. With everything that has happened in the home and banking industry things have changed. We can speak for the home market and we would like help out the lenders. We have limited knowledge of the process of getting a client financed. But we can give you the perspective from our side.

First provide your lender with everything they ask for. Just as important get it to them as fast as possible. Our experience has been that if the lender is asking for it the underwriter is asking them, or at some point will ask for it. Over the past few years the market has changed and continually changes. It seems that each loan is different. So be ready!

The next item is something we like to tell our clients, mostly because it can make the process go smoothly. Here it is – DON’T BUY ANYTHING while you are in escrow. Of course you can buy the necessities. But no furniture for your new home, a new car anything that could change your financial status. Lenders expect your finances to look the same at the beginning and the end of your transaction. If there is a large item you need to purchase check with your lender to see the best way to do it.

Also don’t get a large sum of money. Sounds strange but again lenders want to see stability. Here is a good example; personally I had several cars when I began the purchase of my current home. I decided that I should sell a couple because the new house did not have as much room for cars and I wanted a little extra cash after close for new everything for the new home. Well I sold the cars and a large sum of money showed up in my account, my lender at the time freaked out!

Here is another important tip, disclose. In the real estate world we are taught from an early age disclose disclose disclose. We are required to disclose anything and everything, and if you are in doubt - disclose! This is a great practice for you and your lender. If there is anything with your finances disclose to your lender. The lender is going to find out anyway so it’s best just to put it all out on the table to start. Remember that your lender wants you to have a loan as much as you want that loan. They will work with you and try and resolve any issues as long as they know what those issues are up front.

These tips are strictly from our perspective, but they do seem to help the process go smoothly. Of course check with your individual lender to see what they want from you. Arizona 360 Realty works with lenders and if you don’t have one that you are working with we can recommend one. So check out our website www.sellaz360.com .

How do you get things done?

Today we are going to go a little off the path of dealing with real estate and go more into the business side. We are going to ask a few questions in hopes of getting some answers.

The topic today is how do you get things done? Let me explain, it seems that everything that we try and get done we hit walls. The walls we hit are unexpected and sometimes confusing. A trend I see today in our society is one that there is not pride in doing a good job. Often the blame is diverted and services are not complete. Finding someone to get the job done, do it right and call you when it’s done is next to impossible.

Here is one example, the company, Arizona 360 Realty, was having some advertising done by a local well known company. We had problem after problem every time something was presented to us, it was wrong. After weeks of trying to get this done correctly we decided to cut our loss and get our money back. Hoping we could find someone else to complete the job. We had countless hours invested, as well as the time lost in advertising. I talked to the manager and he said that he was sorry and that is not the way they did business. But before he could return the money the owner had to review the problems. We thought that was a great idea.

When the owner saw the product he agreed that it was not correct. All seems good right? We told him we were not happy and wanted have our money returned. The owner started yelling at me! Yes yelling, told me that he had time invested and how dare I just walk away, as well as many other more harsh words. There was no apology, or acknowledgement of our time. Then he said he did not want to do business with me? So I guess we were fired for lack of their performance.

We have encountered this in almost every task we have taken on. From government agencies that have incorrect information published, and when you present what they asked for they tell you it is wrong and you have to come back with the “correct” information. But they don’t tell you what that “correct” information is. Or software purchased for the company was guaranteed to have customer support and when you have a problem no one is available. Deadlines missed, information incorrect, no customer support, the list goes on.

Our goal at Arizona 360 Realty is to bring back the personal pride in doing a good job and providing our customers with what they need. We will answer the phone, and we will provide the best service possible. And if you have a problem we will do everything we can to resolve it. We will also compose a group of people we work with that provide the same type of service. Lenders, inspectors and title companies and most important our agents that will work hard for you.

So our question for you today is: What do you do to get things done? Please leave comments, we value your comments and opinions to help us provide better service and help us get things done.

And when you are surfing the web today visit our website: www.sellaz360.com

The search is on!

The search for a home is exciting and changeling at the same time. Many factors help and hinder the search process. Knowing what you want as a client is important but communicating your needs to your agent is also important.

In the market today there are many factors that decide how easy it is to purchase a home. There are many types of homes and many types of situations that can determine if you can purchase the home. We all are aware that the market is over stocked with homes for sale, or so it seems. Bank owned or traditional sale? Condo, town home or single family detached? And of course there is the short sale.

Did you know that some lender owned properties can only be purchased by owner occupied clients? Did you know that some homes in multi-family communities have to meet owner occupied vs. rental ratios to obtain financing? Did you know that some bank owned properties the bank requires you to pre-qualify with their bank prior to making an offer? These are only a few of the stipulations that are placed on properties today.

