August 7, 2023 • 43 mins
- Guest Any Hemmings with Capital Title offers insites on title policies and working with real estate wholesalers.
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Episode Transcript
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(00:01):
Hey, everybody, it's your board. Gary Levox of Rascal Flats, Beaumont.
I made a lot of friends thereon the road. And one of
my friends that you need to meet, especially if you're selling your home,
is Dana Simmons of Dana Simmons Realty. Her team is the real deal,
top shelf, next level, andshe makes it so easy, and I
like easy and remember sell your homegone Hesitated Simmons Fearlesstate, Well, Howdy
(00:31):
Southeast Texas. I just love thatsong. Gary Levox did such a great
job and it just makes me wantto dance. So you know, it
just gives you just like that groovingfeeling and it makes you move. But
I hope you guys are enjoying thiswarm Saturday afternoon. We have so much
excitement going on here. First,we have a few open houses that are
happening out on Lily. Lily isin the fair Filled edition and if you're
(00:56):
not sure where is that located.It is a major drive between Fulsome and
Delaware. If you know where King'sPharmacy is located, just turn right in
there. That is where you'll pullin. Go to the back of that
edition. You'll see our open houses. Turn right on, Lily, and
we have two houses out there andwe would love for you to be able
(01:18):
to take a look at those andgo into a drawing. Four. We
have a charshootery or cheeseboard that we'regoing to give away today. So head
on over and we're going to talkhere briefly with Neely cooling. She and
Morgan or out at thirty five fortynine, Lily. So Neely, give
me a little idea what's going onout there? Hey, Dana, Like
(01:40):
you said, we're at thirty fiveforty nine, Lily. We've got a
great property here, four bed,three bath. It's about twenty five twenty
five square feet, so that's easyto remember. But it is just gorgeous.
It's got an open floor plan splitconcept, so you've got your guest
rooms away from your master suite.But it is really pretty new build.
(02:01):
You definitely want to come check itout in person. Yeah. And one
of the things that I think somepeople don't realize is our spec homes here
are really more like customs. Imean, they have some fine finishes in
that house. For sure. It'snot boring whatsoever. No, not at
all. Well, I hope youand Morgan get to meet a lot of
(02:22):
nice people. I'm telling you they'renice people, so you're gonna want to
go out and visit with them andtake a look at that property. But
we also have today for those ofyou who receive our mailers. We sent
out our mailer and a kuzie andasked you to snap a photo of your
kuzie in a place that's special toyou. And oh did we have fun.
(02:44):
We had kuzies in Hawaii, wehad kuzies in Kozumau, we had
couzies at the lake, We hadcouzies take pictures taken all over Southeast Texas.
And so all of those who didgo ahead and and take a photo
of their kuzy, they get togo into a drawing for a super cool
(03:07):
yetti bag. It's an orange.It's a Dana Simmons real Estate orange yetti
bag. That is so fun.And so if you're like, hey,
Dana, I didn't get that mailout and I'd really like to go into
some of those fun drawings that youguys do, you can too go into
our website at Dana Simmons real Estatedot com Dana Simmons real Estate dot com,
(03:30):
and once you get to our website, there will be a little pop
up that'll say sign up for ourmailers. You can go ahead and sign
up, and about every other monthwe send out something super fun. We've
done all kinds of different things,and we love engaging with our customers and
clients who are getting those mailers andthen letting us know how much they're loving
(03:53):
them. So if that's you andyou say, yeah, I'd like to
be a part of that, goahead and go sign up for our mailers.
To a day on the show,we have Andie Hemmings. And Andie
Hemmings is with capital title, butfor those who don't know, he is
an amazing singer and plays the guitarand has a beautiful wife, Lisa Hemmings,
(04:14):
who happens to be the stager forour team, who does all of
our staging, and she is thebomb, and the two of them even
singing together. You may have seenhim when Little Brunos was there, and
then you've been at Cotton Creek Wineryand you've just been all around Beaumont.
Yes, and I love it.I really enjoy getting out and playing and
singing with her. It's it's mypassion. Yeah, I'm not a golfer,
(04:38):
not really a hunter. I like, I'd just like to play music
well, and you do such agreat job, and it's just cool,
relaxing, enjoyable. It's not therapy. So where's your next one? Where's
your next You know, I haven'tbeen. My next one will probably be
at Cotton Creek Winery. Haven't beenplaying here lately, just due to things,
things happening, you know, personallywith my father and God rest his
(05:00):
soul. And I wasn't planning onthis, but I got to just give
him a shout out, Milton,and we miss him very much already.
So just a lot going on there. I haven't been in the right spirit
to play music, but I'm readyto. I'm ready to get back out
there again. Well you, Iwas actually at that funeral, and you
did an amazing job honoring Milton withwhat you said. But you also have
exciting news because you have your sonfrom serving our country and what an honor
(05:28):
we have and saying thank you Drewfor doing that for us, but thank
you. You also have a dayjob, though I do and do.
I have a day job, sometimesa night job to keep She's super busy
because Capital Title has has locations allover Southeast Texas. So talk a little
bit about what you do for them. Sure, thank you, Dan,
I appreciate that. Yes. SoI work with a Capital Title of Texas
(05:50):
and we have five offices here locally, and we close real estate transactions.
That's what we do. And sowe're in Beaumont, Lumberton, Orange Port,
Arthur, and now down in CrystalBeach. We actually have locations all
over the state, about one hundredand fifty locations all over the state,
but here locally. I am thebusiness Development rep for Capital Title Southeast Texas.
So as Bill Shattuck, our benevolentowner from Orange Texas put it,
(06:13):
said, Andy, your job isto keep the business we got and go
out and get more business. Sothat's what I do, you know.
So personally, my role is tobring value to our customers, which are
real estate agents such as yourself,who tend to have a strong say and
where real estate transactions close. Sothat's our job is to bring value to
real estate agents out there by providingthem education, but ultimately to provide good
(06:33):
service. You know. I liketo tell people that we don't we sell
title insurance, but that's not ourproduct. Our product is service. You
know, title companies all over thestate. The fees are essentially the same.
We're regulated by the Texas Department ofInsurance, so no matter where you
close, you're gonna pay about thesame amount of money. So what you're
really paying for is the service thatyou receive throughout the transaction. There's a
(06:56):
tremendous amount of moving parts in areal estate transaction. In addition to clearing
the title and issuing the title policy, we are the kind of facilitate all
the different parties, bring everybody togetherto the closing table, collect and disseminate
funds at the end of at theend of closing. So it's like I
say, a lot of moving parts, and it's a very very specialized type
(07:16):
of work. And we have suchan excellent team of people here locally,
and I'm just really proud to workfor him. Yeah, and I've known
you far before when you worked asa working at the title company, and
it's just so cool to see howGod has used every single part of your
your journey. I mean you startedout originally you were a teacher, that's
(07:38):
right, that's right, years andyears ago. Yeah, years, So
my career trajectory is far from linear. It's a it's a it's a very
twisted path. But everything happens fora reason. So even at one point
in time, I was drawn togo to Austin, Texas to build guitars,
which I really am thankful for doingthat. I've I've made friends through
(08:01):
doing that that you know, havelasted a lifetime. But when Lisa got
pregnant with our first Drew, who'shung now home from the Navy as twenty
four years ago, I knew thatI had to get in a career where
we could support the family more sothan building guitars was going to do.
So that's when I got into realestate with my mom, Nidra McGee high.
(08:22):
Mom, I don't know if you'relistening, but hello if you are.
And she was one of the ownersof Remacs at the time, and
I went to work with her asan agent, and I just fell in
love with real estate right off thebat. And when I learned that yes,
it's sales, but truly all aboutrelationships and service. It's just noted
and education too. I always lookedat because I was a teacher at one
(08:43):
point, master's in education. ButI learned that in sales and real estate
sales, it's education. We're educatingthe seller on their options on getting their
home, soldier educating the buyer ontheir options on purchasing the home and everything.
It's education really, it's what itcomes down to. So when I
learned that that if you just takecare of people, you educate them properly,
things just take care of themselves.And I was able to achieve some
(09:07):
success pretty quickly, and I waslike, Okay, this is this is
what I was meant to do.Um. I Then, after selling real
estate for a while and having agood career going, I was drawn to
start teaching more so I started teachingfor Eddie Stockton, whom you knew,
and I mean you may have gottenyour real estate sate license from him from
him. Loved Eddie Stockton. Hewas so good. But um, I
(09:28):
see where he trained you in away that you have so many of his
gifts too. Oh thank you,yes, thank you. I appreciate that.
That's a very big compliment. Um. They they hired me to work
under Eddie as his assistant sales managerand help with agent education and teaching,
and I like that. So Istill sold real estate, but I also
(09:50):
started coaching and teaching agents as well, and that was a coal banker banker.
Where are you and uh, that'swhere we first met. Yeah right,
yeah, I mean I knew whoyou were from real estate because you
were at another company while I wasa cobal banker, and then you came
on board while I was there withum, Sam and Ann who I absolutely
love. Their amazing people. They'relike, they're like family still and Sammy's
(10:13):
my guitar play and buddy actually,so that's exactly right. So that was
great I did. I did thatfor about ten years. I worked for
them, and then I was calledto do something else and I got into
title insurance and it was a itwas a it was a wake up call
because although I knew a lot aboutreal estate, I didn't know a lot
about the title side of it.And so it was a pretty steep learning
(10:37):
curve at first to really learn howthe title industry works and how complicated it
is and totally different than what weknow is real estate agents. It's a
completely different skill set, knowledge set, everything, and way of working.
