Anibal Group LLC ~ AllOverUSA.com

RELOCATION REFERRAL SCREENING: areas of servicing

August 4, 2020

In the highlighted areas we offer an extended list of services to you.

AllOverUSA__Michigan_to_Florida_Califonia_to_Maine__Anibal.Group.RealtyNetWorth

> Our ‘MLS listing share’ agreement gives you access to:

Zoom/ Google virtual meetings where you can dig thru all sorts of critical date, such as…
on-market listings ~ with far more in-depth ‘back end’ information than what the ‘magazine sites’ give you.
deeper local to your area(s) of interest data reports for you make a better informed choice. eg:
1. ‘solds’
2. demographics
3. foreclosures &/or pending foreclosures
if you can think of it, I can probably provide it.

> All of this ‘on-demand’ information is available AT NO EXTRA FEES OR COSTS’

Tell us what your looking for: Anibal-Group-LLC-RealtyNetWorth-Buy-Buyers-Interests-Survey-Standard-Form

FEEDBACK-FORM-PROPERTY-SPECIFIC-WEBSITE

We start screening your prospects. You have access 24/7 to the process unfolding as we interact, screen, evaluate, and communicate with them. YOU ultimately choose. This can include anonymously screening your pre-selected potentials against others in your new area.

anibal-group-llc-realtynetworth-all-over-usa_referral-screening-process-roster-overview

RELOCATION REFERRAL SCREENING: lists & screenshots

January 15, 2019

Tell us what your looking for: Anibal-Group-LLC-RealtyNetWorth-Buy-Buyers-Interests-Survey-Standard-Form

FEEDBACK-FORM-PROPERTY-SPECIFIC-WEBSITE

anibal-group-llc-realtynetworth-all-over-usa_referral-screening-process-roster-overview

SERIES: Your net worth strategy~Another RNW Brokerage Perk: Income Tax Savings.

December 28, 2018

How much you can SAVE on INCOME TAXES using a REALTY BROKER (us) that gives INCOME & PROPERTY TAX ADVICE in the professional service package & offers ALA CARTE BILLING?

SERIES: Your net worth strategy just changed with the tax law changes. The ‘Portfolio Approach’ has never made more sense than now.

Think about if you have, had, or are considering any of the below?

… income property?
… a small business or 1099 contract income?
… an entity such as S-Corp, LLC, or Partnership?
… using property as home office, land storage rental, pole barn use, attached apartment for related/unrelated, or VRBO.com style letting?
… college (or other) housing for student/ child?
… providing housing for parent?
… vacation/ seasonal property that may have mixed use?
… relocation related to work?

Here’s an example of what you could save over using another agent/ brokerage who will not be including or offering taxation perspective in how your deal is structured, financed, the timing, how title is held, and other topics from a taxation perspective.*

* Anibal Group LLC does not offer legal advice. This article is not to be considered advice specific to your situation. Most financial decisions should involve advice from a trusted professional of your choice that will advise on insurance, legal, banking/ lending, structural/ property condition, and other transaction significant matters. We can offer referrals for CPA’s and other professionals.

Vacation & relocations: Savannah GA. Meeting you where & when you move.

December 1, 2018

Your net worth strategy just changed with the tax law changes. The ‘Portfolio Approach’ has never made more sense than now when you look at your:

Saving for retirement
Property holding(s)
Tax minimizing
Net Worth maximizing

Here’s an example day visit to somewhere you may have considered buying. It could be Savannah GA, or Hilton Head SC, Charleston SC, Myrtle Beach, NC, VA, or Maryland as well. Yes, we broker in MI, FL, and meet clients at all points in between.

CHARITY GIFTS & MATCHING

November 26, 2018

Anibal-Affiliates-RealtyNetWorth-Samaritian-Purse_Franklin_Graham_and_Sarah_Palin I’ll match your charitable contribution w/up to 10% of our commission.

Simply choose your charity when initiating services.

Currently Supported:

Brightmoor Christian Missions
Wells For The World *
Youth Haven Ranch
Flint’s Eastside Mission
Flint’s Eastside Church of The Nazarene
Flint City Church
Grace Centers of Hope
Beauty for Ashes
Samaritan’s Purse
Life Challenge
Salvation Army
Habitat For Humanity
Detroit Rescue Mission
Royal Family Kids Camps
Your local charity that assists people with basic needs & support.

Like your charity added to my giving list?

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Selling a house: Sellers do you hurt the process?

November 16, 2018

Selling a house ? Its about 1 buyer, not ‘hits’, not ‘showings’. Meet & Discuss

Here’s some of the worst mistakes sellers make.