And of course the more personal aspects of home searching. What fits the client needs? Like any relationship you need a spark. You will have a relationship with your home, and we want it to be a good productive loving relationship. Finding the right neighborhood, size, and amenities. How many bedrooms, 1 or 2 story, pool? The communication between you and your agent in this process is very important.

Clients lay out their expectations to their agent, but sometimes the expectations do not meet the reality of the market. When your agent does the search on what you ideally want it sometimes does not produce the desired results. We would all like to live in Beverly Hills next to Brad Pit and Angie, 4 to 5 bedroom with a view and pool for around 100K! But that is not reality. But you can get a 4 bedroom home with a pool for 100k in selected areas. That being said, the same home in a different area could be 200K, 400K or in the case of Beverly Hills millions.

The factors stated above are the reasons you work with an experienced agent. As a client you cannot be expected to know all the market conditions and stipulations. And working with a company like Arizona 360 Realty where not only do you get an agent that is focused on your needs, you have access to a real estate broker! Many larger firms you may be lucky to talk to your own agent, instead their assistant is your point of contact. You should never have to “press 0 to talk to an operator” when dealing with your personal residence. Direct lines of communication, that is what we offer our clients.

Please visit our Website at www.sellaz360.com!

Also please leave your comments or questions!

Real Estate Agent - Ship Captain?

As Agents we are the person that makes the ship sail smooth. Our job is to make sure all of the ship mates do their job, if any of the crew falls short – the ship will SINK!

Each part of a real estate transaction takes a different person with a different job. Escrow officer, lender, Sellers agent, buyers agent, inspector, underwriter and most importantly the client. Many clients do not know that they are the most important part of their own transaction. An efficient, cooperative and trusting client makes any transaction move along smooth.

Once you have made the decision to purchase a home you become the client, and what you do and how you do it, makes a difference in how the transaction will progress. As the client you must also have trust in your supportive persons to help you make the right decisions. Your agent plays a very important part of your transaction, they will guide you, help you, and also make sure you perform your duties in a timely manner.

We recommend that clients have their major decisions completed before making an offer. Things that only you can know , like your cash flow and your abilities have a huge impact on your decision on what home to make an offer on. You must also decide if area is the most important factor or are you looking for a specific type of home, or maybe both.

Once that offer is in, the clients real job begins! If you do not provide every person that is working for you the information and quick response they need, you could be the factor that makes your own transaction fall apart. And remember, many of the team are working for you, each independent but on the same team.

Time frames are very Important, and when working with Bank owned properties they are critical! Banks can be very demanding and when they say 24 hours – they mean 24 hours! When they say they want it now – we get it to them NOW. This does not always sound like a fair type of business relationship, but it is a reality.

The loan process is always changing. When your loan is in underwriting conditions may be put on your loan. These are items the lender expects from you to complete the process. Sometimes these are very simple, and sometimes they are complex. As the client, your response to the conditions can make or break your close date, or in the worse case, sink your transaction.

At Arizona 360 Realty we work very hard to make sure you are well informed and that we help you, guide you and comfort you in your home buying experience. The time your home is in escrow and the process you have to adapt to is relative short in comparison to the years of joy your home will provide for you and your family. All the ship mates on your ship are professional and depend on your business, so work closely, ask questions, and provide them with all the tools and answers they need to help you in your home buying process.

Visit our website at www.sellaz360.com let us know your needs and wants, let us help you with the excitement of the home buying process.

The long and short of it all

Working in real estate in the phoenix area has had its extreme ups and downs the last few years. I am sure everyone has read and seen on the news the stories about the market here. Repo's and Short sales on every street. Well I have to say some of this is true and some of it is media. Like any city, there are areas that go up and down in value, homes for sale and neighborhood feel. Phoenix is no different. There are areas that have kept strong values and areas that you can get beautiful homes for pennies on the dollar.

Many clients start their search here with the idea that there are thousands upon thousands of homes to choose from, Again yes and no. There are a large number of homes listed for sale. But when it really gets down to it there are a much smaller number of homes that fit the individual’s needs and wants.

Many times when the search begins, clients are surprised by the number of homes that are good prospects for them. Surprised that there are only a few that create that spark. Of course it depends on the client also. Investors have a much easier time, if they are looking for a 3 bedroom 2 baths in a certain area, pretty easy. But if you are looking for your dream home you do need that spark.

The market here also changes from day to day, depending on what’s going on in the world that day. From gas prices to mortgage rates, it all has an impact on the market. Also Short sales, bank owned, and "regular" sales, all are unique.

Arizona 360 Realty has the experience to help clients with their unique needs. We are not the large corporate feel, but more an individual person dealing with individual needs. Visit our website www.sellaz360.com and let us know what your needs are.

Thanks for reading and please feel free to comment or ask questions on a subject you want more information on.

