One of my favorite places to bounce ideas around is at Active Rain Members Only Posts. Other than here, one other place I go to gauge positions regarding "hot" real estate topics is http://agentsonline.net .

Just as Discount, Traditional, Full Service, and Virtual Office will be hotly debated until the end of time--I expect Broker/Agent Topics and commission splits will be as well.

For Instance, the way I go about my business isn't for everyone. I am an independent Broker, licensed to work from home. During my year of required sales person apprenticing, the only time I went to the Broker's Office was to deliver a check, pick up signs, etc. I never met a client at the office. I also never worked floor time. With both brokers it seemed a bit like I was in the way when I did stop in.

Maybe its just me, but I see a permanent office as far less important than say, technology investments, etc. Research capabilities. I know there are others like me, I just need to find them.

Some agents will be lost without "floor time" and walk in traffic. Some, like me, are allergic to offices and would rather spend time developing leads than waiting for leads to walk in the door. I prefer working by appointment and endeavor to meet schedules of clients and/or customers.

Now to get to the point. I vowed to spend a year as a licensed broker--alone-- so I could investigate and think about different methods of business. That year is almost up. For 2008 I hope to find 1 to 3 licensed agents to work with in a partner type atmosphere.

I like working with clients in one on one relationships. I will not give that up. However, I do not feel that "competing with the broker" should be an issue, as I plan to try a reciprocal commission split. Basically, what that means is that as an agent, I will make the same commission as other agents and pay a split to the "brokerage". After Advertising and other joint expenses, the brokerage split less a $250-$300 transaction fee will be split among agents.

We each develop our own leads, and pay for our own supplies. When we lunch as a group, or attend functions as a group--we go dutch. "I am NOT Your Mama:-) . I believe agent partners should be treated as adults and truly as the Independent Contractors that they are. No Bottle Feeding, coaching and mentoring, training--yes. 

#1: I believe my model will appeal to those who are mature in the field, who have been used to paying their way for the most (classes, already setup technologically to operate from home)

#2: The model should also appeal to Agents who work trades aside from Real Estate. I will be happy to back my agents up.

#3: This model may appeal to those who no longer want to be active in the field, but would rather generate leads and/or back up field agents.

#4: Okay, agents--tell me what you like and don't like about this model. Obviously, it is still in development. As an LLC, Agents could also be voting members if they liked.

I had not planned to post this topic here until I read:  I Pay My Broker Too Much, by Dennis Jonas.

I am not that up on scam and Fraud laws by email. However, I plan to give this party interested in purchasing one of my listings a LOT of exposure. The scam artists must be studying how we work and market... (to have approached me through 2 screens I feel are fairly solid (AR and Point2 NLS)

Incidentally, I had two site unseen offers on my listings this week. One was only slightly less than list. I am still "flushing" him out. I said, "Agents have in fact sold site unseen properties by Internet without meeting buyers." Its Ironic that I received offers on two upscale listings within a day of each other. If it were valid, we would all have a VERY Merry Christmas, indeed.

I am skeptical because as an Broker using Internet marketing heavily, I have experienced being a scam target. As we discussed at listing, part of my fiduciary responsibilities is to protect your interests. Rather than deleting emails, I will flush them out. If there is a true and valid interest--I will know and you will receive an offer with validated earnest money and funding. 

This is the first time, however that my listings have been targeted, and emails have come through my website AND Active Rain.

So, I vote for giving Kehinde Ralph a LOT of exposure on the Internet. We need to give him the REspect he deserves  Can you guys think of anything else we can do for him?

Payback!

****************************************************************************************

From: Point2 NLS [mailto:noreply@point2.com]
Sent: Monday, November 05, 2007 2:51 PM
To: suzi@mgcre.com
Subject: [SPAM] Prospect Email - Purchase and Financing (The Oaks Golf Club Community)

You are wanting to put an offer on this property, site unseen? Please give us more details about your intentions. If you will supply a little more information, and include your physical address, phone #, a couple of references if it is okay with you, I will then ask several lenders to get in touch with you. They will want to know income details, tax returns, employment, etc. I will wait for your reply by email.
  Suzi Gravenstuk, Broker    MGC Realty, LLC HOFC: 228-863-4483            Cell: 228-229-9865
suzi@mgcre.com                 http://mgcre.com/

----- Original Message ----
From: kehinde ralph <k.ralph@Safe-mail.net>
To: mgcresource@yahoo.com
Sent: Thursday, November 8, 2007 11:07:38 AM
Subject: Re: Follow up

Hi

Thank your once more again i was the one that called earlier on just to let you know i'm serious about the purchasing of the property. Thank you for your time i do appreciate. I will just follow your lead. By God's grace there won't be no problem regarding whatever information you will be needing. Have a pleasant day.