It's it's just totally different. ButI was able to because I developed so
many good relationships over the years asa real estate salesperson, I was able
(10:58):
to transfer those relationships over to thetitle side of it and carry those relationships
with me and bring some benefit tothe title companies that I've worked for.
And so nothing's really changed. I'mstill out teaching, educating, it's just
under a different umbrella now for adifferent player in the real estate transaction.
But the benefit is that you havethe fuller knowledge, more than most people
(11:22):
have because you've been in every singlesegment of it, which allows you to
have just some key important information thatfor instance, I'm having a challenge.
You know what it's like to bein my shoes. And so when I
call you and say, Andy,I need some help, yeah, I
feel you're paying Yeah, that's exactlyright. I know, I know exactly
(11:43):
what you're dealing with. I gota call yesterday from someone. They got
my number from somebody. I forgotwho. They said, somebody told us
we have to call you. Sothey call me, and it was a
title company in Tyler, Texas,and all these people were there was like
three people on the phone, like, we don't have an access easement,
we don't know what's going on.We're trying to close what do we do?
(12:03):
And I'm like, I don't evenknow what are we talking about?
You. So see, they werehaving a problem with a closing and nobody
could answer the questions. So theyended up calling me, and I said,
look, I would love to helpyou. I love helping people.
What you're telling me, I understandwhat you're saying, and I understand the
urgency, but I can't help you. I said, I don't know.
(12:26):
I mean, we're not the titlecompany handling it. I'm not sure what
to to how to help you.And they go okay, fine, and
they and then they hung up.But anyway, point is I knew what
they were talking about, but forthem, I couldn't help. They were
up in Tyler, Texas, youknow, So I thought that was kind
of funny. Well, and Iknow you get those calls all the time
for all of us who are havingchallenges or issues, and you walk through,
Okay, here's how we here's howwe can solve that problem. So
(12:48):
we're gonna come back and we're gonnatalk more with Andy about all of the
things that he has some great justpast history and information on So we're gonna
visit about whole selling. We're goingto visit about single family residents investing.
But also we're going to come backand we're going to talk to Christy who
is at thirty five seventy five LilyLane, because we have those two open
(13:11):
houses going right now until one thirty. It's out in the fair Field Edition,
which is off major drive between Folsomeand Delaware. Head on out and
you can check out Morgan and Neelyand Christi and Shannon. They're all out
there ready to show you those propertiesand give you a tour of these beautiful
trademark homes. So we have alot more show left, so much to
(13:33):
talk about. Don't go away.This is Dana Simmons with the Dana Simmons
Show. Would you need to sellyour home? No one makes it easier
than Dana Simmons of Danas Simmons Reallysell your home night, don't hesitate Simmons
Peerless, Welcome back. This isDana Simmons and I'm joined by Andy Hemmings
(13:58):
from Capital Title and we are arehaving a great time today. We have
so much going on. We arehosting a couple of open houses at thirty
five forty nine and thirty five seventyfive Lily Lane, in Beaumont, and
those two homes are in the fairFilled Edition. Which fair Filled is that
edition? You know where King's Pharmacyis right there on Major Drive. That's
where you turn in. It's betweenFolsome and Delaware. So come on out
(14:22):
and take a look at those twoproperties. Our team members will be there
till one thirty and on the phone. Now, I think I have Christy
Bruce, so that Christie, I'mgoing to mess it up. And it's
an easy name. Christy Brusard.Christy Brussard with thirty five seventy five Lily
Lane is where she is. SoChristy, tell me a little bit about
how things are going out there foryou. Hi DANEA, Hi Andy,
(14:45):
Hey Christy, how are y'all great? We're having fun. We're Shanna and
I are over here at thirty fiveseventy five Lily Lane having a great time.
This beautiful new construction, four bedroomhome is ready enough for you to
come. We've got lots of DanaSimmons real estate swag. We've got this
really cool cheeseboard to give away.So I'm looking forward to having some more
(15:09):
visitors. Yeah, and um mein that house has some beautiful finishes in
there too, Like we talked aboutum Neely talked a little bit about it
on the first one. UM,these homes, when when you talk about
them being spec they're really not spechomes. They're they're really like a custom
home because the finishes are all upgraded. Yes, beautiful tile, floors of
(15:31):
beautiful grant encounters, awesome living space. Yeah, and that that gas cook
top and the pot filler. Imean, it's so many extras, all
the extras, and it's built byUM Trademark Homes, which UM Trademark Homes
has been in business for a verylong time. They've been building in not
only Jefferson but also Harden County andhave a great reputation. Uh, They're
(15:56):
not UM a big company that's justcome in and laid down a ton of
homes and then left. These people, David Bassa, John Hamilton, they
live in the community, they lovethe community, and they stay in the
community so that if there's any kindof issue, they're right there to handle
it. So, UM, Christy, I'm so excited to see how many
(16:17):
people come out to take a lookat it. And I hope you guys
have a great time out there today. Absolutely, Hey, and this house
is priced to sell, so y'allcome on by. I think that's a
great idea. So thank you Christyfor calling in m We have been uh
huh bye bye. We have beentalking about lots of things going on,
and one of the things that wetalked about is that today we are actually
(16:40):
giving away a super cool orange yettibag. And man, that thing is
nice. It is so nice.Everyone at the office was like, why
can't we have I'm like, okay, we'll figure out something where maybe you
can win it. It is andit's a beautiful color. Oh if anybody
is a Texas longhorn, oh man, that is that's a cooler for them.
(17:04):
Yeah, well we are giving thatcooler away. What we did is
we have mailers that we send outUM every other month or so. And
our last mailer UM that we sentout, we sent out one of our
couzies and we asked people to snapa photo of their orange couzie in a
place that's special to you. Andit was so much fun to see all
of the locations UM that people snappedtheir couzies and then they posted and tagged
(17:30):
us on social media and so wehave all of their names here in this
really cool cup. And Anie,I'm going to pass the cup to you.
Do this um and let you pick. Okay, twist winner. So
heavy, isn't it cool? That'swe have some cool cups too, we're
going to be giving away. Soand you're I loved your idea with people
(17:52):
taking you on vacation with him withyour little can hugger. Yeah, yeah,
I love it. And they werein Cancoon, Hawaii, the lake,
I mean all over. You werethere with him? Was there?
I My dream has been to goto Hawaii at our twenty fifth wedding anniversary.
Kenna and I, we're supposed togo. Well, my daughter graduated
from Lamar and her bow at thetime proposed to her. Okay, and
(18:14):
so instead of Hawaii, we planneda wedding and we still haven't been.
We still haven't been there. Sowell, it's still there and Hawaii's waiting
for you, it is. Andmy couzie made it there. So and
that was Linda Allen, one ofour past clients. She's the one who
who posted that picture. But goahead and draw, and let's who's going
to win this cool yeddie bag.The winner is Dana. You're not going
(18:37):
to believe this is it? LindaAllen. It's Linda Allen. I am
not kidding. That is so funny. Yeah, you got a lot of
names. I know, I know. Yeah, Mike Roby's in there.
I'm just thinking of the names thatI know better in there. That is
great, that's kind of well,Linda's supposed to win it, I guess.
Yes. Congratulations Linda. That isso bizarre. She's one of the
(19:00):
first people who posted too. CongratulationsLend Yeah, congratulations Lenda. Well,
we do have a full show todayand one of the things that we also
wanted to talk about, Um,you know, Andy, we have heard
of whole sellers and there for somepeople they think that's a bad word,
right, because there are some wholesellers out there who were not doing it
(19:25):
properly, right, But there arealso whole sellers out there who are for
instance, I am a wholesale buyer, right. And there are different ways
that people can approach selling their home. But we want to talk about the
good and the bad so that thejust like you talked about in your last
segment, educating, right, Yes, we really want to educate the consumer
(19:48):
on what is a good way forthat to happen and what can be some
of the challenges to look for ina transaction as well. So tell me,
tell me what you got. Sowhole sailing For those of you who
aren't familiar with it, it's ait's a real estate model wherein you have
buyers out looking for properties to buyit, a discount to buy it,
(20:12):
a wholesale price per you know,per se, and so as such they
play, they play a vital partof the real estate ecosystem, is the
way I look at it, becausethe properties that wholesalers tend to identify are
those that are not easy to sellon the open market or through traditional means.
(20:33):
They may be a distressed property withneed a lot of work. There
may be pending foreclosure, They wereabout to lose the home to foreclosure.
It may be somebody inherited the houseand they live somewhere else and they just
don't want to mess with they don'twant to be done with it. So
a wholesaler is able to come inand they do want to buy it for
a discount, you know. Sothat's the first thing you have to know
up front. They wanted a discountbecause they have to make some money off
(20:55):
of it, but they're often youknow they're going to be able to pay
cash. They often will just buyit as is, not ask for any
repairs, and they can usually closequickly. So, um so I just
kind of want to put that outthere up front that they do. They
do play a play a vital role, but as you mentioned, there are
some things that you have to beaware of as a as a seller.
(21:17):
And I'll say this a capital title, we close a lot of wholesale business
and we have really good relationships witha lot of wholesalers out there, and
we actually close transactions for wholesalers thatare that are buying properties in Austin,
San Antonio, Houston. They likeusing us so much because we're familiar with
their business model and we're able toclose them. So we we like working
(21:38):
with wholesalers. One of the thingsthat wholesalers often do is one of their
methods, if you will, isto do what's called an assignment contract,
and so they will buy the property, they will get a property under contract,
and then they will look for asecond buyer or they may already have
a second buyer to sell it tofor a little bit more than they're paying
(22:00):
for it, and they make what'scalled an assignment fee off of it.