Another Day Another Dollar

Or in the Banks case $50. Yes that is right, When dealing with some Bank owned residential purchases, every day you hold up the close its $50. Let me explain:

As Realtors here in the greater Phoenix area, we deal with many Bank Owned properties. And the Banks have created there own rules. And often the rules change for each bank and each property. Making our job as realtors quite a guessing game. As mentioned in a prior post, the "Big" real estate firms that have a ton of these listings are only working the "9-5" 5 day work week. Making a limited time frame to get your close done.

At Arizona 360 Realty we disclose everything up front, and try and prepare our customers for what is expected of them is purchasing a Bank owned property. Items like the property is AS-IS, additional contracts, and the importance of the inspection. One MAJOR factor in dealing with these types of transactions is what we like to call the "one way street". As a buyer you are expected to meet very aggressive time frames, most documents are required by the seller (the Bank) to be signed and returned in 24 hours. Keep in mind this is total time, from getting the document, to signing it, and back to the selling agent. So as the buyers agent we do need some time to make sure that no technical problems occur. Now this being said, often it is days before we get anything back from the Bank, so here is that "one way street". As buyers you are expected to meet schedules, these schedules are very important because if not met, the seller can, terminate the contract. If this happens a loss of money for the buyer happens. Inspection fees, earnest money as well as any other fees paid by the buyer, could be lost. Not to mention loosing your dream home.

So as buyers starting the purchase of a bank owned property meeting the schedule imposed by the seller is very important. And do not feel it is not fair, just come to the realization you are getting your ideal home for a good price and meeting time frames is just part of the process. And if you do a great job, the close dates are "on or before" so you could close early and be in your home!

Because Arizona 360 Realty has experience with Bank owned closings, we can help you meet schedules so you too can have a successful close. Visit our website www.sellaz360 and fill out The "contact us" page so we can contact you and help you with finding the perfect home.

Basic Business Idea

I will start by saying on this subject, starting any type of business is difficult. That is why I feel that you should LOVE what you are going to be doing. Part of the reason you must love this new business is because you will eat, sleep and live your new task. For everyone that has worked the " 9 to 5" most everyone goes home and leaves the office, some think that they take the office home. But until you have your own business you do not know the meaning of taking your work home. We LOVE helping people get into a home, there is nothing better.

Real Estate, I have learned, if done correct, is a very time demanding business. When I say that, let me make a few things clear, you have quite a lot of free time, but the demands on your time can be on any day, and any time. Many times you are working when everyone else is off.

I have seen a trend with the "Big" Real estate firms. They have moved to a Monday - Friday 9-5 work week. I think they have done this because they have a ton of listing accounts with banks, that are only open bankers hours. This makes an independent firm like Arizona 360 Realty's job harder. When we are out with a client on a Saturday or Sunday and would like to know the status of a property and the office is closed until Monday at 9am - well needless to say, not easy! Then on Monday when someone does call you back, its the agents assistant.
Being a Designated Broker I do find it interesting that Agents, I am not talking brokers, are very hard to get in contact with. And to talk with a Broker is even more rare.

That is why at Arizona 360 Realty we are trying to change the way we treat people. Go back to the days when your agent is working for you, and you as a client can ask questions, and get answers. As we grow it is a very important factor in our success. We want to go back to a idea that personal pride in the job you do is reflected. And in turn, the clients we work with will tell all there friends and family about the GREAT agent they worked with. A basic principal that seems to have been made obsolete. We are bringing it back!




Above is a link to our website, please take some time to take a look at it. Or go to www.sellaz360.com

Thanks for reading and look for the next subject tomorrow!

Starting a Real Estate Company!

So here is my first post, and its quite simply  - Starting a Real Estate Company - Arizona 360 Realty.

I would say really this blog will help anyone, anywhere that is starting a business of any kind.

Its been a few months from the creation of Arizona 360 Realty, and I have to say its well on its way!  Of course like anything, it cost a little more and takes a little longer than you think it will. But by the end of the day its all worth it. My Name is Murray Kennedy, and I am the Designated Broker and Owner of Arizona 360 Realty - www.sellaz360.com


Started this Real estate co. with someone that I trust and get along with, very important. I have known Norman Neracker over 20 years and experience with him both in a business as well as personal nature. We have very different personality traits and we have both learned from each other. 

We both went to Real Estate school over 8 years ago, and I went to brokers school the spring of this year. We worked together at the same small company until the creation of Arizona 360 Realty.

We started with the basics: name, LLC and of course creation of the logo. Then came the website: www.sellaz360.com. We really like the logo ( had a small hitch in the creation) but overall it went well.

Today I am keeping this short, but once I get going - WATCH OUT!

So come back tomorrow and see the subject I cover!