Sincerely

Kehinde Ralph

-------- Original Message --------
From: mgcresource@yahoo.com
To: kehinde ralph <k.ralph@Safe-mail.net>
Subject: Re: Follow up
Date: Thu, 8 Nov 2007 05:47:57 -0800 (PST)

>

> > > > All that I am able to do is refer you to local lenders or online lenders. Will that work for you? They will want to know many details of your finances, personal contact information, etc.. Will there be a problem providing specific information? How much would you plan your down payment to be?> >  > > Thank you, have a good day.> >  > > There are many scams going on these days. Everyone in the financing and real estate industry has to be extremely cautious.
>  > > Suzi Gravenstuk, Broker    MGC Realty, LLC> > HOFC: 228-863-4483            Cell: 228-229-9865
> suzi@mgcre.com                 http://mgcre.com/> >
>
> > ----- Original Message ----
> From: kehinde ralph <k.ralph@Safe-mail.net>
> To: suzi@mgcrealty.us
> Sent: Thursday, November 8, 2007 7:12:14 AM
> Subject: Re: Follow up
>
>

> M.Suzi,

>

> Thanks for your quick response, sorry i took time before return your email. I'm from somerset city in kentucky. As earlier said  in your email to me lol  you said you did like to know more about me,i guess you are knowing me already by the email i'm establish to you.

>

> Currently i'm overseas on major assignment to Fill in for the Large contracts for oil exploration in certain offshore deep-water blocks. Though i'm specialized in Upstream Activities and Downsteam Activities Petroleum oil and gas .

>

> I would be perfectly honest with you, my mind revolves the specified property. I would be grateful if you can aid me regarding financing which is more of importance to me, at this point in time the property will serve as a future investment. In exchange for services i owe you one........lol.

>

> I look forward to your co-operation on this issue which will form a vital conerstone of property purchasing.

>  
> -------- Original Message --------
> From: "Suzi Gravenstuk" <suzi@mgcre.com>
> To: <k.ralph@safe-mail.net>
> Subject: MLS 183053
> Date: Tue, 6 Nov 2007 15:24:50 -0600
>
> >  Mr. Ralph, You have selected a fine home for your target property. It is located in an upscale Golfing subdivision. I do not provide financing, however I am always pleased to assist others find the right local financing for their needs. When would you like to see this home to make your offer?

> If I know more about you I will be able to assist you further. Please be aware that the Seller is my client. I may assist you with certain functions, but other functions would be a conflict of interest. This home priced at $725,000 is competively priced for the size and location. It is an ideal home for business entertaining, or any household. Let me know if you have further interest. Often times agents are approached by people pretending to be interested in a property when the real motive is to sell the agent something. I will be interested in assisting you if your interest is genuine. > 

You have received a contact message from your Contact Form on the ActiveRain network.

Message details:
From: KEHINDE RALPH
Email: k.ralph@safe-mail.net
Subject: YES BUT THE WAS CHANGE IN PLAN

Hi,


Yes but like i said Please make this payments of $25,000 USD via WESTERN UNION MONEY TRANSFER
today directly to My accounting officer in Nigeria He's working with me though. All necessary information and As regards the payment made by you is essential in other to facilitate the procurement of necessary permits, licences. Security clearance a processing fee pusuant to the consumation of the transaction.

M. Suzi Kindly be informed that this transaction can be initiated with your acceptance of this proposal via correspondence Through the email
address your co-operation is highly anticipated and I would gratefully be appreciated.


BELOW ARE THE INFORMATION WITH WHICH YOU WILL SEND THE MONEY TO TODAY:


RECEIVER'S NAME: MR.SAMUEL OKOROAFOR
ADDRESS: IKEJA, LAGOS.
COUNTRY: NIGERIA
SENDER'S NAME: ?????????????
YOUR OWN ADDRESS: ?????????????
CONTROL NUMBERS: ?????????????
TEST QUESTION & ANSWER: SINCERE
ANSWER: COMPENSATION

Hey, everyone. I'm getting having growing pains again. I am considering taking either: Land 101: Fundamentals of Land Brokerage* or the SRS series for designation.

Have you had experience with either? Can you share your experience and/or advice.

I appreciate your time. Thank you.

Mississippi Does not have a rebate issue . I suspect that the other non rebate states do either. (Alaska, Iowa, Kansas, Louisiana, Mississippi, Missouri, New Jersey, Oklahoma, Oregon, Tennessee, Montana, North Dakota, Alabama.) 

In the recent Mississippi Real Estate Leader issue(Fall 2007), The Legal Ease section by Ron Farris, Robinson,Biggs, Ingram, Solop & Farris, PLLC reminded Mississippi real estate agents we could lose our licenses by offering "Inducements". According to the article, Mississippi Real Estate Commission is given the authority to revoke or suspend a license where the licensee is guilty of "Paying any rebate, profit or commission to any person other than a real estate broker or sales person licensed under (License Law)." It gets rather technical and requires close reading by Mississippi agents... What some of us may be thinking of as a great closing gift could in fact end up with us losing our licenses.

If you are licensed in a non-rebate state I encourage you to make sure you are interpreting the law as closely as your real estate commission interprets it. For example: Mississippi Licensees cannot offer to list a property and provide a free home warranty, free inspection, or free moving services--unless the service is provided by them or another licensee. Why? It would be considered paying a non-licensee.

