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TPWD: News Release — Nov. 24, 2003/Texas Land Trusts Top 1-Million Mark in Acres Conserved Maincontent Local Navigation print friendly search Regulations Publications Outdoor Learning Kids Game Warden Grants Get Involved Shop FAQ Calendar Español Experience Texas Fishing & Boating State Parks & Destinations Hunting & Wildlife Land & Water Doing Business Home Land & Water Land Private Tltc News Articles Links: What's a Lone Star Land Steward? Preserving Texas's Cultural Heritage Turning Brownfields Green Private Landowners Wildlife/Agricultural Tax Exemption Nov. 24, 2003 Texas Land Trusts Top 1-Million Mark in Acres Conserved AUSTIN, Texas -- Private landowners working with Texas land trusts have now conserved more than 1,307,681 acres of land, according to new statistics from the Texas Land Trust Council. The new acreage total sets another record, an increase from last year’s record total of 995,122 acres, a figure roughly comparable to the size of the entire Texas State Parks system. There are 39 land trusts in Texas. Some are national organizations with active Texas chapters, such as The Nature Conservancy and the Trust for Public Land. But most are regional groups unique to Texas, such as the Katy Prairie Conservancy and the Valley Land Fund. “Land trusts have sometimes been behind-the-scenes players, working quietly but effectively to protect open space and wildlife habitat,” said Robert L. Cook, TPWD executive director. “But today the visibility and conservation role of land trusts in our state is growing. These organizations are increasingly important to private landowners who are looking for help to address our biggest threat to wildlife, which is loss of habitat.” According to the Natural Resource Conservation Service’s 1997 National Resources Inventory, Texas led the nation during the 1990s in converting rural prairies, forests and coastline into shopping centers and houses, farms and factories. Texas loses about 283 square miles of rural open space to development each year. Land trusts join ranchers and other landowners together to combat these threats, and they represent the fastest growing conservation movement today, according to Carolyn Vogel, who works with the Texas Land Trust Council at the Texas Parks and Wildlife Department. “With Texans searching for ways to address conservation at the local level, the number of land trusts has multiplied with 22 new land trusts established in Texas in the past 12 years,” she said. The Protected Lands Inventory Survey asked Texas land trust members about acres conserved in their operating area, conservation methods used, and conservation purposes such as providing wildlife habitat or protecting water quality. Lands conserved include cactus-studded deserts, mile-high mountains, sunny coasts and dense forests. “Today Texas has close to 21 million people,” said John Hamilton, Texas Land Trust Council board president. “In 25 years, the population is expected to grow by 50 percent to more than 30 million people. Our open spaces are under tremendous stress that is only going to multiply.” For a directory of Texas land trusts, plus information about tools such as conservation easements and links to other resources, see the Texas Land Trust Council Web pages ( http://www.tpwd.state.tx.us/landwater/land/private/tltc/ ). TH 11/24/2003 Contact Us | Help | Accessibility | Media | Site Policies | Complaints | Intranet | State of Texas | TRAILS Search | TexasOnline | Compact with Texans Texas Parks and Wildlife Department , 4200 Smith School Road, Austin, TX 78744 Toll Free: (800) 792-1112, Austin: (512) 389-4800 Content of this site © Texas Parks and Wildlife Department unless otherwise noted. Last modified: October 12, 2005, 12:46 pm
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Is Foreclosure Investing for You? Online Catalog | Shopping Cart HOME | Foreclosure Investing | Short Sales | Articles | Financing | Commercial | Mobile Homes | Cash Flow | Legal | News Group CRE Online > Money-Making Ideas > Is Foreclosure Investing for You? Is Foreclosure Investing for You? by Ronald Starr If you are new to real estate investing and considering buying foreclosure properties, you need to be realistic about what you are facing. If you feel more sober about foreclosure investing after reading what I have written below, I will have accomplished my goal. Foreclosure investing is not a good investment approach for beginners. I recommend that you have at least a couple of years' experience with more traditional real estate investing first. The profits from foreclosure investing can be huge. That makes foreclosures attractive. There is an awful lot to know in order to avoid the problems that can occur. If you don't know what you are doing, one disastrous foreclosure investment can wipe out your capital and your enthusiasm for all real estate investing. Three ways to buy a foreclosure property There are three basic approaches to buying properties in foreclosure depending on the stage of the foreclosure process: buying pre-foreclosures, buying at the foreclosure auction, and buying from lender after the foreclosure sale. If you buy from the delinquent property owner before it goes to auction, you have bought a pre-foreclosure deal. Buying at the auction is self-explanatory. If nobody bids, the lender ends up with the property. Buying from the lender after the auction is called buying REOs (real estate owned) or Repos, (repossessions). Sometimes you will see them referred to as "corporation owned" or, my favored term, "lender owned." REOs are the least risky way to buy foreclosures You may have more risk than you would in a regular real estate transaction, but REOs are less risky than in buying at the auction. Since REOs are somewhat similar to a regular sale, they can be pretty safe. You might not get a seller's disclosure. In California, a lender who acquires a property through foreclosure does not have to offer a disclosure to you as a buyer. But, if there are problems after you buy the property, you might be able to sue the lender who sold you the property, or at least threaten to sue them, and they might make things right or pay part of the cost. There's a good chance they will still be around after the sale. The