So that's how they make their moneyoff of an assignment you nothing wrong with
it, completely legal. So Iwas listening to a podcast yesterday from a
wholesaler and he wasn't in this area. He was somewhere else. His marketing
budget is fifteen thousand dollars a monthto identify properties. So these wholesalers,
(22:21):
a lot of them, They spenda lot of time and a lot of
money to go out and find theseproperties that need a purchaser. You know,
they're having trouble selling or whatever,So they spend a lot of money
identifying them, and then they thenhave relationships with many times investors that they
can sell the property to, andthat investor is still purchasing it at a
price that works for them if theywant to use it as a rental property
(22:45):
or something. So, in anutshell, that's what a wholesaler is.
So the first thing I would tellthose of you listening out there, if
you have a property for sale,someone approaches you. A lot of y'all
out there listening probably got a mailer. We buy ugly houses. Those are
wholesalers. You know, you probablygot a mail or at some point in
time from what's going to be awholesaler. If you when you're when you're
visiting with them and you go undercontract, if the contract says as the
(23:07):
buyers says and or assigns, justknow they're looking to sell that contract.
They're looking to find a secondary purchaserto sell it to. So just know
that upfront, and a good wholesalerwill explain that. I mean, they'll
explain that, hey, here's what'swhat's going on, so one of them.
And the good thing is I mean, it's a good thing for a
lot of people. It's better thanthem losing the property, right, and
(23:32):
so there are times that working witha whole seller is the best option that's
right, because they may not beable to sell it. These properties often
cannot get financing, They have titleissues that are going to take a while
to you know, that may takea while to clear up. Actually a
lot of them do, and weend up getting them cleared up. But
yeah, they may not have anotherviable option to get the deal done,
(23:52):
and so a wholesaler can fill thatrole for them. It's also a matter
of convenience, Like you talked aboutI mean one of the properties that I
purchased as a wholesale. But wholesalersdon't always buy and then sell right.
For instance, there are some propertiesthat if someone's ready to sell it wholesale,
I may buy it and then flipit. But there are some properties
(24:15):
that I'll buy and then I'll keepand we'll talk about in a minute,
put it into my portfolio of rentalproperties. But the thing is that when
you hear the word whole seller,it's not always a bad thing. That's
right, But there are some challengesthat can come up. Yeah, and
I think you and I have visitedabout this before the show, and I
(24:37):
think that the one thing to beaware of when you're working with someone like
a wholesaler, read the contract reallycarefully because there may be some provisions that
are in there that aren't in yourbest interest. And there's nothing wrong with
it. I mean, that's youknow, it's a buy or beware seller.
Beware out there if you will,so you know, make sure that
you understand every part of the contractbefore you sign it. You know,
(25:00):
I've heard of some situations and youyou mentioned this too. There's a sixty
day inspection contingency. You know,that's a it's a long time to take
your property off the market. It'stoo long, yeah, you know,
and so and you you know,a seller may sign that contract not knowing
that's what they just signed. Sojust just look at it carefully, you
know, you definitely, um assometimes wholesalers they don't even want to do
(25:21):
inspections. They'll just buy it asis. Hey we'll take it. But
sometimes you just have to look inthere, make sure you make sure you
understand what you're signing off on,you know, and them having inspections,
there's nothing wrong with that, butit you know, just be aware of
the amount of time that they're askingfor. I think that's the key.
You know, people, UM justneed to know. In every industry you
have people who are doing it rightand who are have a good heart and
(25:45):
um, yes, they have tomake a living, it's why they do
what they do. Um. Butthen there are those in the market who
were trying to really um harm rightpeople. And so what you said is
critical read the contract. I've hadpeople come into my office and you know
the contract. I had to referthem to an attorney because I didn't represent
(26:06):
either party. And so that,but I know what it said. Yeah,
and I know the contract was writtenin the best interest of the buyer
and definitely did not look out forthe seller. Yeah, well, that's
good you're able to Well, it'dbe better if if if they would have
called you before they signed, beforethey signed the contracts. Is probably worth
(26:26):
mentioning here that definitely use Dana asa resource if you ever have a question,
because I know you're always willing tohelp help people in whatever whenever you
can. Sure, whenever you canlegally help, I'm absolutely open to help.
There you go. But another situationthat happened to us this week that
I think is important to note.Um, we had a whole seller who
(26:48):
was purchasing a property and they wantedus to list that property. Right,
but this whole seller was the buyerat the time, they didn't legally own
the property. So in the stateof Texas, it requires that the person
who signs that listing agreement is theactual owner of the property. And so
(27:11):
that's the other side that you haveto be really cautious about. Because he
said, well, I've had otherpeople do it, and I said,
I understand there are other people whodon't follow the law like I do.
But I like what I do andI want to keep doing it, and
I'm not willing to risk it.And so did it. Okay, Okay,
Well that's them, not me.But as much as I know,
(27:34):
I'm going to make sure I'm followingwhat the text real Estate Commission says I
can and cannot do. And soI cannot try to explain that. And
while sometimes they get angry because it'snot what they want to hear, right,
it is what we have to do. So for some people that that
is not what we can do untilthe wholesaler actually closes on that property,
and as the legal owner at thatpoint, we can then in turn do
(27:56):
it. But many wholesalers are doingwhat you say, They're assigning it.
Yeah, And as I mentioned,we close a lot of those transactions,
and I don't think it would befair to say we're the only title company
that does it, but I knowwe close more assignment contracts than anybody else
out there, and it's and it'sbecause we have teams that are set up
(28:17):
for it, that understand it.In these assignment contracts, you ultimately,
under most situations, you end uphaving what's called a double close you have
and it all happens on the sameday. Generally, you have a close
between the wholesale buyer and the seller, and then you have a close between
the end buyer and the wholesale buyer, so it's called a double close.
(28:38):
Two different settlement statements are involved.It's a little bit more expensive to do
it that way, but a lotof wholesalers want to do it that way
because it well, quite frankly,it it preserves some confidentiality between what they've
worked out with the end buyer righton the house to put it other than
that, and there's nothing wrong withthat, but that's how a lot of
(29:00):
wholesalers end up end up doing it, because if you do a single close,
if you close them all together,then all of the data, all
of the information about who worked outwith whom, it's all on one settlement
statement and we've had some whole Ifyou're a wholesaler out there listening, which
there may be because I know youadvertise this, you know you as this
show was going to be about that. If you're a wholesaler out there listening,
(29:22):
just know that if we don't doa double close, all of the
figures are going to go on thatsettlement statement, we have to disclose everything,
and we've had some wholesalers not behappy with us because they didn't want
everything on the but legally that's whatwe have to do for the Texas Department
of Insurance. So as a result, a lot of wholesalers do a double
close works fine. Seller gets theirmoney that they thought they were going to
get, a wholesaler makes their moneythey thought they were going to make,
(29:45):
and the buyer gets the deal thatthey thought they were going to get.
So it's all fine. Yeah,And I'll tell you I've never done it
that way. I always I'm thetype who at every single listing we give
every seller an opportunity to say,here's what the value is on the current
market, and here's what will buyas our instant offer. And so once
(30:07):
we give an instant offer, it'seither myself or one of our investors will
close on that property. We're notassigning it to anyone else. So,
but it's at a wholesale price,right, And that's what some people are
like, Wow, that's super low. Well, it's low because it's wholesale
and there's a risk involved, Alot of risk involved and so there are
(30:30):
both options, and we offer bothoptions. So it's whatever's going to be
easier. For some of the clientsthat I have. They don't want to
fix the house up, just likeyou said, and they just want the
convenience of just get it done.And so we'll do it. Do we
have time before we go to thenext break. Let's go to the break.
Let's go to a break. Andwhen we come back, hold that
thought, Andy, I got it, and you guys want to stay tuned
(30:52):
because I'm sure it's a really goodthought, So don't go away. This
is the Dana Simmons Show. Whatdo you need to sell your home?
No one makes it easier than DanaSimmons of Danas Simmons Really sell you.
Hold on God hesitated to Simmons Realist. Welcome back. This is Dana Simmons
(31:15):
and we are talking with Andy Hemmingsabout all things whole selling. Whole selling
and what that means and how thereare different ways to look at it.
But before we got left on thebreak, Andy had an incredible thought.
But before we do that, Iwant to remind you that we're having an
open house at thirty five seventy fiveLily and thirty five forty nine Lily Lane.
(31:36):
Both of those are in the fairField Edition, which is right off
Major Drive, right there by King'sPharmacy, between m Delaware and Fulsome.
So love for you to come outregister to win chareshootery board and we have
a lot of swag out there,So head on over and see the girls
that are out there and tell themDana said, hi, and how much
I appreciate them. They're like allrock stars, so they're super good.
(32:00):
Andy you you were all waiting tohear what you had to say. Yeah,
I'm for baby. A little bitof a let down here, but
now I was just going to sharetwo properties that I bought wholesale, and
it wasn't intention intending to be awholesale buyer, but it just kind of
illustrates the situations that pop up wherethese transactions may happen. One was a
(32:23):
real estate agent approached me. Sheknew I bought properties, and she had
a buyer for a property that wasabout to be foreclosed on. The deal
fell apart five days before closing,and she came to me and she's like,
look, this guy's about to losethe house. Can you do the
deal and I and I did.I mean, the title work was already
(32:45):
done. I had the cash,but I went and I sat down with
the seller. She and I andthe seller went. We went and sat
down and I told him. I'mlike, here's what I can give you
for the property. Here's the numberthat's going to work for me. And
I knew. She told me howmuch he owed, and I knew he
was gonna make. I said,you're gonna make X amount of dollars.
