Attn: San Mateo County REO Asset Managers

Whether you’re managing 5 or 500 properties, I know you’ve got plenty on your plate. With my experience, efficiency and attention to detail, I get the job done right. I will get your REOs closed as soon as possible, the way you want it, smoothly and professionally, for the best price possible in your preferred time frame.

 Carmen, along with her colleague, Max Almalidis will handle your REO business professionally. You can count on it.

“I Cover Every Detail, And More…”

Here’s what some client’s say…

Escrow on sale of my condo (to Buyer #3) closed today! Carmen had to work for her money on this one -- she did a great job. Very thorough in all the details; excellent insight and intuition about timing and negotiations, and good negotiation skills. It's a difficult time to sell right now, and especially in my development where a $44,000 per unit assessment was proposed (but not passed). It's been quite a roller-coaster ride... I knew I had a great agent to help me through this from the start.

Nanette Leatherwood
San Mateo

It was a long process made difficult by the lender. Your ability to keep your eye on the ball and keep me engaged is appreciated more than you know.

Alex D'Aquila
Foster City

Call Carmen today Toll Free, (877)561 1094

SERVICES PROVIDED:

§             Pre-Foreclosure Drive By Broker Price Opinions

§             Property Inspection and Occupancy Checks

§             Eviction or "Cash for Keys" Coordination

§             Securing the Asset

§             Property Preservation and Maintenance

§             Appraisal Coordination

§             Repair Analysis and Secure Bids

§             Interior and Exterior Photos

§             Interior Broker Price Opinion

§             Utility Set-Up

§             Billing Coordination

§             Weekly Property Inspections

§             Repair Management and Coordination

MARKETING:

§             Install a Lockbox and Sign

§             Immediate Submission to Multiple Listing Service (San Mateo & San Francisco Counties )

§             Develop a Quality Flyer Including Multiple Photos

§             Promote the Property through Agent Flyer Distribution

§             Comprehensive Website Exposure on Realtor.com, APR.com, carmenmiranda.com etc.

§             Advertise in Local and Regional Papers and Magazines (Examiner/Independence etc.)

§             Open Houses scheduled every other Sunday

§             Pre-Qualify all Prospective Buyers

§             Update you as to Changing Market Conditions

CLIENT COMMUNICATION:

§             Provide Status Reports Per Your Requirements

§             Review and Submit Offers Immediately

§             Review and Qualify Buyers Mortgage Process

§             Timely Follow Up on All Contract Contingencies

§             Timely Deposit Submission

§             Communicate Closing Coordination

My service promise to you.

1. REO Experience, Great Results:  21 years experience, 95% cash for keys success, below average market times, low fallout rate, accurate BPOs, prompt attention to all requests and more.

2. Prompt Service: Time is of the essence. A standing inventory of REOs does you, your firm, and us no good. We get things done quickly to speed the process and get your REOs closed and off the books.

3. Expert Advice: We know we’re your “eyes and ears” and you depend on us for good advice to get your REO’s sold smoothly and quickly. You won’t be disappointed.

4. Transaction Management & "situation" resolution: We're experts in following up on all the details (and the other agent, the lender, etc.) so your escrow closes smoothly and on time. We utilize the latest technology and know how to solve problems so your escrow closes.

5. Repeat & Referral-Based Business: We not only want to sell your property, we want to make your job easier and stay at the top of your "go to" agent list for all your REOs. We value your business and appreciate your loyalty.

6. Insurance Policy: You may end our agreement at no cost any time prior to finding a buyer. That eliminates the risk of being locked in for months with an under-performing agent.

Marketing Campaign on Your REO

Early Stages

- Occupancy report is determined and reported within 24 hours

- Quick BPOs with digital photos are completed as requested.  An external BPO is submitted if eviction is necessary within 24-48 hours; a full interior BPO with digital photos if property is vacant.  BPO includes information on the subject property, 3 comparable sales and listings.

-  List all positive and negative factors which may affect the value/desirability of the property.

-  Summary of current market condition.

Securing The Property

- Assist you with evictions and implement “Cash for Key’s “, if applicable within 24 to 72 hours.

- Secure the property and re-key (if vacant)

-  Post “Asset Management” notice on the property.