risks of buying pre-foreclosure real estate The next riskiest foreclosure purchase is the pre-foreclosure. If an owner of a pre-foreclosure disappears, you risk not getting anything from him after the sale. A pre-foreclosure seller might be desperate and lie to you about the condition of the property and the neighborhood. There might be liens on the property that the seller "forgot" to mention. The big utility bills become the buyer's responsibility if the pre-foreclosure investor failed to check them out. Ditto for unpaid property taxes. There may be another person on title who did not sign the deed, and so on. In California and, I believe, some other states, there are special laws related to dealing with and buying a property from a homeowner occupant who is in default on a loan. If the contracts and the sale are not done according to the law, the seller has the right to rescind the sale and could, long after the sale, sue to have the sale reversed. There are extreme penalties for violating the law. Remember, "Ignorance of the law is no excuse." You need to know the state law when you do pre-foreclosure investing. Can the seller can legally deed the property to you? What if the seller is already in bankruptcy? The deed is likely not valid unless it has gone through the bankruptcy court. You have to call the local bankruptcy court to check for a possible filing. And, of course, the seller could have filed bankruptcy in another bankruptcy court that you did not call. And, even if the seller does not file bankruptcy until after your purchase, you may have to deed the property back to the seller up to three years after you bought it. If selling the property made the seller destitute, and the seller sold for much below market value--which you hope he did so you could make a good profit--the bankruptcy trustee can require you to deed the property into the bankruptcy estate on the grounds that the sale was a "fraudulent transfer," wherein the seller deprived his creditors of an asset which could help pay the debts. At that point, you become a creditor of the bankruptcy estate. Is this really what you planned when you bought the "great pre-foreclosure deal"? A lot of pre-foreclosure buyers may forego some of the inspections because they are hurrying to buy before the foreclosure auction. Sometimes the buyers will give money to the owner, get a deed, and record the deed themselves in the land records office of the county. The pre-foreclosure buyer has to be very alert to a lot of possibilities and check them out. You must have superior knowledge of real estate investing before you start doing pre-foreclosure investing. But, if you sign a proper sales contract with the owner, get appropriate inspections, go through an escrow with a knowledgeable escrow agent, and look at the property yourself, you probably will not be at great risk. If you use the safeguards above, you are going to have less risk than in most foreclosure auction buys. The risk of buying at the foreclosure auction Buying at the auction is the riskiest foreclosure purchase. At the auction you have no real estate agent to lead you through the process. You have no escrow and no title report let alone title insurance. In most jurisdictions it is an all cash sale. In some states you may have a week to a month to come up with the full purchase price. If you do not raise the money, you lose your deposit. At the auction the people conducting the sale will announce that the successful bidder will receive NO WARRANTY OF ANY KIND. You have no assurance that there are not other liens or loans on the property. You do not have any inspections by contractors, roofers, pest inspectors, building inspections, water well, or septic system experts. You get no disclosure from the seller as to the condition of the building or what is happening in the neighborhood. Usually you cannot see the inside of the building; perhaps not even the back of the outside. You know nothing about the electrical system, the plumbing, the heating, or air conditioning. If you buy an occupied property, you have to do an eviction, which, in some states, can drag out for a while, preventing you from getting into the property quickly to prepare for resale. Sometimes the occupants, if they are former owners, will vandalize the properties before leaving or steal items, such as cabinets, doors, fixtures, lamps, etc. If you are buying to resell the property quickly for a profit, you had better know if your buyer can readily get title insurance when buying your foreclosed-upon property. When you get a very good deal at a foreclosure auction, you may find that the former owner files a lawsuit to attempt to overturn the sale. So be prepared to hire an attorney and fight for your profit. Experience and knowledge build your foundation Now do you begin to understand why I recommend that beginners not start investing in foreclosures? Start with simpler buying approaches and get some experience with properties, laws, ordinances, deeds, and loans, and so on to provide a foundation. Learn to do title searches as fast as the professionals. Get to know intimately the government offices that have property records and tax assessment rolls. Get to know the property values in an area where you invest. Learn about the problems with properties in different neighborhoods, such as bad soil, poor construction in certain subdivisions, problems with septic systems and wells, and soil contamination. When you have learned all that, start studying up on foreclosures. Study the foreclosure laws in your state. Study law books on the priority of liens, bidding at auctions, title insurance, and bankruptcy. When you fully understand foreclosures, start buying them. I am not trying to stop you from investing in foreclosures. They can be profitable for those who can practice it well. But, few beginners can do it well. I'm telling you to be realistic and get the background that will allow you to be successful in foreclosure investing. The field is rife with risk. You can easily lose your whole investment if you make a single mistake. Please believe me, even with all my years of real estate investing experience, it has happened to me. Good Investing, Ron Starr MORE INFORMATION More on this topic... Customers also bought...