You're gonna walk away with X amountof dollars. Your property is worth more
(33:05):
than this. I'll just tell youit's worth more than this. But here's
what I gotta do. I gottago in and fix it up, and
I'm going to resell it. Andthere's some risk involved, so I need
to know that I'm buying it ata price that I'm not going to lose
money. You know that I maybreak even at the worst, but hopefully
I'm gonna make some money. That'swhy I'm offering you this price. And
he said okay, and he didthe deal, and so he made a
(33:28):
little bit of money. We fixedit up, flipped it. I made
about the amount that I wanted alittle bit less, and I actually use
that money to build Lisa's art studioin the backyard. Interestingly enough, Sunset
Studios, and so we used itfor so it worked out well for him,
worked out well for me. Anotherone was another real estate agent told
me about It was a little houseon Folsom in a really really bad condition,
(33:52):
and the guy needed to get itsold because, funny enough, he
had a corvette that he wanted tobuy and he needed the money right away.
And so I'm like, I madehim an offer, and I'm like,
look, it's low. I said, if you list this property,
you're going to be able to makemore money than this, but it may
take your while to sell it.Yeah, I can give you cash,
we'll close asap, and you canget that corvette. And he goes okay,
(34:13):
and he took it. Yeah,And I end up keeping that property
for a rental and it and itended up doing pretty well, but end
up having put an ac and aroof, so I had to do a
lot of work to it. Butanyway, so those are the kind of
situations that happen. And I justbelieve in transparency and being real upfront with
people and letting them know look,you have options. Here's what I'm willing
to do, and you know,there you go. So, same thing
(34:34):
happened to me. And providing aseller's estimated net you know, yes,
that's super important. I want thatseller to know exactly this is how much
money you're going to walk away withas closely as I can. That's what
we call it estimated net. ButI'm telling you we're always so close.
It's like right there. And normallyI overestimate the costs so that they end
up with more than my net sheetbecause I always want people to be happy
(34:58):
at closing. Yeah, even ifit's a hundred dollars more or whatever.
It's just it makes them feel bad. I'm build in a little cushion,
just a little. Um but I'vedone the same thing, and every single
time I've bought one of those propertiessomething has come up. It does.
Yeah, I mean you're assuming alot of risks there. There is something.
Every time I bought a little propertyout in Willow Creek and it was,
(35:19):
you know, one of the olderhomes. But um, we the
people I had gone to their houselike six months before. I had said,
here's what you can list it for. But here are the things you
need to do, and if youupgrade it these this is what you can
list it for. Gave them alltheir options, or if you want me
to buy it as is today,this is my um my offer for you.
(35:40):
Well six months later they called meand they said, can you come
over? And so I went overand one of the bedrooms had the carpet
ripped out and there were eight differentcolors on the wall because they couldn't figure
out what color they were going topaint it, and had started working on
a few other things, and sothe house was in disarray and they were
(36:06):
completely overwhelmed. Yeah, and theysaid, we just can't do it.
Um, you know what, whatcan we work out? And um,
so we worked something out. Istarted working on it to get it ready
to put back on the market.Um. And I when I'm doing one,
I always do it really well.I've seen them so well that my
(36:30):
son and daughter in law came homefor a visit and decided to move back
to Beaumont and wanted to buy thathouse. So wow, that's awesome.
They are actually now see the lordhad a purpose and me getting that house,
I know. It's just so interestingthe way things happen and how every
little piece of uh yeah, Ken'sgoing over there. It didn't end up
(36:52):
being the greatest investment with UH wasan emotional investment. Listen, it's it
is. The best investments are goingto take care of you in your old
age. Can or no? Notjust that. I there here and I
have my grand baby here and oneon the way. There's no investment I've
ever made that's better than that investment. Let me just say so. So
(37:13):
there are lots of different ways thatcan happen. Okay, I got something
else I need to say. Oh, we're good. We got a second.
We're good. So you're talking aboutdoing an estimated net proceeds for them,
all right, So here's another thingto mention to sellers out there.
If you're looking at doing a wholesalesell to a wholesaler. A lot of
times I'll write a contract that they'llpay all the closing costs. Okay,
they will pay everything, and theydo. They pay all the closing costs.
(37:36):
But what happens is what's not coveredas pro rated taxes. And with
this happens quite often at our titlecompany. The seller will come in and
they'll see their bottom line and it'snot what they expected, and it may
only be depending on the tax thatmay only be a few hundred dollars list,
but sometimes it's thousands of dollars lessbecause we're late in the year and
the pro rated taxes are pretty high. So just know as a seller,
(37:57):
when when a wholesale byerses are gonnapay all the closing costs, that does
not include proaded taxes unless you specifiedin the contract if you want them.
If you want your bottom line tobe what the sales price is, you
got to take into account the proraated taxes. Absolutely, we're gonna give
you more tips and more information.If you have a question, I haven't
even told you you could call inand ask Andy a question. And it's
getting kind of late now, butif you have a question, Nate nine
(38:19):
six five eight four, we're gonnago away to a next break, but
I don't want you to go away. We're just gonna go away for a
minute and we're going to be rightback. This is Dana Simmons with the
Dana Simmons Show. Would you needto sell your home? No one makes
it easier than Dana Simmons of DanaSimmons Really sell your home, don't hesitate.
(38:39):
Simmons, last Realist, Welcome back. This is Dana Simmons and I
am joined by Andy Hemmings with acapital title today. And man, we've
had a full show, and Andy, there's so much left unsaid. I
mean, it's been like so muchthat we could keep talking about. I
know, I know we need atwo hour show today, we do.
(39:00):
And Dana, let me just say, I just really appreciate you having me
here. I always enjoy being onthe show. A knock on wood.
I have yet to meet a microphoneI don't like, so I just appreciate
everything that that you do. Youknow, not only in the real estate
industry, but just in the community. I mean, you're such a giving
person, always doing for others,and I appreciate it. And I just
(39:24):
I love being here with you,enjoying very much. Thank you so much.
And I just like you, lovebeing an educator too. I love
helping them, the public and ourcustomers and clients and those who listen just
understand terms and things that maybe theyjust haven't thought of, or maybe they
don't understand the full picture. AndI don't want them to get in a
(39:44):
position that they get hurt. Yeah, because they didn't have all the facts.
So I love bringing content that's goingto help others, you know,
try to be protected. But ifthey ever have any questions, Andy,
you're a capital title. Tell everyoneif they have questions, how would they
get in contact with you? Sure? My phone number is A four h
nine six five eight three six ninefive and email A Hemmings at ctot dot
(40:10):
com and I'm happy to help.So we do have a caller, so
I should have mentioned it earlier,Tim, Tim is on the line,
Tim, what's your question? Yeah, Dan, I just got a quick
question. I live in Groves.After Harvey, I completely gutted the house
and rebuilt it. So it's it'ssitting on its existing frame and slab,
but from the roof, electrical,AC, sheet rock, everything, it's
(40:32):
at the brand new house. Myproblem is is I don't have a down
payment to buy something else. I'dhave to sell this one. And with
the market like it is, youknow, how long do you think it
would take to sell? Well?Um, Tim, there are so many
things that would play into that.You know. One of the things is
(40:52):
school district. One of the thingsis size of your property, and so
if you're in a price point that'sunder two hundred fifty thousand. You're in
the Portnahis Grove School district. Letme tell you those are flying off the
market. Those are selling really well. So that's an opportunity for us to
come out, take a look atyour property, give you an idea of
what the value is, and thenbe able to say this is our estimated
(41:15):
time on market. Now none ofus can say for sure, but I
can give you a pretty decent ideaof here's what's happening now, and so
this is what you can look for. Many people have to sell to buy,
so a contingency is something that youcan do. Or you know,
First Financial Bank offers a lot ofproducts that would allow you to go ahead
(41:35):
and get a loan for the propertyprior to selling. So you have lots
of options. We just need toknow what your specific option. So if
you'd like for us to help youdo that, you can call my office.
Cindy is actually taking calls today fourzero nine eight six six eight three
two six, Or you can goto DSRE dot com and put in your
information and Cindy will call you immediately. She's working until eight o'clock tonight.
(41:58):
And we'd love to help you maya wise decision on how to make that
happen for you. Well, Iappreciate it, and you'll have a blessed
date. Thank you, Tim,appreciate you calling in. So if that's
your question you don't know how todo it, we want to help you.
And every single situation is going tobe different, so we want to
be able to come out and giveyou options. Not every square peg fits
(42:20):
in a round hole. So andthere are definitely options for Tim. That's
a good market out there. They'refinancing products out there that you mentioned,
So yeah, Tim, there arethere are definitely options, and I know
Dan has got a lot of themto share, and that's the thing.
We want to give you all ofthe options. Well, we have so
enjoyed you joining us today on theshow. Andy, it has been so
much fun. And he's coming backSeptember sixteenth. You're actually going to host
(42:43):
for me, Yes, I am, and I can't wait. I love
being a guest, I love beinga host. I just I just like
being here. I'm telling you,and you always bring such great content,
so we really appreciate you doing that. Thank you guys for joining us.
And when we come back next week. We're going to have some additional information
for you. We want to makesure that we're giving you as much content
(43:04):
every single month as we can.Next week we're going to be talking with
Lee Potter about this Hot Hot worldand what you need for your HVAC.