According to the article, the test is "Whether any part of the licensee's fee goes to a non-licensee. Any instance where it does, no matter how the transfer is structured. is a prohibited practice. Further, (this is very important), any listing that offers a "free inspection or home warranty", must disclose that these items are "Seller Paid"." 

However, Mississippi escapes the "Restraint of Trade" issue by telling us that a reduced fee is an acceptable practice, but in advertisements the possible range of fees a customer  or client might pay in every instance is required.

What do you think? In your comment please include whether or not you are a Rebate Allowed, or a Non-Rebate state.

Home Inspectors and Home Warranty specialists, do you think this interpretation of inducements has an effect on your business?

I wonder if in "rebate allowed" states, regarding agents who say they refuse to rebate--if they offer "inducements" such as Home Warranty, Home Inspection, etc.

     Is anyone getting unusual emails from individuals wanting to buy your listings without preview? These emails are coming through my website. Is it coincidence that different properties are being targeted?

     We all receive so much spam/scams I am suspect of any email that seems good. I am responding to the emails trying to filter for validity and genuine intent. I hesitate to delete or not respond because they could be valid buyers.

     Are these emails along the same scams as the Foreign Lottos I have won? I am so Lucky that you are lucky to know me...

Why am I so excited? Well for starters, I am a totally obsessed Tablet + Real Estate Dashboard + Verizon Wireless  user. Second, I just fried my keyboard on my aging Toshiba M-200. Third, I knew it was time to upgrade and I had been avoiding it. On line quotes with similar configurations of other brands was putting me in the $2500 to $3K mark. 4th, I believe I found a solution to my tablet  value at a reasonable price quest.

Bill Van Engen, Gateway Direct Sales Manager and I came up with the configuration below to satisfy my needs as an active, on the go REALTOR/Broker .I took the time to explain why it would be really smart for Gateway to offer special considerations and pricing to Real Estate Professionals (hey, we talk, we blog, we're in the public eye). Actually, I whined big time that HP and IBM offers discounts through NAR...

When we finished our brain storming session, we were both pleased. The response was like, "Eureka!" There are several choices in screens. Bill felt that the ambient screen that self adjusts to lighting would work best for my purposes. I am strictly business, not a gamer--so gamer technology was not important to me.

It occurred to me that other REALTORS may enjoy the same configuration without having to go through the step by step process. So, Bill said he would save the configuration. If any other REALTORS email him and mention Suzi's Blog, his team will be able to pull that up. Further his team will be advised that they do offer a REALTOR's Discount, and to treat all REALTORS with special TLC. So, REALTORS, you are in position for royal treatment.

 I let Bill know that I Blog. In other words, I'm a tattle tale. I will definitely blog in my non-technical way about my new tablet masterpiece. He didn't seem concerned that I would have anything negative to blog about.

By the way, we get to name this configuration, so we don't have to use Suzi's Blog as a code word. Let's think of something really defining. Active Rain Bloggers so far have come up with:

1. Freedom
2. Active Freedom
3. Magic Assistant
4. Real Edge
5. REM (Real Estate Magic)
6. Dream Machine

I can't quote my exact price, it could go up, it could go down. I will say by the time you add the software and upgrades I was well over budget. By the time I got out my credit card, I was slightly below budget (maybe I should have added more hard drive:-)

Tablets. If you've been thinking about getting one, but haven't. Just do it. I'll help you as much as I can with tips and such. I've been a user for a year and a half now. Once you get used to using one, it makes you feel clumsy and inefficient to use anything else.

I save time, gas, commuting, and frustration. Currently, I use Verizon Wireless and can connect almost anywhere. All contracts are completed and signed on my tablet at the client's location. Copies are immediately mailed or faxed to clients (I can also immediately print hard copies with my portable printer) The other night, for instance, I completed a listing agreement complete with disclosures, etc., The clients signed on line, then walked over to their computer for their emailed copy.

My niche has developed around time pressured clients. I go to them. I have everything I need. I have completed offers from employee break rooms, nail salons, back offices, fema trailors. Of course if you are organized you can be prepared with duplicate hard copies and a regular laptop will work. For me, its just more convenient to have all forms with me via ZipForms.

So--here's the mobile agent equation: Tablet + R.E.D. by VREO + Verizon (or other wireless) + Zip Forms. R.E.D and Verizon are an important part of the equation and runs about $66 a month. To me, its worth it.

Why am I so delighted about this purchase? Well, I have always been of an experimental nature. When I learned that Windows Vista is compatible with my MLS and with Real Estate Dashboard I couldn't wait to try it. I am excited about using One Note 2007 combined with Microsoft Office Small Business 2007. The RAM upgrade is dynamite. Similar configurations with other companies were running between $2500 and $3000.

This special wasn't just handed to me, I had to negotiabate it. You can benefit from it. No harm in trying and seeing what Billy's team can do for you. Of course if you want to pay more for a status symbol...I have some suggestions.

This is your contact: Billy.VanEngen@gateway.com Code: Suzi's Blog until a better name is developed.

Good Luck!