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#249476 - 09/12/08 07:53 PM
Re: Success in Negotiating CFK
[Re: seasaw]
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Major Contributor
Registered: 02/08/05
Posts: 2783
Loc: Ohio
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I have good luck with CFK, but I haven't had to deal with it too much because more than half of mine are vacant when I do the first occupancy check. We don't have a long, drawn out eviction process once the sheriff's sale is confirmed, so people have to get out quickly anyway.
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#249510 - 09/13/08 12:11 AM
Re: Success in Negotiating CFK
[Re: OHAgent]
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Member
Registered: 05/23/07
Posts: 141
Loc: California
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I believe some companies such as CW and PAS grades agents on their successes with CFK.
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#249593 - 09/13/08 06:30 PM
Re: Success in Negotiating CFK
[Re: eldoradosrealestate.com]
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Major Contributor
Registered: 12/10/05
Posts: 2702
Loc: CA
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I have one of those really scary ones right now. Looks like the local junkyard. At least 10 old trucks among other things. They have a line of skulls hanging above the garage and a totem pole out front with a skull on it. No joke. I am hoping they are fake Ack! Where is that so I can make sure that zip code is NOT in my coverage area?!
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#249605 - 09/13/08 08:29 PM
Re: Success in Negotiating CFK
[Re: relady4u]
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Major Contributor
Registered: 09/24/06
Posts: 1894
Loc: US
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What are some of your successes in negotiating CFK in a 'not so great' neighborhood, especially as a female!
I usually send a fedex and have been getting responses until lately! And the last two have totally ignored me.
The property I just received made me a little nervous, there were about 5 trucks in the yard and people working on their cars in the street. As I approached the property I heard the TV and saw the drapes move, but no one opened the door. As I walked away I felt eyes watching me along with everyone else on the street!
I'm hesitant about going back, or maybe I should take someone with me.
Has anyone ever hired someone to talk to the occupants or deliver a letter from you?
Thanks Send a letter that says, "The bank has hired me to manage the property at 1234 main st Detroit, Mi. I am sending this notice to see if anyone is living in this property. If I do not get a call back by 5:00pm (insert day here), the locks will be changed and all personal property will be throw away. You can reach me at the number at the bottom. If I do not answer, you must leave me a voicemail with your name, number, and address. Again if I do not get a call in the next 24 hours, the locks will changed and all pesonal proeprty will be thrown away." I stick that right on the door with clear packing tape, and mail it fedex if I think it would help. I have 100% call back on occupied properties so far. Once I get the occupant on the phone I can look at their situation and usually get a cfk accepted. Some dont work, but the first step is actually talking to them. This letter is simple so even the not so bright people can understand it. SOme of my banks send me one with a bunch of big words and legal mumbo jumbo. I use this and have a great success rate with cfks. This will at least get you on the phone with them.
Edited by BpoBill (09/13/08 08:33 PM)
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#249608 - 09/13/08 09:44 PM
Re: Success in Negotiating CFK
[Re: BpoBill]
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Major Contributor
Registered: 10/14/06
Posts: 1641
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What are some of your successes in negotiating CFK in a 'not so great' neighborhood, especially as a female!
I usually send a fedex and have been getting responses until lately! And the last two have totally ignored me.
The property I just received made me a little nervous, there were about 5 trucks in the yard and people working on their cars in the street. As I approached the property I heard the TV and saw the drapes move, but no one opened the door. As I walked away I felt eyes watching me along with everyone else on the street!
I'm hesitant about going back, or maybe I should take someone with me.
Has anyone ever hired someone to talk to the occupants or deliver a letter from you?
Thanks Send a letter that says, "The bank has hired me to manage the property at 1234 main st Detroit, Mi. I am sending this notice to see if anyone is living in this property. If I do not get a call back by 5:00pm (insert day here), the locks will be changed and all personal property will be throw away. You can reach me at the number at the bottom. If I do not answer, you must leave me a voicemail with your name, number, and address. Again if I do not get a call in the next 24 hours, the locks will changed and all pesonal proeprty will be thrown away." I stick that right on the door with clear packing tape, and mail it fedex if I think it would help. I have 100% call back on occupied properties so far. Once I get the occupant on the phone I can look at their situation and usually get a cfk accepted. Some dont work, but the first step is actually talking to them. This letter is simple so even the not so bright people can understand it. SOme of my banks send me one with a bunch of big words and legal mumbo jumbo. I use this and have a great success rate with cfks. This will at least get you on the phone with them. Have you ever acted on lock changes if they didn't respond in 24 hours? If so, have you ever been contacted by the occupants later asking where their items were and that they were evicted illegally?
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#249646 - 09/14/08 02:20 AM
Re: Success in Negotiating CFK
[Re: seasaw]
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Member
Registered: 05/23/07
Posts: 141
Loc: California
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That was my question seasaw. I understand we must make contact; however, there are legal consequences if letters and evictions are not handled properly, especially in California, if they take that letter to their attorney who is handling their 'unlawful foreclosure case'.
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#249762 - 09/15/08 12:11 AM
Re: Success in Negotiating CFK
[Re: Delicious Cake]
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Veteran Member
Registered: 10/22/05
Posts: 939
Loc: Placerville Ca
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I have one of those really scary ones right now. Looks like the local junkyard. At least 10 old trucks among other things. They have a line of skulls hanging above the garage and a totem pole out front with a skull on it. No joke. I am hoping they are fake Ack! Where is that so I can make sure that zip code is NOT in my coverage area?! You and I don't step on each other's turf. This one is way up in the hills by my home. You can have it if you want it though.