So be sure and join us nextweek for the Dana Simmons Show. Until
then, have a great Saturday.
Hey, everybody, it's your board. Gary Levox of Rascal Flats, Beaumont.
I made a lot of friends thereon the road. And one of
my friends that you need to meet, especially if you're selling your home,
is Dana Simmons of Dana Simmons Realty. Her team is the real deal,
top shelf, next level, andshe makes it so easy, and I
like easy and remember sell your homegone Hesitated Simmons Fearlesstate, Well, Howdy
(00:31):
Southeast Texas. I just love thatsong. Gary Levox did such a great
job and it just makes me wantto dance. So you know, it
just gives you just like that groovingfeeling and it makes you move. But
I hope you guys are enjoying thiswarm Saturday afternoon. We have so much
excitement going on here. First,we have a few open houses that are
happening out on Lily. Lily isin the fair Filled edition and if you're
(00:56):
not sure where is that located.It is a major drive between Fulsome and
Delaware. If you know where King'sPharmacy is located, just turn right in
there. That is where you'll pullin. Go to the back of that
edition. You'll see our open houses. Turn right on, Lily, and
we have two houses out there andwe would love for you to be able
(01:18):
to take a look at those andgo into a drawing. Four. We
have a charshootery or cheeseboard that we'regoing to give away today. So head
on over and we're going to talkhere briefly with Neely cooling. She and
Morgan or out at thirty five fortynine, Lily. So Neely, give
me a little idea what's going onout there? Hey, Dana, Like
(01:40):
you said, we're at thirty fiveforty nine, Lily. We've got a
great property here, four bed,three bath. It's about twenty five twenty
five square feet, so that's easyto remember. But it is just gorgeous.
It's got an open floor plan splitconcept, so you've got your guest
rooms away from your master suite.But it is really pretty new build.
(02:01):
You definitely want to come check itout in person. Yeah. And one
of the things that I think somepeople don't realize is our spec homes here
are really more like customs. Imean, they have some fine finishes in
that house. For sure. It'snot boring whatsoever. No, not at
all. Well, I hope youand Morgan get to meet a lot of
(02:22):
nice people. I'm telling you they'renice people, so you're gonna want to
go out and visit with them andtake a look at that property. But
we also have today for those ofyou who receive our mailers. We sent
out our mailer and a kuzie andasked you to snap a photo of your
kuzie in a place that's special toyou. And oh did we have fun.
(02:44):
We had kuzies in Hawaii, wehad kuzies in Kozumau, we had
couzies at the lake, We hadcouzies take pictures taken all over Southeast Texas.
And so all of those who didgo ahead and and take a photo
of their kuzy, they get togo into a drawing for a super cool
(03:07):
yetti bag. It's an orange.It's a Dana Simmons real Estate orange yetti
bag. That is so fun.And so if you're like, hey,
Dana, I didn't get that mailout and I'd really like to go into
some of those fun drawings that youguys do, you can too go into
our website at Dana Simmons real Estatedot com Dana Simmons real Estate dot com,
(03:30):
and once you get to our website, there will be a little pop
up that'll say sign up for ourmailers. You can go ahead and sign
up, and about every other monthwe send out something super fun. We've
done all kinds of different things,and we love engaging with our customers and
clients who are getting those mailers andthen letting us know how much they're loving
(03:53):
them. So if that's you andyou say, yeah, I'd like to
be a part of that, goahead and go sign up for our mailers.
To a day on the show,we have Andie Hemmings. And Andie
Hemmings is with capital title, butfor those who don't know, he is
an amazing singer and plays the guitarand has a beautiful wife, Lisa Hemmings,
(04:14):
who happens to be the stager forour team, who does all of
our staging, and she is thebomb, and the two of them even
singing together. You may have seenhim when Little Brunos was there, and
then you've been at Cotton Creek Wineryand you've just been all around Beaumont.
Yes, and I love it.I really enjoy getting out and playing and
singing with her. It's it's mypassion. Yeah, I'm not a golfer,
(04:38):
not really a hunter. I like, I'd just like to play music
well, and you do such agreat job, and it's just cool,
relaxing, enjoyable. It's not therapy. So where's your next one? Where's
your next You know, I haven'tbeen. My next one will probably be
at Cotton Creek Winery. Haven't beenplaying here lately, just due to things,
things happening, you know, personallywith my father and God rest his
(05:00):
soul. And I wasn't planning onthis, but I got to just give
him a shout out, Milton,and we miss him very much already.
So just a lot going on there. I haven't been in the right spirit
to play music, but I'm readyto. I'm ready to get back out
there again. Well you, Iwas actually at that funeral, and you
did an amazing job honoring Milton withwhat you said. But you also have
exciting news because you have your sonfrom serving our country and what an honor
(05:28):
we have and saying thank you Drewfor doing that for us, but thank
you. You also have a dayjob, though I do and do.
I have a day job, sometimesa night job to keep She's super busy
because Capital Title has has locations allover Southeast Texas. So talk a little
bit about what you do for them. Sure, thank you, Dan,
I appreciate that. Yes. SoI work with a Capital Title of Texas
(05:50):
and we have five offices here locally, and we close real estate transactions.
That's what we do. And sowe're in Beaumont, Lumberton, Orange Port,
Arthur, and now down in CrystalBeach. We actually have locations all
over the state, about one hundredand fifty locations all over the state,
but here locally. I am thebusiness Development rep for Capital Title Southeast Texas.
So as Bill Shattuck, our benevolentowner from Orange Texas put it,
(06:13):
said, Andy, your job isto keep the business we got and go
out and get more business. Sothat's what I do, you know.
So personally, my role is tobring value to our customers, which are
real estate agents such as yourself,who tend to have a strong say and
where real estate transactions close. Sothat's our job is to bring value to
real estate agents out there by providingthem education, but ultimately to provide good
(06:33):
service. You know. I liketo tell people that we don't we sell
title insurance, but that's not ourproduct. Our product is service. You
know, title companies all over thestate. The fees are essentially the same.
We're regulated by the Texas Department ofInsurance, so no matter where you
close, you're gonna pay about thesame amount of money. So what you're
really paying for is the service thatyou receive throughout the transaction. There's a
(06:56):
tremendous amount of moving parts in areal estate transaction. In addition to clearing
the title and issuing the title policy, we are the kind of facilitate all
the different parties, bring everybody togetherto the closing table, collect and disseminate
funds at the end of at theend of closing. So it's like I
say, a lot of moving parts, and it's a very very specialized type
(07:16):
of work. And we have suchan excellent team of people here locally,
and I'm just really proud to workfor him. Yeah, and I've known
you far before when you worked asa working at the title company, and
it's just so cool to see howGod has used every single part of your
your journey. I mean you startedout originally you were a teacher, that's
(07:38):
right, that's right, years andyears ago. Yeah, years, So
my career trajectory is far from linear. It's a it's a it's a very
twisted path. But everything happens fora reason. So even at one point
in time, I was drawn togo to Austin, Texas to build guitars,
which I really am thankful for doingthat. I've I've made friends through
(08:01):
doing that that you know, havelasted a lifetime. But when Lisa got
pregnant with our first Drew, who'shung now home from the Navy as twenty
four years ago, I knew thatI had to get in a career where
we could support the family more sothan building guitars was going to do.
So that's when I got into realestate with my mom, Nidra McGee high.
(08:22):
Mom, I don't know if you'relistening, but hello if you are.
And she was one of the ownersof Remacs at the time, and
I went to work with her asan agent, and I just fell in
love with real estate right off thebat. And when I learned that yes,
it's sales, but truly all aboutrelationships and service. It's just noted
and education too. I always lookedat because I was a teacher at one
(08:43):
point, master's in education. ButI learned that in sales and real estate
sales, it's education. We're educatingthe seller on their options on getting their
home, soldier educating the buyer ontheir options on purchasing the home and everything.
It's education really, it's what itcomes down to. So when I
learned that that if you just takecare of people, you educate them properly,
things just take care of themselves.And I was able to achieve some
(09:07):
success pretty quickly, and I waslike, Okay, this is this is
what I was meant to do.Um. I Then, after selling real
estate for a while and having agood career going, I was drawn to
start teaching more so I started teachingfor Eddie Stockton, whom you knew,
and I mean you may have gottenyour real estate sate license from him from
him. Loved Eddie Stockton. Hewas so good. But um, I
(09:28):
see where he trained you in away that you have so many of his
gifts too. Oh thank you,yes, thank you. I appreciate that.
That's a very big compliment. Um. They they hired me to work
under Eddie as his assistant sales managerand help with agent education and teaching,
and I like that. So Istill sold real estate, but I also
(09:50):
started coaching and teaching agents as well, and that was a coal banker banker.
Where are you and uh, that'swhere we first met. Yeah right,
yeah, I mean I knew whoyou were from real estate because you
were at another company while I wasa cobal banker, and then you came
on board while I was there withum, Sam and Ann who I absolutely
love. Their amazing people. They'relike, they're like family still and Sammy's
(10:13):
my guitar play and buddy actually,so that's exactly right. So that was
great I did. I did thatfor about ten years. I worked for
them, and then I was calledto do something else and I got into
title insurance and it was a itwas a it was a wake up call
because although I knew a lot aboutreal estate, I didn't know a lot
about the title side of it.And so it was a pretty steep learning
(10:37):
curve at first to really learn howthe title industry works and how complicated it
is and totally different than what weknow is real estate agents. It's a
completely different skill set, knowledge set, everything, and way of working.
