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If your buyer needs cash to get to settlement, look to see if the seller is willing to give up some of their equity. Two programs exist that can convert this excess equity to buyer cash.

Are You Marketing on CraigsList?

One of the least expensive ways to generate leads or to market a client's property is to list it on CraigsList.org. For most cities, this is a 100% free site. When you go to the site, you can click on your state or metropolitan area, and then either click on "real estate for sale" or "real estate services".

The only drawback is that you can not post the same message more than once, which means that you have to edit the wording around each time you want to post the ad. There is a way around this, that you can read about by clicking on the CraigsList Posting Dilemma.

To find other places where you can promote your services or clients' properties for free, do a Google search on "free classified ads". I have found over a dozen excellent sites this way.

Make Your Sellers Feel Important with their Own Domain

If you are a savvy internet marketer, you can really impress your clients by offering them a special domain to use to market their home. The domain name would be their street address, such as 1234MainStreet.com or something similar. The odds of the domain already being taken is pretty slim.

To register the domain, or to check on its availability, go to http://1and1.com. The annual fee to register a domain is only $5.99 per year. Once you have a domain, you can then link it to the home's listing in the MLS or Trend website, or to the appropriate page on Realtor.com.

• Pay Out One
• Reality Capital

How can these companies help you? If there is equity in the subject property, these companies can enter into an agreement with the seller where the seller agrees to pay the specified amount of money back to the company, along with a fee, equal to 10% of the amount funded. Once they have that agreement, the companies will then deposit the money into the buyer's checking account, assuming that all other stips have been approved and that the buyer is approved for the loan. If you are using any sub prime lenders who do not require sourcing or seasoning of funds used for settlement or down payment, then this program will work. We can get a Verification of Deposit if needed for the mortgage company. This program is fully RESPA and HUD compliant, and operates outside of the standard 3% or 6% seller's assist program. Here are some of the ways this program can be used:

Down Payment: If the Buyer needs their own money for a down payment, they will help the Buyer get the funds needed for their down payment. These funds will be deposited to the Buyer's checking account and are the buyer's as long as they complete their obligations under the buyer's Contract and the transaction goes to settlement.

Closing Costs: If there is still not enough cash under the 3% or 6% RESPA seller assist limitations, the programs can be used to provide additional cash.

Debt Reduction: If a buyer's debt-to-income (DTI) ratio is too high to qualify for a loan, they can help the buyer get the cash needed to pay down their debts. These debts will usually be paid off at settlement simultaneous with closing.

Payoff of Liens and Judgments: This is the same as debt reduction. The liens and judgments will usually be paid off through escrow simultaneous with closing.

Bringing a Default Mortgage Current: If an owner has fallen behind on their mortgage but they have equity in their home that could be refinanced, with cash out, we will advance the borrower funds to bring the existing mortgage current so they can refinance. The late mortgage payments can be advanced and secured with a deed of trust or will be paid off through escrow simultaneous with closing.

Appraisal Conditions: If there are appraisal conditions that need to be satisfied in order to close, the Cash Assistance Program can advance funds to the buyer to satisfy these conditions. The funds to pay for the appraisal conditions will be placed in escrow to be pay the contractor after closing has occurred and work is completed.

Reserves: If a loan program requires the buyer to have reserves (non-seasoned) we can help the buyer earn the funds to show in reserve. These funds will be sourced and are the buyer's as long as they complete their obligations under the buyer's contract and the transaction closes.

Contact the companies to get specifics on their programs.

About My Services

I would like to help you with the task of providing financing to your clients. To do this, I am able to do the following for you:

• Be available when you have an Open House to help greet buyers
• Help explain the various financing options and mortgage programs your buyers have access to
• Pre-qualify any buyer who has not yet talked with a mortgage company
• Determine the largest mortgage for which your buyers qualify
• Resolve any issues on your clients' credit report that can affect their mortgage.
• Obtain a loan commitment from our lenders
• Provide your buyer with a Good Faith Estimate of closing costs
• Determine any seller assist that a prospective buyer may need and qualify for
• Co-ordinate all aspects of settlement including title search, appraisal, and other services

At Your Company Name, we offer mortgages for most buyers, including ones who are self-employed or who have damaged credit. We have lenders who offer 100% financing meaning no down payment for qualified buyers.

We also offer mortgages with start rates as low as 1%, making it easier to get a buyer into a home.

If you have any questions about how I can help you get financing for your clients' homes, please call me at Company Phone #.