Pricing too high:
- The big reason I use an in-depth approach model to a pricing range is because I feel is THE Most important aspect of the selling experience. Buyers have had their search app set to send them updates. Overprice and you’ll show up in searches of properly priced homes. ‘Days on market‘ ? What does this mean to you? No other brokerage uses our valuation model OR our approach to prevent the ‘stale’ listing.
Fist impression:
- Flowers, lawn, edging, lights (if eve). If it doesn’t draw the eye away from the next house, buyers have already started to look for reasons they don’t like the inside once they step through the door.
Making the place ‘sell – ready’:
- Selling a house, car, or garage sale items … dirty, and non-functional aspects are over emphasized the potential buyers mind(s). Clean and fix as if you are looking to buy it! This includes emptying storage areas and staging…without clutter. You’re not selling a candy bar – do the work, glean the $’s.
The inspection, do it before the offer(s):
- Sellers that won’t take my word for it should get an inspection up front. Why? You can present it as part of the marketing material and avoid the offers that try and hustle the seller after tying up the house with ‘nit pick’ things that you should have attended to before. Fix it, or disclose it before they write – thank me later.
Taking feedback as a personal attack:
- Why are sellers shocked that buyers also want the best deal? Its numbers. Lets update the valuation spreadsheet, then as dad said ‘tell them what you WILL do, not what you won’t’…. the house is sold, if you want to buy it back, state your price.

My Continuing Education

October 31, 2018

Just finished another years course work. Again, I try to take a curriculum I feel most benefits my clientele. So what kind of classes do I take?

To keep a license active, continuing education is a requirement, both for Michigan and Florida real estate brokers (and agents). Most folks may not realize but we may choose from many different ‘approved’ classes. Anibal-Group-LLC-RealtyNetWorth-NetWorth-Basics-1

Here is some recent completions for MI real estate con-ed / FL real estate con-ed / and income tax con-ed:

MI Green Matters and the Environment 2018
MI House Construction 2018
MI 6 HOUR PACKAGE E: Real Estate Legal Issues & Disclosure 2017
MI 6 HOUR PACKAGE D: Contract Law & Residential Leasing 2016
MI: [LAW] Agency 2015
MI ELECTIVE: Commercial Leasing 2015
MI ELECTIVE: House Construction 2015
MI ELECTIVE: Home Inspections 2015

18 hrs, FL con-ed
Ethics & Business Practices 2017
LAW – Core Law 2017
SPE – Real Estate Specialty Credit 2017

Outside of classrooms, I’ll purposefully engage in ‘real life experiences’ that would tend to enhance skills & knowledge to pass along. This includes recent visits relating current, past, and prospective relo clients that encompassed much of the east coast including Maryland, DC, Virginia, NC, Charleston/ Hilton Head SC, and Savannah GA. Projects included a roof tear off replacement & insulation upgrade. Those 90 bundles went on easier when I was young, the 2 layer tear off ?, no fun!

Buyers beware: Seller occupancy after closing

August 28, 2018

When the seller needs additional time after close and plan post-close occupancy, buyers may wish to consider some ramifications. Will this effect your financing? How about insurance issues? Who will cover costs? … repairs? … substantial losses? Anibal-Group-LLC-All-Over-USA

Definitions:

Use and Occupancy Agreement – Seller to Remain: Principle residence – form/agreement, general in nature.
License for the Limited Use and Occupancy Agreement – form/agreement, more specific in nature for use of subject premises.
leasehold – tenancy and complexity of legal rights and obligations
lease – transfers “possession”, and
license – grants “only the right to use the premises” – a license to use and occupy, and nothing more. As a preliminary matter, it’s probably not a bad idea to refer to and title the agreement between the parties as “a license for the limited use and occupancy” of the subject premises, rather than simply a “use and occupancy” agreement

Questions:

Ask Lender: Will non-owner occupancy effect financing?
Ask Insurance agent:
- House burns down – sellers is living there – post close, who pays?
- House burns down – sellers has not surrendered keys, not living there but has possessions still there – post close, who pays?
- Slip n fall – who pays?
- Do you need landlord insurance?
- Appliances included break, drain or HVAC fail – who pays?
Ask Lawyer:
- For an agreement to cover possible losses
- Word agreement that will not create for seller ‘tenant rights’
Ask Accountant:
- If the seller pays $X/day for more than 10 days overstay, is this rental income?

Critical:

Whether an agreement creates a lease or license may be determined by:
- a) the extent of the parties’ control over the premises;
- b) the language of the agreement;
- c) the intent of the parties;
- d) the duration of the expected occupancy;
- e) whether usage payments are made on a day to day basis;
- f ) whether the occupant is free to leave at any moment.
Limited Use and Occupancy Agreement (may include such items as):
- Seller pays per diem amount of $____ ( Usually at least covers: mtg pyt, ins., taxes).
- Escrow held to be released after surrender of keys and complete removal all items & debris not included in sale. ‘Broom clean’ vacating includes but is not limited to: house/ garage/ attic/ yard/ out-building(s)/ with no trash remaining at curbside. Escrow for potential damage, hold-over, & buyer satisfaction of post move-out inspection $____ (e.g.: 3% of purch. price).
- After _____ days (e.g. 30), per diem occupancy will increase to $____ (e.g. 1.5 – 2X otherwise).
- Seller is responsible for risk of loss during post close hold over & will deliver in good working condition, the property, items included w/ sale, HVAC & plumbing.
- Buyer may enter premises at any reasonable time to inspect property.