It's it's just totally different. ButI was able to because I developed so
many good relationships over the years asa real estate salesperson, I was able
(10:58):
to transfer those relationships over to thetitle side of it and carry those relationships
with me and bring some benefit tothe title companies that I've worked for.
And so nothing's really changed. I'mstill out teaching, educating, it's just
under a different umbrella now for adifferent player in the real estate transaction.
But the benefit is that you havethe fuller knowledge, more than most people
(11:22):
have because you've been in every singlesegment of it, which allows you to
have just some key important information thatfor instance, I'm having a challenge.
You know what it's like to bein my shoes. And so when I
call you and say, Andy,I need some help, yeah, I
feel you're paying Yeah, that's exactlyright. I know, I know exactly
(11:43):
what you're dealing with. I gota call yesterday from someone. They got
my number from somebody. I forgotwho. They said, somebody told us
we have to call you. Sothey call me, and it was a
title company in Tyler, Texas,and all these people were there was like
three people on the phone, like, we don't have an access easement,
we don't know what's going on.We're trying to close what do we do?
(12:03):
And I'm like, I don't evenknow what are we talking about?
You. So see, they werehaving a problem with a closing and nobody
could answer the questions. So theyended up calling me, and I said,
look, I would love to helpyou. I love helping people.
What you're telling me, I understandwhat you're saying, and I understand the
urgency, but I can't help you. I said, I don't know.
(12:26):
I mean, we're not the titlecompany handling it. I'm not sure what
to to how to help you.And they go okay, fine, and
they and then they hung up.But anyway, point is I knew what
they were talking about, but forthem, I couldn't help. They were
up in Tyler, Texas, youknow, So I thought that was kind
of funny. Well, and Iknow you get those calls all the time
for all of us who are havingchallenges or issues, and you walk through,
Okay, here's how we here's howwe can solve that problem. So
(12:48):
we're gonna come back and we're gonnatalk more with Andy about all of the
things that he has some great justpast history and information on So we're gonna
visit about whole selling. We're goingto visit about single family residents investing.
But also we're going to come backand we're going to talk to Christy who
is at thirty five seventy five LilyLane, because we have those two open
(13:11):
houses going right now until one thirty. It's out in the fair Field Edition,
which is off major drive between Folsomeand Delaware. Head on out and
you can check out Morgan and Neelyand Christi and Shannon. They're all out
there ready to show you those propertiesand give you a tour of these beautiful
trademark homes. So we have alot more show left, so much to
(13:33):
talk about. Don't go away.This is Dana Simmons with the Dana Simmons
Show. Would you need to sellyour home? No one makes it easier
than Dana Simmons of Danas Simmons Reallysell your home night, don't hesitate Simmons
Peerless, Welcome back. This isDana Simmons and I'm joined by Andy Hemmings
(13:58):
from Capital Title and we are arehaving a great time today. We have
so much going on. We arehosting a couple of open houses at thirty
five forty nine and thirty five seventyfive Lily Lane, in Beaumont, and
those two homes are in the fairFilled Edition. Which fair Filled is that
edition? You know where King's Pharmacyis right there on Major Drive. That's
where you turn in. It's betweenFolsome and Delaware. So come on out
(14:22):
and take a look at those twoproperties. Our team members will be there
till one thirty and on the phone. Now, I think I have Christy
Bruce, so that Christie, I'mgoing to mess it up. And it's
an easy name. Christy Brusard.Christy Brussard with thirty five seventy five Lily
Lane is where she is. SoChristy, tell me a little bit about
how things are going out there foryou. Hi DANEA, Hi Andy,
(14:45):
Hey Christy, how are y'all great? We're having fun. We're Shanna and
I are over here at thirty fiveseventy five Lily Lane having a great time.
This beautiful new construction, four bedroomhome is ready enough for you to
come. We've got lots of DanaSimmons real estate swag. We've got this
really cool cheeseboard to give away.So I'm looking forward to having some more
(15:09):
visitors. Yeah, and um mein that house has some beautiful finishes in
there too, Like we talked aboutum Neely talked a little bit about it
on the first one. UM,these homes, when when you talk about
them being spec they're really not spechomes. They're they're really like a custom
home because the finishes are all upgraded. Yes, beautiful tile, floors of
(15:31):
beautiful grant encounters, awesome living space. Yeah, and that that gas cook
top and the pot filler. Imean, it's so many extras, all
the extras, and it's built byUM Trademark Homes, which UM Trademark Homes
has been in business for a verylong time. They've been building in not
only Jefferson but also Harden County andhave a great reputation. Uh, They're
(15:56):
not UM a big company that's justcome in and laid down a ton of
homes and then left. These people, David Bassa, John Hamilton, they
live in the community, they lovethe community, and they stay in the
community so that if there's any kindof issue, they're right there to handle
it. So, UM, Christy, I'm so excited to see how many
(16:17):
people come out to take a lookat it. And I hope you guys
have a great time out there today. Absolutely, Hey, and this house
is priced to sell, so y'allcome on by. I think that's a
great idea. So thank you Christyfor calling in m We have been uh
huh bye bye. We have beentalking about lots of things going on,
and one of the things that wetalked about is that today we are actually
(16:40):
giving away a super cool orange yettibag. And man, that thing is
nice. It is so nice.Everyone at the office was like, why
can't we have I'm like, okay, we'll figure out something where maybe you
can win it. It is andit's a beautiful color. Oh if anybody
is a Texas longhorn, oh man, that is that's a cooler for them.
(17:04):
Yeah, well we are giving thatcooler away. What we did is
we have mailers that we send outUM every other month or so. And
our last mailer UM that we sentout, we sent out one of our
couzies and we asked people to snapa photo of their orange couzie in a
place that's special to you. Andit was so much fun to see all
of the locations UM that people snappedtheir couzies and then they posted and tagged
(17:30):
us on social media and so wehave all of their names here in this
really cool cup. And Anie,I'm going to pass the cup to you.
Do this um and let you pick. Okay, twist winner. So
heavy, isn't it cool? That'swe have some cool cups too, we're
going to be giving away. Soand you're I loved your idea with people
(17:52):
taking you on vacation with him withyour little can hugger. Yeah, yeah,
I love it. And they werein Cancoon, Hawaii, the lake,
I mean all over. You werethere with him? Was there?
I My dream has been to goto Hawaii at our twenty fifth wedding anniversary.
Kenna and I, we're supposed togo. Well, my daughter graduated
from Lamar and her bow at thetime proposed to her. Okay, and
(18:14):
so instead of Hawaii, we planneda wedding and we still haven't been.
We still haven't been there. Sowell, it's still there and Hawaii's waiting
for you, it is. Andmy couzie made it there. So and
that was Linda Allen, one ofour past clients. She's the one who
who posted that picture. But goahead and draw, and let's who's going
to win this cool yeddie bag.The winner is Dana. You're not going
(18:37):
to believe this is it? LindaAllen. It's Linda Allen. I am
not kidding. That is so funny. Yeah, you got a lot of
names. I know, I know. Yeah, Mike Roby's in there.
I'm just thinking of the names thatI know better in there. That is
great, that's kind of well,Linda's supposed to win it, I guess.
Yes. Congratulations Linda. That isso bizarre. She's one of the
(19:00):
first people who posted too. CongratulationsLend Yeah, congratulations Lenda. Well,
we do have a full show todayand one of the things that we also
wanted to talk about, Um,you know, Andy, we have heard
of whole sellers and there for somepeople they think that's a bad word,
right, because there are some wholesellers out there who were not doing it
(19:25):
properly, right, But there arealso whole sellers out there who are for
instance, I am a wholesale buyer, right. And there are different ways
that people can approach selling their home. But we want to talk about the
good and the bad so that thejust like you talked about in your last
segment, educating, right, Yes, we really want to educate the consumer
(19:48):
on what is a good way forthat to happen and what can be some
of the challenges to look for ina transaction as well. So tell me,
tell me what you got. Sowhole sailing For those of you who
aren't familiar with it, it's ait's a real estate model wherein you have
buyers out looking for properties to buyit, a discount to buy it,
(20:12):
a wholesale price per you know,per se, and so as such they
play, they play a vital partof the real estate ecosystem, is the
way I look at it, becausethe properties that wholesalers tend to identify are
those that are not easy to sellon the open market or through traditional means.
(20:33):
They may be a distressed property withneed a lot of work. There
may be pending foreclosure, They wereabout to lose the home to foreclosure.
It may be somebody inherited the houseand they live somewhere else and they just
don't want to mess with they don'twant to be done with it. So
a wholesaler is able to come inand they do want to buy it for
a discount, you know. Sothat's the first thing you have to know
up front. They wanted a discountbecause they have to make some money off
(20:55):
of it, but they're often youknow they're going to be able to pay
cash. They often will just buyit as is, not ask for any
repairs, and they can usually closequickly. So, um so I just
kind of want to put that outthere up front that they do. They
do play a play a vital role, but as you mentioned, there are
some things that you have to beaware of as a as a seller.
(21:17):
And I'll say this a capital title, we close a lot of wholesale business
and we have really good relationships witha lot of wholesalers out there, and
we actually close transactions for wholesalers thatare that are buying properties in Austin,
San Antonio, Houston. They likeusing us so much because we're familiar with
their business model and we're able toclose them. So we we like working
(21:38):
with wholesalers. One of the thingsthat wholesalers often do is one of their
methods, if you will, isto do what's called an assignment contract,
and so they will buy the property, they will get a property under contract,
and then they will look for asecond buyer or they may already have
a second buyer to sell it tofor a little bit more than they're paying
(22:00):
for it, and they make what'scalled an assignment fee off of it.