Repairs, Preparation, & Staging

-Coordination of Trash Removal

- If personal items are found at the property, a “Notice of Abandonment” will be posted and we will set an appointment for retrieval of items.

-Order a property profile to determine liens and encumbrances

- Emailed digital photos of needed repairs

- Restore Utilities as soon as possible (if vacant)

- Coordination of Authorized Property Inspections

- Advise you on needed repairs and obtain competitive bids from reputable tradesmen to include gardeners, handymen, contractors etc.

- Supervise needed repair work

- Arrange to have the property professionally staged to speed up market time

Pricing

-  Develop pricing strategy that reflects current market conditions and inventory designed to maximize sale price that the market can bear.

Signage

- Install attractive For Sale sign with brochure box and 24/7 direct agent phone number.

Showings/Open Houses and Updates

- Show to our prospective clients – we represent the buyer on some of our listings.

- Weekly property inspections during marketing phase that is included in our weekly or bi weekly updates to you.

Print Advertising

- Professional full-color brochures with multiple photographs on Homes and Land, Examiner/Chronicle etc.
- Weekend 2-line classified open house ads  – continuous until sold

Web Marketing

Comprehensive web marketing campaign includes:

Google

yahoo

craigslist

postlets

Trulia

MLSlistings.com

Zillow

APR.com

Carmenmiranda.com

 Realtor Community

- Leverage my strong reputation and positive relationships

- Multiple Listing Service with multiple photos, virtual tour, highlighting the property's most desirable features in 2 Counties (San Francisco and San Mateo County MLS Boards)

- Broker tours

- Electronic and combo Lockbox

- Follow up on agents with interested clients via direct phone calls and email.

Unique Ongoing Marketing Campaign

- Direct response marketing

- Institutional / image marketing

- Property marketing (our other listings bring other buyer inquiries)

- Happy past clients

- Continuing stream of referrals from satisfied clients (65% referral/repeat clients year after year)

Updates & Communication

- Constant communication, sound advice, and weekly, bi weekly or monthly written update

Making Things Easy For You

- A continuing focus on ways to make this sale easy for you.

Carmen Miranda’s Background

B.S.  Business Management and Computer Science, San Francisco State University 1986

Licensed California Realtor since 1989

Dedication to client service

Referral-based real estate practice (over 65% of clients are repeat or referral)

Extensive experience with short sales, foreclosures, and REOs dating back to 1989 (have assisted Home Savings and Loans, World Savings, Countrywide, Bank of America etc)

Diamond Certified Realtor for San Mateo County:  Carmen is one of two Diamond Certified Realtors in San Mateo County demonstrating at least 90% satisfaction among her clients. This Certification is rarely given to Realtors due to the high level of satisfaction rating require to qualify. Carmen’s Diamond Certification status guarantees you will be provided with the highest Real Estate Services available.

Professional Affiliations:

·          NAR~National Association of Realtors

·          CAR~California Association of Realtors

·          SAMCAR~San Mateo Association of Realtors

·          SFMLS~San Francisco Association of Realtors

·          QSC~ Quality Service Certified^® Real Estate Professional:

o         Commits to communicating and following a proven service process.

o         Provides a Guarantee of service performance

o         Agrees to have his or her service evaluated, following each closing, through a customer satisfaction survey administered by Leading Research Corporation. Survey results and the record of past clients' satisfaction are available to prospective clients. This means that for the first time you have the ability to identify the capabilities and the service performance record of a real estate practitioner from a qualitative rather than just a quantitative perspective. After all, what is most important is not how many homes someone has sold, but rather how well service was provided and the level of satisfaction in each service experience.

o         Offers greater accountability which naturally translates into better service.

Carmen Miranda, REO Zip Codes in San Mateo County, CA

Carmen Miranda, Toll Free, (877)561 1094

Following are zip codes that I cover for our REO clients. If you need service in San Mateo County outside these areas, we will accommodate you or find someone who can.

San Mateo County Service Area by zip code:
Cities: San Mateo Foster City Burlingame Millbrae South San Francsico to San Bruno Redwood City San Carlos Belmont Menlo Park	Zip Code 94401,94402,94403 94404 94010 94030 94080, 94066 94061-94065 94070 94002 94025