Property Preservation for Note Investors | Real Estate Notes Show

Episode: JKP Note Investing Dave and Nathan talk Property Preservation with NVMS Dave's Goals and Plans: - Properties are always going to be there - sometimes it's a waiting game, sometimes it's understanding where you are and holding tight to your values - First position properties are really key because there's a chance you're taking back that property - Most assets are not in their backyard - they rehab properties long distance which requires local team support - Checks non-performing properties every two months with quick checks and pictures - worth the investment for early issue detection Nathan's Goals and Plans: - Recently purchased property in Edmond, Oklahoma (suburb of Oklahoma City) without laying eyes on it personally - Used realtor to get interior pictures and prior BPO to make proper bid - deal closed very quickly - Had property in Lake Charles Louisiana during two hurricanes within 30 days - property preservation company was essential - Property preservation report was invaluable for filing insurance claims by documenting pre-incident condition Key Recommendations: - Monitor non-performing properties every two months minimum with photos to catch issues early - Document property condition before incidents occur to enable insurance claims - Use local property preservation companies to be your eyes on out-of-state properties - Get full interior inspections and repair bids when taking over properties to understand true costs - Hire property preservation for securing, cleaning, maintenance, lawn care, snow removal, and winterization services Topics Discussed: - Challenges of managing distant/out-of-state properties for note investors - Importance of property condition documentation for insurance claims - Property preservation and inspection services for non-performing assets - Long-distance property management and local personnel requirements - First position lending and property securing after foreclosure Guest Insights: - NVMS handles nationwide preservation and inspection for note buyers, lenders, government agencies, and portfolio purchasers - Unlike volume-focused competitors, NVMS serves individual note investors with single properties per month - Services include securing property, cleanout, lawn care, snow removal, winterization, de-winterization, interior/exterior photography, and repair bidding - Full property inspections and repair bids are provided at no charge when other services are contracted - Company specializes in disaster response documentation (hurricanes, fires, wildfires, floods) for insurance claim substantiation hey fellow no investor are you looking to learn the basics of note investing so you can get started however you don't want to spend a few hundreds or thousands of dollars and hours online on some training program have you thought about attending a notes conference however you don't want to spend the money or the time away from your family well we have a tremendous beginners video series of 20 different topics with each video being less than 15 minutes this means each video is less fluff and direct to the content visit www.jkpholdings.com beginner dash series to learn more again w w w beginner dash series [Music] so friday afternoon getting started for the weekend um trying to get my bearings straight got some stuff going on today kids doing a little crazy so nathan this is a gorgeous week i think it's been awesome weather um i don't know when your kids go to school our kids go to school so it's been neighborhood fun yeah a week long a little distracted with that but we're tuning back into some things um and we're looking forward to progressing yeah you might hear my daughter she's downstairs practicing piano just go with it let's go you know it's summer right um so we're here june 25th um thank you everyone for tuning in to see what we're doing um it's exciting to be in this arena and with with this going on i think our issues right now with notes you know people are saying that things just with the at we just don't know where we're at for things right it's it's curious right but i think one thing you have to realize is that properties are always going to be there sometimes it's a waiting game sometimes it's a it's an understanding game just knowing where you're at and holding tight to know your values so um and when we did first yeah we had this discussion a little bit last week but when you're in first position that property is really key um and that matters a great deal because there's a chance you're taking back that property so you got to make sure that you know what's going on with it as best as you can there you have every guarantee on that you're never going to know every problem that exists with the house but as best you can and with that this stuff would take a step back you farther is most of the asses are not in our backyard right right so we had a property we're rehabbing right now and without a local person we and our team being there it's almost impossible to really kind of work our way through things so it's it's it's i i know the first time i did that was scary right rehabbing long distance or even looking at property that out not outside that's outside of our backyard and not our comfort zone you be in canada being jersey we don't buy a lot in our backyard and it just if the prices are great we'll buy it but it's not right so mostly assets you're bidding on recently where they've been located at uh i just picked up a couple in my my most recent purchase i just got one in edmond oklahoma okay and it's a suburb of uh oklahoma city but that's i don't know how many miles away from me right now so you know i haven't laid eyes on it myself um i did have a realtor go by and and uh have a look in fact on this one it just so happened that i got interior pictures which is fairly rare yeah we don't usually get that so i sent him his bpo that he did six months ago and i said so that