So that's how they make their moneyoff of an assignment you nothing wrong with
it, completely legal. So Iwas listening to a podcast yesterday from a
wholesaler and he wasn't in this area. He was somewhere else. His marketing
budget is fifteen thousand dollars a monthto identify properties. So these wholesalers,
(22:21):
a lot of them, They spenda lot of time and a lot of
money to go out and find theseproperties that need a purchaser. You know,
they're having trouble selling or whatever,So they spend a lot of money
identifying them, and then they thenhave relationships with many times investors that they
can sell the property to, andthat investor is still purchasing it at a
price that works for them if theywant to use it as a rental property
(22:45):
or something. So, in anutshell, that's what a wholesaler is.
So the first thing I would tellthose of you listening out there, if
you have a property for sale,someone approaches you. A lot of y'all
out there listening probably got a mailer. We buy ugly houses. Those are
wholesalers. You know, you probablygot a mail or at some point in
time from what's going to be awholesaler. If you when you're when you're
visiting with them and you go undercontract, if the contract says as the
(23:07):
buyers says and or assigns, justknow they're looking to sell that contract.
They're looking to find a secondary purchaserto sell it to. So just know
that upfront, and a good wholesalerwill explain that. I mean, they'll
explain that, hey, here's what'swhat's going on, so one of them.
And the good thing is I mean, it's a good thing for a
lot of people. It's better thanthem losing the property, right, and
(23:32):
so there are times that working witha whole seller is the best option that's
right, because they may not beable to sell it. These properties often
cannot get financing, They have titleissues that are going to take a while
to you know, that may takea while to clear up. Actually a
lot of them do, and weend up getting them cleared up. But
yeah, they may not have anotherviable option to get the deal done,
(23:52):
and so a wholesaler can fill thatrole for them. It's also a matter
of convenience, Like you talked aboutI mean one of the properties that I
purchased as a wholesale. But wholesalersdon't always buy and then sell right.
For instance, there are some propertiesthat if someone's ready to sell it wholesale,
I may buy it and then flipit. But there are some properties
(24:15):
that I'll buy and then I'll keepand we'll talk about in a minute,
put it into my portfolio of rentalproperties. But the thing is that when
you hear the word whole seller,it's not always a bad thing. That's
right, But there are some challengesthat can come up. Yeah, and
I think you and I have visitedabout this before the show, and I
(24:37):
think that the one thing to beaware of when you're working with someone like
a wholesaler, read the contract reallycarefully because there may be some provisions that
are in there that aren't in yourbest interest. And there's nothing wrong with
it. I mean, that's youknow, it's a buy or beware seller.
Beware out there if you will,so you know, make sure that
you understand every part of the contractbefore you sign it. You know,
(25:00):
I've heard of some situations and youyou mentioned this too. There's a sixty
day inspection contingency. You know,that's a it's a long time to take
your property off the market. It'stoo long, yeah, you know,
and so and you you know,a seller may sign that contract not knowing
that's what they just signed. Sojust just look at it carefully, you
know, you definitely, um assometimes wholesalers they don't even want to do
(25:21):
inspections. They'll just buy it asis. Hey we'll take it. But
sometimes you just have to look inthere, make sure you make sure you
understand what you're signing off on,you know, and them having inspections,
there's nothing wrong with that, butit you know, just be aware of
the amount of time that they're askingfor. I think that's the key.
You know, people, UM justneed to know. In every industry you
have people who are doing it rightand who are have a good heart and
(25:45):
um, yes, they have tomake a living, it's why they do
what they do. Um. Butthen there are those in the market who
were trying to really um harm rightpeople. And so what you said is
critical read the contract. I've hadpeople come into my office and you know
the contract. I had to referthem to an attorney because I didn't represent
(26:06):
either party. And so that,but I know what it said. Yeah,
and I know the contract was writtenin the best interest of the buyer
and definitely did not look out forthe seller. Yeah, well, that's
good you're able to Well, it'dbe better if if if they would have
called you before they signed, beforethey signed the contracts. Is probably worth
(26:26):
mentioning here that definitely use Dana asa resource if you ever have a question,
because I know you're always willing tohelp help people in whatever whenever you
can. Sure, whenever you canlegally help, I'm absolutely open to help.
There you go. But another situationthat happened to us this week that
I think is important to note.Um, we had a whole seller who
(26:48):
was purchasing a property and they wantedus to list that property. Right,
but this whole seller was the buyerat the time, they didn't legally own
the property. So in the stateof Texas, it requires that the person
who signs that listing agreement is theactual owner of the property. And so
(27:11):
that's the other side that you haveto be really cautious about. Because he
said, well, I've had otherpeople do it, and I said,
I understand there are other people whodon't follow the law like I do.
But I like what I do andI want to keep doing it, and
I'm not willing to risk it.And so did it. Okay, Okay,
Well that's them, not me.But as much as I know,
(27:34):
I'm going to make sure I'm followingwhat the text real Estate Commission says I
can and cannot do. And soI cannot try to explain that. And
while sometimes they get angry because it'snot what they want to hear, right,
it is what we have to do. So for some people that that
is not what we can do untilthe wholesaler actually closes on that property,
and as the legal owner at thatpoint, we can then in turn do
(27:56):
it. But many wholesalers are doingwhat you say, They're assigning it.
Yeah, And as I mentioned,we close a lot of those transactions,
and I don't think it would befair to say we're the only title company
that does it, but I knowwe close more assignment contracts than anybody else
out there, and it's and it'sbecause we have teams that are set up
(28:17):
for it, that understand it.In these assignment contracts, you ultimately,
under most situations, you end uphaving what's called a double close you have
and it all happens on the sameday. Generally, you have a close
between the wholesale buyer and the seller, and then you have a close between
the end buyer and the wholesale buyer, so it's called a double close.
(28:38):
Two different settlement statements are involved.It's a little bit more expensive to do
it that way, but a lotof wholesalers want to do it that way
because it well, quite frankly,it it preserves some confidentiality between what they've
worked out with the end buyer righton the house to put it other than
that, and there's nothing wrong withthat, but that's how a lot of
(29:00):
wholesalers end up end up doing it, because if you do a single close,
if you close them all together,then all of the data, all
of the information about who worked outwith whom, it's all on one settlement
statement and we've had some whole Ifyou're a wholesaler out there listening, which
there may be because I know youadvertise this, you know you as this
show was going to be about that. If you're a wholesaler out there listening,
(29:22):
just know that if we don't doa double close, all of the
figures are going to go on thatsettlement statement, we have to disclose everything,
and we've had some wholesalers not behappy with us because they didn't want
everything on the but legally that's whatwe have to do for the Texas Department
of Insurance. So as a result, a lot of wholesalers do a double
close works fine. Seller gets theirmoney that they thought they were going to
get, a wholesaler makes their moneythey thought they were going to make,
(29:45):
and the buyer gets the deal thatthey thought they were going to get.
So it's all fine. Yeah,And I'll tell you I've never done it
that way. I always I'm thetype who at every single listing we give
every seller an opportunity to say,here's what the value is on the current
market, and here's what will buyas our instant offer. And so once
(30:07):
we give an instant offer, it'seither myself or one of our investors will
close on that property. We're notassigning it to anyone else. So,
but it's at a wholesale price,right, And that's what some people are
like, Wow, that's super low. Well, it's low because it's wholesale
and there's a risk involved, Alot of risk involved and so there are
(30:30):
both options, and we offer bothoptions. So it's whatever's going to be
easier. For some of the clientsthat I have. They don't want to
fix the house up, just likeyou said, and they just want the
convenience of just get it done.And so we'll do it. Do we
have time before we go to thenext break. Let's go to the break.
Let's go to a break. Andwhen we come back, hold that
thought, Andy, I got it, and you guys want to stay tuned
(30:52):
because I'm sure it's a really goodthought, So don't go away. This
is the Dana Simmons Show. Whatdo you need to sell your home?
No one makes it easier than DanaSimmons of Danas Simmons Really sell you.
Hold on God hesitated to Simmons Realist. Welcome back. This is Dana Simmons
(31:15):
and we are talking with Andy Hemmingsabout all things whole selling. Whole selling
and what that means and how thereare different ways to look at it.
But before we got left on thebreak, Andy had an incredible thought.
But before we do that, Iwant to remind you that we're having an
open house at thirty five seventy fiveLily and thirty five forty nine Lily Lane.
(31:36):
Both of those are in the fairField Edition, which is right off
Major Drive, right there by King'sPharmacy, between m Delaware and Fulsome.
So love for you to come outregister to win chareshootery board and we have
a lot of swag out there,So head on over and see the girls
that are out there and tell themDana said, hi, and how much
I appreciate them. They're like allrock stars, so they're super good.
(32:00):
Andy you you were all waiting tohear what you had to say. Yeah,
I'm for baby. A little bitof a let down here, but
now I was just going to sharetwo properties that I bought wholesale, and
it wasn't intention intending to be awholesale buyer, but it just kind of
illustrates the situations that pop up wherethese transactions may happen. One was a
(32:23):
real estate agent approached me. Sheknew I bought properties, and she had
a buyer for a property that wasabout to be foreclosed on. The deal
fell apart five days before closing,and she came to me and she's like,
look, this guy's about to losethe house. Can you do the
deal and I and I did.I mean, the title work was already
(32:45):
done. I had the cash,but I went and I sat down with
the seller. She and I andthe seller went. We went and sat
down and I told him. I'mlike, here's what I can give you
for the property. Here's the numberthat's going to work for me. And
I knew. She told me howmuch he owed, and I knew he
was gonna make. I said,you're gonna make X amount of dollars.