Forms:

Use and Occupancy Agreement – Seller to Remain

Links for further reading:

The Pre (/post – to regain occupancy) Closing Inspection for a Home Purchase – http://justrealestatetalk.com/the-buyers-pre-closing-inspection/
Post settlement occupancy agreements: A useful tool, but beware of potential pitfalls – https://federaltitle.com/blog/post-occupancy-settlement-agreements-a-useful-tool-but-beware-of-potential-pitfalls

Please seek you own professional legal, tax, real estate, and insurance advice – not to the reliance of this article.

Michigan Principal Residence Exemption

July 21, 2018

A significant part of any move, relocation, addition of 2nd home, or estate plan involves taxes; income taxes & property taxes for starters. Hence, below is a primer how to not accidentally double your property tax bill, or conversely, overpay if not need be.

Definitions:

Principle residence: Plan to return after ‘short absences’. Assessor will look at: min 6 IntegrationCap months per yr occupancy, mail, driver license, voting registration, utility usage consistent.

Entities:

Trust will allow PRE to the grantor in most situations. Does not apply to family LLC’s or other entites. A residence that has been transferred into a Limited Liability Company, a Partnership, or some other legal entity will cease to be qualified for the principal residence exemption.

Deadlines:

May 1 for summer tax bill, Nov 1 for winter tax bill.

Scenario #1: 2 principle residences

Both are claimed as principle – one owner/person
- Best to rescind one no matter if it is across town, across the state, or across the country.
Both are claimed as principle – two owners/persons
- What address and filing status (‘joint’ or ‘separate’) do they file on 1040?
- Can you demonstrate per ‘principle residence’ definition above that it is indeed your princ. res.?
- From linked article below: ‘…What if you are husband and wife? State and Federal laws are nothing if not unclear about this distinction. The general approach is that we treat married couples as a single unit. However, … for purposes of the principal residence exemption, if a husband and wife file a joint (MFJ) income tax return, they are entitled to one exemption for their “marital unit.” However, if they file separately (MFS), they may each claim an exemption. Beware, however, that they will still have to demonstrate the “intent” reality discussed above. In most cases, unless the parties are separated, that will be pretty difficult to do….’

Scenario #2: Short term renting our residence

Even though ‘guidelines’ suggest if a property is rented > 14 days per year it is not a ‘principle’ residence, this is inconsistent with recent court rulings and the source law:

‘… Concerned about losing your homestead exemption because you have been renting your home for more than 14 days per year? Fear not, as the Michigan Court of Appeals recently ruled in the taxpayer’s favor on this issue. Michigan’s Principal Residence …’
Per statue: ‘ … the MCA ruled “the PRE guideline provision relied on relied on by the Tribunal is erroneous and inconsistent with the GPTA (Michigan General Property Tax Act – added). Renting one’s home for more than 14 days does not disqualify a homeowner from the PRE.” …’

Scenario #3: Current house for sale, new house already purchased.

State of MI realized homes are not always bought/sold simultaneously. Further, during ‘down’ markets – or slow times of the year – homeowners may wish to time the sales process of the old home. Hence, you may have an ‘on-market’ home still receiving a PRE for up to 3 yrs.

Forms:

Links for further reading:

The State of MI ‘guidelines’ (note, not law) – Principal Residence Exemption (PRE) Guidelines
- How ‘guidelines’ are not law – (e.g. Short term rental of home) – http://www.fraserlawfirm.com/blog/2017/12/michigans-principal-residence-exemption-and-short-term-rentals/
http://michiganestateplanning.blogspot.com/2012/05/michigan-property-tax-personal.html
Estate planning – http://michiganestateplanning.blogspot.com/2018/01/do-tod-and-pod-designations-really-work.html
How to survive a PRE challenge – https://www.mlive.com/business/west-michigan/index.ssf/2015/05/lake_michigan_home_owner_wins.html

Please seek you own professional legal, tax, real estate, and insurance advice – not to the reliance of this article.

My Continuing Education, your benefit.

June 20, 2018

I try to take a curriculum most useful to my clientele. So what kind of classes do I take?

Here is some recent completions for MI real estate con-ed / FL real estate con-ed / and income tax con-ed:

MI 6 HOUR PACKAGE E: Real Estate Legal Issues & Disclosure
MI 6 HOUR PACKAGE D: Contract Law & Residential Leasing
MI: [LAW] Agency
MI ELECTIVE: Commercial Leasing
MI ELECTIVE: House Construction
MI ELECTIVE: Home Inspections
MI ELECTIVE: Residential Leasing
MI: [LAW]: Contract Law

18 hrs, FL con-ed

Local & No-Cost Nationwide Relocation Agent Screening