combined with these interior pictures what can you tell me what do you think we got for value just so i could make a proper bid and and it worked out and we were able to get the deal closed very quickly which is great wow it's great when you have those connections but most people don't have that or they're not buying an area that they don't have information yeah and what most people don't realize is that while you own the asset if it's vacant or not one of the keys is kind of tracked along the pathway of what's happening with the property even if it's you know mostly when it's not performing you're checking on that property regularly to make sure that if something changes you know when and that's doing insurance right so if the property isn't being maintained or there's a there's an issue with it we need to know when and how what happened right so photos local personnel and that kind of tools and resources you know have you had a situation where you had to actually have somebody go out there and how often do you check on your non-performers um when they become for me when it's the time between i'm doing let's say it's a foreclosure where i'm i'm much more concerned with the property that time where the foreclosure is happening as soon as the foreclosure is done uh i'll i'll have my realtor go out and immediately we'll get to work and see you know what we've got in between then usually i've got a realtor on on tap that can get some kind of idea of what's going on without interior access it can be difficult sometimes it can be worked out that you can get in there the the time that um that really was essential that i had on the on the ground information was this past fall i have have i had have i still have it uh there's one property that i've got in lake charles louisiana and if if that rings any bells for anybody that's because they had two hurricanes hit within 30 days of each other uh last fall and and just so happens that i had a property there so great so um so i i was able to get uh property preservation out there and check it out and give me a good report that i could then give over to the insurance and i was able to collect on insurance which was great um and that's one of the keys right is knowing if something does happen when because insurance companies want to know not what damage was but what was it before when it happened what caused it yeah um you know i'll share a story we've dealt with issues where there was water problem in the house and without knowing what happened you know i could never file that insurance claim yeah but knowing the fact that house was fined here then the incident happened i can narrow it down we usually check our non-performers every two months we do it we'll do a quick check and see what the property condition is i'll get some pictures and it's worth the investment it's not expensive but then if there is an issue we're immediately hiring them that a private position to go out and do that work right right so with that said um we want to bring our special guests uh randy's joining us from nvms who is a nationwide property preservation company who really helps out and understands what we're looking to do uh he's been in the space for a long time so randy can you introduce yourself tell us a little about yourself how long you've been in private preservation general sure thank you very much for having me on today uh yes i am i've had a lot of experience with real estate uh through the years i worked with mgic and then i work with summit valuations and now i'm involved with nvms and we're we do the nationwide preservation and property inspection services to assist various types of clients across the nation whether it be government agencies private lenders no buyers portfolio purchasers you name it we're servicing banks we're servicing credit unions we're servicing anyone who needs to confirm the condition of their assets and to make sure that their assets are protected that's one of the main things that we focus on and we pride ourselves on is the fact that we're we're we're making sure we're doing the work to whether we're the eyes of our clients basically and getting them the information they need to make uh solid investment decisions and to make sure that their their investments are protected and then you you were mentioning before about uh uh with the hurricane situation uh in louisiana nathan and yeah that's one of their that's one of the features that we offer where we're whenever there's disasters across the country whether it be fire wildfires floods etc but our services are used to have our field reps confirm that the assets uh there and what the condition is etc so that the the uh real estate investors know how to handle the situation and take it from there right right which was invaluable for me and you know the cost is not huge but the information that i get from that was absolutely valuable so so you know rin i think for privation there are some misguided understanding of what they do and don't do right okay what is some of the i guess things that you guys offer what are some services you offer particularly for note investors but for reos who are people outside the local area of that property what are some of the services that you can suggest okay well i'll give you some examples like when you're dealing with the foreclosure and you're taking over that property we're going to be the first to go in there and assist with the securing of that property and doing the total clean out of the property and to make sure that it's maintained then from the time that you acquire that property all the way through to the point of renting the property or the disposition of that property so we're making sure that it's it's it's clean there's maid service there's the lawn care uh during the winter time we're doing snow removal we're doing uh to make sure that the the property is fully winterized and then in the spring we're doing the de-winterization we're doing all