You're gonna walk away with X amountof dollars. Your property is worth more
(33:05):
than this. I'll just tell youit's worth more than this. But here's
what I gotta do. I gottago in and fix it up, and
I'm going to resell it. Andthere's some risk involved, so I need
to know that I'm buying it ata price that I'm not going to lose
money. You know that I maybreak even at the worst, but hopefully
I'm gonna make some money. That'swhy I'm offering you this price. And
he said okay, and he didthe deal, and so he made a
(33:28):
little bit of money. We fixedit up, flipped it. I made
about the amount that I wanted alittle bit less, and I actually use
that money to build Lisa's art studioin the backyard. Interestingly enough, Sunset
Studios, and so we used itfor so it worked out well for him,
worked out well for me. Anotherone was another real estate agent told
me about It was a little houseon Folsom in a really really bad condition,
(33:52):
and the guy needed to get itsold because, funny enough, he
had a corvette that he wanted tobuy and he needed the money right away.
And so I'm like, I madehim an offer, and I'm like,
look, it's low. I said, if you list this property,
you're going to be able to makemore money than this, but it may
take your while to sell it.Yeah, I can give you cash,
we'll close asap, and you canget that corvette. And he goes okay,
(34:13):
and he took it. Yeah,And I end up keeping that property
for a rental and it and itended up doing pretty well, but end
up having put an ac and aroof, so I had to do a
lot of work to it. Butanyway, so those are the kind of
situations that happen. And I justbelieve in transparency and being real upfront with
people and letting them know look,you have options. Here's what I'm willing
to do, and you know,there you go. So, same thing
(34:34):
happened to me. And providing aseller's estimated net you know, yes,
that's super important. I want thatseller to know exactly this is how much
money you're going to walk away withas closely as I can. That's what
we call it estimated net. ButI'm telling you we're always so close.
It's like right there. And normallyI overestimate the costs so that they end
up with more than my net sheetbecause I always want people to be happy
(34:58):
at closing. Yeah, even ifit's a hundred dollars more or whatever.
It's just it makes them feel bad. I'm build in a little cushion,
just a little. Um but I'vedone the same thing, and every single
time I've bought one of those propertiessomething has come up. It does.
Yeah, I mean you're assuming alot of risks there. There is something.
Every time I bought a little propertyout in Willow Creek and it was,
(35:19):
you know, one of the olderhomes. But um, we the
people I had gone to their houselike six months before. I had said,
here's what you can list it for. But here are the things you
need to do, and if youupgrade it these this is what you can
list it for. Gave them alltheir options, or if you want me
to buy it as is today,this is my um my offer for you.
(35:40):
Well six months later they called meand they said, can you come
over? And so I went overand one of the bedrooms had the carpet
ripped out and there were eight differentcolors on the wall because they couldn't figure
out what color they were going topaint it, and had started working on
a few other things, and sothe house was in disarray and they were
(36:06):
completely overwhelmed. Yeah, and theysaid, we just can't do it.
Um, you know what, whatcan we work out? And um,
so we worked something out. Istarted working on it to get it ready
to put back on the market.Um. And I when I'm doing one,
I always do it really well.I've seen them so well that my
(36:30):
son and daughter in law came homefor a visit and decided to move back
to Beaumont and wanted to buy thathouse. So wow, that's awesome.
They are actually now see the lordhad a purpose and me getting that house,
I know. It's just so interestingthe way things happen and how every
little piece of uh yeah, Ken'sgoing over there. It didn't end up
(36:52):
being the greatest investment with UH wasan emotional investment. Listen, it's it
is. The best investments are goingto take care of you in your old
age. Can or no? Notjust that. I there here and I
have my grand baby here and oneon the way. There's no investment I've
ever made that's better than that investment. Let me just say so. So
(37:13):
there are lots of different ways thatcan happen. Okay, I got something
else I need to say. Oh, we're good. We got a second.
We're good. So you're talking aboutdoing an estimated net proceeds for them,
all right, So here's another thingto mention to sellers out there.
If you're looking at doing a wholesalesell to a wholesaler. A lot of
times I'll write a contract that they'llpay all the closing costs. Okay,
they will pay everything, and theydo. They pay all the closing costs.
(37:36):
But what happens is what's not coveredas pro rated taxes. And with
this happens quite often at our titlecompany. The seller will come in and
they'll see their bottom line and it'snot what they expected, and it may
only be depending on the tax thatmay only be a few hundred dollars list,
but sometimes it's thousands of dollars lessbecause we're late in the year and
the pro rated taxes are pretty high. So just know as a seller,
(37:57):
when when a wholesale byerses are gonnapay all the closing costs, that does
not include proaded taxes unless you specifiedin the contract if you want them.
If you want your bottom line tobe what the sales price is, you
got to take into account the proraated taxes. Absolutely, we're gonna give
you more tips and more information.If you have a question, I haven't
even told you you could call inand ask Andy a question. And it's
getting kind of late now, butif you have a question, Nate nine
(38:19):
six five eight four, we're gonnago away to a next break, but
I don't want you to go away. We're just gonna go away for a
minute and we're going to be rightback. This is Dana Simmons with the
Dana Simmons Show. Would you needto sell your home? No one makes
it easier than Dana Simmons of DanaSimmons Really sell your home, don't hesitate.
(38:39):
Simmons, last Realist, Welcome back. This is Dana Simmons and I
am joined by Andy Hemmings with acapital title today. And man, we've
had a full show, and Andy, there's so much left unsaid. I
mean, it's been like so muchthat we could keep talking about. I
know, I know we need atwo hour show today, we do.
(39:00):
And Dana, let me just say, I just really appreciate you having me
here. I always enjoy being onthe show. A knock on wood.
I have yet to meet a microphoneI don't like, so I just appreciate
everything that that you do. Youknow, not only in the real estate
industry, but just in the community. I mean, you're such a giving
person, always doing for others,and I appreciate it. And I just
(39:24):
I love being here with you,enjoying very much. Thank you so much.
And I just like you, lovebeing an educator too. I love
helping them, the public and ourcustomers and clients and those who listen just
understand terms and things that maybe theyjust haven't thought of, or maybe they
don't understand the full picture. AndI don't want them to get in a
(39:44):
position that they get hurt. Yeah, because they didn't have all the facts.
So I love bringing content that's goingto help others, you know,
try to be protected. But ifthey ever have any questions, Andy,
you're a capital title. Tell everyoneif they have questions, how would they
get in contact with you? Sure? My phone number is A four h
nine six five eight three six ninefive and email A Hemmings at ctot dot
(40:10):
com and I'm happy to help.So we do have a caller, so
I should have mentioned it earlier,Tim, Tim is on the line,
Tim, what's your question? Yeah, Dan, I just got a quick
question. I live in Groves.After Harvey, I completely gutted the house
and rebuilt it. So it's it'ssitting on its existing frame and slab,
but from the roof, electrical,AC, sheet rock, everything, it's
(40:32):
at the brand new house. Myproblem is is I don't have a down
payment to buy something else. I'dhave to sell this one. And with
the market like it is, youknow, how long do you think it
would take to sell? Well?Um, Tim, there are so many
things that would play into that.You know. One of the things is
(40:52):
school district. One of the thingsis size of your property, and so
if you're in a price point that'sunder two hundred fifty thousand. You're in
the Portnahis Grove School district. Letme tell you those are flying off the
market. Those are selling really well. So that's an opportunity for us to
come out, take a look atyour property, give you an idea of
what the value is, and thenbe able to say this is our estimated
(41:15):
time on market. Now none ofus can say for sure, but I
can give you a pretty decent ideaof here's what's happening now, and so
this is what you can look for. Many people have to sell to buy,
so a contingency is something that youcan do. Or you know,
First Financial Bank offers a lot ofproducts that would allow you to go ahead
(41:35):
and get a loan for the propertyprior to selling. So you have lots
of options. We just need toknow what your specific option. So if
you'd like for us to help youdo that, you can call my office.
Cindy is actually taking calls today fourzero nine eight six six eight three
two six, Or you can goto DSRE dot com and put in your
information and Cindy will call you immediately. She's working until eight o'clock tonight.
(41:58):
And we'd love to help you maya wise decision on how to make that
happen for you. Well, Iappreciate it, and you'll have a blessed
date. Thank you, Tim,appreciate you calling in. So if that's
your question you don't know how todo it, we want to help you.
And every single situation is going tobe different, so we want to
be able to come out and giveyou options. Not every square peg fits
(42:20):
in a round hole. So andthere are definitely options for Tim. That's
a good market out there. They'refinancing products out there that you mentioned,
So yeah, Tim, there arethere are definitely options, and I know
Dan has got a lot of themto share, and that's the thing.
We want to give you all ofthe options. Well, we have so
enjoyed you joining us today on theshow. Andy, it has been so
much fun. And he's coming backSeptember sixteenth. You're actually going to host
(42:43):
for me, Yes, I am, and I can't wait. I love
being a guest, I love beinga host. I just I just like
being here. I'm telling you,and you always bring such great content,
so we really appreciate you doing that. Thank you guys for joining us.
And when we come back next week. We're going to have some additional information
for you. We want to makesure that we're giving you as much content
(43:04):
every single month as we can.Next week we're going to be talking with
Lee Potter about this Hot Hot worldand what you need for your HVAC.
So be sure and join us nextweek for the Dana Simmons Show. Until
then, have a great Saturday.
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