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VA Loans from the VA Mortgage Center 800-405-6682 Contact Why a VA Loan? Pre-Qualify VA Loan THE VA LOAN SPECIALISTS If you are among the 29 million veterans or active duty service personnel who are eligible for a Veteran Loan, the VA Mortgage Center can help provide you with the advice and resources needed to buy or refinance the home of your dreams, while ensuring you get the best rates on your loan. GET STARTED WITH YOUR VA LOAN Your State: Select... Alabama Alaska Arizona Arkansas California Colorado Connecticut Delaware District Of Columbia Florida Georgia Hawaii Idaho Illinois Indiana Iowa Kansas Kentucky Louisiana Maine Maryland Massachusetts Michigan Minnesota Mississippi Missouri Montana Nebraska Nevada New Hampshire New Jersey New Mexico New York North Carolina North Dakota Ohio Oklahoma Oregon Pennsylvania Rhode Island South Carolina South Dakota Tennessee Texas Utah Vermont Virginia Washington West Virginia Wisconsin Wyoming Unsure Loan Type: VA Home Purchase VA Refinance The VA Mortgage Center specializes in helping veterans with all of their mortgage lending needs. Loan Limits Increased - To $417,000! As of January 1, 2006, qualified Veterans and Active Duty military can obtain a loan of up to $417,000 or $625,500 in high cost areas- with no money down. Let one of our knowledgeable, courteous VA specialists help you maximize your VA benefits today. Prequalify now OUR PURPOSE The VA Mortgage Center is founded on 2 principles. First, we believe every military service member and veteran should be aware of their VA Benefits for home loans. Furthermore, we feel that any and all interested service members should be guided through the VA home loan process by a knowledgeable VA loan specialist. DO YOU KNOW IF YOU QUALIFY FOR A VA LOAN? Almost every veteran is eligible for Veterans Affair benefits like VA home loans. These loans are generally the best choice for veterans who are planning to make a home purchase or to refinance an existing home mortgage. YOUR VA BENEFITS The Department of Veteran Affairs, which originated in 1930, provides a variety of financial benefits for Veterans and their dependents. VA home loans are one of the prime VA benefits provided for by this Department. VA LOAN SPECIALISTS VA Mortgage Center's knowledgeable Veteran loan professionals are waiting to answer all of your questions and help you with the entire VA loan application process. You may contact one of our specialists using our simple online form or by calling a specialist at 800-405-6682. PRE-QUALIFY Apply online for a VA mortgage loan Whether you plan to Purchase a Home or Refinance an existing home loan for a better interest rate (or to take out cash), contact us to obtain your Certificate of Eligibility and get Pre-Qualified. Helpful VA specialists are standing by. Please call 800-405-6682 . EQUAL OPPORTUNITY LENDER " I was a bit nervous to make such a large purchase, but the VA Mortgage Center was there for me every step of the way. Kris, my loan officer, was extremely patient with me, and kept me informed daily as to the status of my loan. I love my new home! " - Paul St. Pierre E-7 Master Sergeant, McGuire AFB Read More Testimonials about the VA Mortgage Center VA Loan Information VA Loan FAQs VA Loan VA Loan Qualification Home Purchase VA Refinance Cash-Out Refinance Contact Us Privacy Policy The VA Mortgage Center is a private lender specializing in VA loans , we are NOT affiliated with any government agency . We originate loans in most states . In order for us to best serve our customers, the VA Mortgage Center may share customer information with trusted affiliates.
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