the types of services to make sure that that property is protected basically and then can i can i pick and choose services like um if i just want the lawn cut or just snow removal or something like that is that doable definitely and the nice thing about our about our group is we're not we're not just folk we're not focused like some of the other companies out there where they're focused on like just volume and they're dealing with some of the big corporations we're one of the few in the nation that deals with where a client might only have one a month yeah and a note buyer where he's just he's acquiring a property in a different state so we're his eyes in that state and we're making sure that that investment is protected so that's where we're different than a lot of the other providers the nationwide providers out there and and to be the eyes of the clients and to make sure that like i we did a we did a walk around for you nathan that time and that's uh where once you have tied up the property we're able to go on to that property and do a full walk around the property to show you photos from all the sides i'll show you what the condition is and we're able to get access that we're doing the interior giving you full interior shots of all the rooms etc showing you what needs to be done we also offer if you decide that you want a repair bid right away any repairs needed we're taking care of that as well right away for you so that you know okay this is what it would cost to get all the trash removed uh the damages that might be in some of the rooms etc uh if there's any damage on the outside and if there's anything that needs to be done around the property we give you the full estimate on that as well but you definitely can pick what services you want uh so it's it's any kind of service that you need on a property basically we're doing it whether there's a pool on if there's a swimming pool that needs to be fully cleaned out etc we're doing that as well so what is the service that most people don't use that they should what is something that that most people either don't know about or maybe they're they're just being cheap whatever what is something you see that people are missing out on that they shouldn't be uh well i i'm just trying to think what they would be missing out on because i i think if they're if they're if they're taking over a property you know getting that full inspection right away done just so you know where you stand and getting a bid would be advisable now we don't charge for the bid if we're doing something else on the property so if you want to get a full picture where you stand with it i'd say just making sure you know exactly where you stand right from the beginning when you acquire it yeah and and know all the details and i think if if you take that extra step it's it's worth it because uh because otherwise you might find out shoot i i took over this property and i see all this other stuff that i wasn't aware of and then i've got all these extra costs that i didn't anticipate there's problems with the the roof etc and i've got now i've got all these extra costs that i wasn't counting on so i think getting a full inspection done like that helps you know just to let you know where you stand i think it's okay you don't know what's going on there so to assume that the front lawn looks nice the backyard's great or the pool is fine you should not be missing out on or cheap out get someone there and these guys are professionals these aren't just somebody you know some 17 year old kid taking pictures right and and in our real estate group our real estate professionals they we deal with certified inspectors uh we're dealing with uh appraisers that are actually doing these type of services as well as realtors and brokers across the country so we've got real estate professionals that are off you know a wide range of a variety of knowledge etc and they're experts in their field so i think that's that's important too to make sure you got a good field uh service that's taking care of you yeah oftentimes i'll i'll i'll get a realtor to go out and and do that for me but not all realtors are created equal so i'll have one realtor that's on it on the ball can get me out an estimate right away and then i'll have somebody else who i'm following up with for two weeks before anything happens and it's just it's a waste of time so it's it's worth it just to go with somebody that i know is going to deliver because that's their business they're right and the nice thing about us is is that you have access to everything basically anything that you would need to take care of that property we have we're able to do that for you so it's like a one-stop shop that a one-stop service center you don't have to go looking and scrambling to handle those types of services and that's what a lot of our clients like is they don't have to have this additional uh group having to find out all this information for them because we're taking care of it for them instead of them having to to track down uh these various types of services where it's a it's a one service handles everything basically so i think that's that's what a lot of people like about the fact that we're so we're we're so involved with with all aspects even assisting with uh handling uh if needed an eviction type service where we're doing eviction registrations etc or delivering notifications to the uh to the occupants uh the letters from the from the lenders etc so we're handling all that kind of stuff so it it it it varies with with we're doing i think our combination with the preservation and all the different types of inspections we offer that that gives a full encompassing program for our clients to have access to so when you're looking at these services is it something common to get different quotes says or are we working with one quote from one contract so you guys are very licensed and can trust in that area yeah we're we're we're working we work