_________________________
Margaret Holland
Holland Realty
Broker
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#250046 - 09/16/08 11:42 AM
Re: Success in Negotiating CFK
[Re: Delicious Cake]
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Veteran Member
Registered: 10/22/05
Posts: 939
Loc: Placerville Ca
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Are you incognito?
Are you talking about Perts?(Been up here 3 years and have never gone in. It's scares me too!) This new lovely home is down that little road next to Perts.
I was able to meet the prior owner yesterday and to get back on topic, I negotiated cash for keys with the scary skull hanging junkyard guy. I see no excuse for being unable to negotiate cash for keys when people are still around. Even the scariest folks will sign.
_________________________
Margaret Holland
Holland Realty
Broker
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#250163 - 09/16/08 08:41 PM
Re: Success in Negotiating CFK
[Re: relady4u]
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Member
Registered: 07/26/06
Posts: 55
Loc: CALI
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What are some of your successes in negotiating CFK in a 'not so great' neighborhood, especially as a female!
I usually send a fedex and have been getting responses until lately! And the last two have totally ignored me.
The property I just received made me a little nervous, there were about 5 trucks in the yard and people working on their cars in the street. As I approached the property I heard the TV and saw the drapes move, but no one opened the door. As I walked away I felt eyes watching me along with everyone else on the street!
I'm hesitant about going back, or maybe I should take someone with me.
Has anyone ever hired someone to talk to the occupants or deliver a letter from you?
Thanks One of the best lessons my mentor ever taught me was that in cash for keys, you always try to get the people to come to your office. Leave a letter for them at their house telling them that the bank now owns the property, that they will be evicted, but if they come to your office tomorrow with photos of the property showing its in good shape, keys in hand, and photos showing that all of their property is out, that you will then give money. Otherwise the option is they get thrown out, their stuff gets dumped in the trash, and they get no money. Youd be surprised with results. I never have problems. plus the people are on YOUR turf. If you're on there turf, that's when you have to draw guns and pray that your bullet proof vest actually works.
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#250191 - 09/16/08 10:57 PM
Re: Success in Negotiating CFK
[Re: seasaw]
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Major Contributor
Registered: 09/24/06
Posts: 1894
Loc: US
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What are some of your successes in negotiating CFK in a 'not so great' neighborhood, especially as a female!
I usually send a fedex and have been getting responses until lately! And the last two have totally ignored me.
The property I just received made me a little nervous, there were about 5 trucks in the yard and people working on their cars in the street. As I approached the property I heard the TV and saw the drapes move, but no one opened the door. As I walked away I felt eyes watching me along with everyone else on the street!
I'm hesitant about going back, or maybe I should take someone with me.
Has anyone ever hired someone to talk to the occupants or deliver a letter from you?
Thanks Send a letter that says, "The bank has hired me to manage the property at 1234 main st Detroit, Mi. I am sending this notice to see if anyone is living in this property. If I do not get a call back by 5:00pm (insert day here), the locks will be changed and all personal property will be throw away. You can reach me at the number at the bottom. If I do not answer, you must leave me a voicemail with your name, number, and address. Again if I do not get a call in the next 24 hours, the locks will changed and all pesonal proeprty will be thrown away." I stick that right on the door with clear packing tape, and mail it fedex if I think it would help. I have 100% call back on occupied properties so far. Once I get the occupant on the phone I can look at their situation and usually get a cfk accepted. Some dont work, but the first step is actually talking to them. This letter is simple so even the not so bright people can understand it. SOme of my banks send me one with a bunch of big words and legal mumbo jumbo. I use this and have a great success rate with cfks. This will at least get you on the phone with them. Have you ever acted on lock changes if they didn't respond in 24 hours? If so, have you ever been contacted by the occupants later asking where their items were and that they were evicted illegally? I never said I would throw their stuff out. I just put it in the letter to get that phone call. You wont understand cfk's until you do them in really crummy neighborhoods. My old letters were ignored, and my cfk success rate was low. Now its alot higher, becuase im able to make that initial contact. Also I usually wait 2-3 days before my locksmith goes there just in case the owner doesnt see my notice for one reason or another. I put 24 hours to stress its an urgent matter. If I feel the house is vacant, I can change the locks because im protecting the banks property. Pictures are taken as soon as I gain access including all items in the house. If pp is worth more than $300 I send an email to the am with all the pics and instructions on what to do. I've rekeyed occupied houses in the past. You put on brand new locks and all is better. If they try to sue me, then yes I have to shell out some legal fees. I do whatever I can to protect my [censored], but its also my job to get these houses back to the bank and sold.
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#250612 - 09/19/08 12:48 AM
Re: Success in Negotiating CFK
[Re: BpoBill]
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Member
Registered: 05/23/07
Posts: 141
Loc: California
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BpoBill, You are obviously not in California where law mostly protects the occupant! If the occupants file bankruptcy, that buys them at least another 6 months, and you REALLY wouldn't want to be the one who changed the locks!
That is usually why the banks use an eviction service in this State.
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#250650 - 09/19/08 07:54 AM
Re: Success in Negotiating CFK
[Re: CanDo]
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Member
Registered: 07/20/08
Posts: 51
Loc: NV
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Eviction services are basically paralegal firms who prepare your paperwork from your 3 day notice, complaint, process service,etc at least in California and Nevada.
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