with a bunch of different uh contractors and inspectors in in in the various parts of nation we have over 36 000 field reps and then we've developed this network since 2003 so this is a a a huge uh network that we've that we've developed and i think that's very important because not only are they experienced we we have certain types of criteria uh that we require to be part of our field reps and uh that is really important that they follow our our requirements and guidelines so i i think by having this by having these experienced professionals that that's where it it really makes a difference and they're following our the guidelines that we've developed over the years to make sure we're following uh city codes uh and and uh requirements uh neighborhood requirements etc we're making sure that we're in compliance with everything so that's important too and and these are all local people so they would know those local oh right right i lost things right and they i mean we've we go with uh with the uh the best field reps we have in any given area to make sure that we're going to meet your deadlines which could range say our standard might be five days uh three to five days but we can get it down to two business days for you make sure you're getting the services and then um and if you need you know in addition we do emergency services too so we're doing board ups uh and uh tarping uh pumping if you had flood damage etc you know we're pumping out the water uh so any kind of emergency service that you need as well we're we're able to do that uh within that two business stages for that's amazing yeah that's huge so when you have a situation where there's a property damage you know hurricane or whatever hit it the investors are freaked out kids are smaller they're bigger than they've been through what is the process for the investor to know what the next step is tree fell through the roof something happened what is typically the process from us reaching out to you to do the proper preservation to go into the insurance company what do we need to know what should we make sure you guys check out uh because you guys do what we say to do but sometimes we don't know what to say so what would you recommend for an investor who's had a situation where they think there's a problem or there's regularly checking it out and you report back to them hey xyz is visual okay yeah and that's something we do too because we service insurance companies across the nation as well to make sure we're confirming condition of properties so what you want to do is say you you would get set up with the service if uh anybody out there could have access to the service you get set up with us uh we we get you have a 15 to 20 minute website demo uh we have a disclosure agreement forum that's only like five pages we send that to you to execute that you acknowledge what terms of our services uh there's no volume requirements to have access to the service there's no annual or monthly fee you just order when you need to and then we once we deliver the service you would be paying for the service based on whatever billing cycle you selected to receive so once you're set up with us then to deal with that type of situation we you would just place an order in our system we'd send our field you can have special instructions telling us what you need done to make sure that we're covering everything that you want with that inspector in the field and then we're going to make sure we take photos of all the damage is that like you mentioned with a tree hitting the roof etc uh multiple photos you can designate exactly what you want completed uh on on the notes that you you that you're placing in our system when you're placing the order so if you need us to focus on anything uh extra that you want to make sure that they they address for you uh we can even customize our inspection forms for certain situations and that we're one of the few that can do that we don't charge extra for that where we're doing customization of inspection forms as well so to make sure if there's certain things that you know you're going to need for every one of your inspection orders we're going to have that out there for you on that inspection form so that's another part of it but to get that information over to the insurance it's it's making sure we document the type of criteria that you need done and then to make sure we're getting you all the photos and then if you need us if i i'd recommend getting that repair bid right away too because you're going to need that for the insurance agent as well they're dealing with the insurance to make sure they know okay this is the situation this is all the damage that we were able to uncover so that that's what i'd recommend okay nathan what administration you've been in where you've had to where's damage has been done or you know repairs to be done what was your what has been your experience with proper preservation uh one of the biggest things that i have to deal with um and just kind of based partially on where i'm purchasing is that winterization and that that becomes really key and so in october or so uh i'll kind of look and see what i've got and what i know is vacant and we'll send out a proper preservation just to make sure it's winterized if if i don't know that it's winterized already yeah um just to be sure because busted pipes is really no fun and it can it can just ruin your entire investment yes definitely so that's a big one it's just winterization uh making sure that's done before before it gets too cold and we've learned as we go along right of experience that we've been through you know one of my famous stories we had a problem with a property it wasn't mbms but we had another product reservation this is 2014 or so our property actually was winterized we found flooding they tarped the roof nailed xyz number of nails yeah two years later we got that property back walked into a flood and says what happened we found out they actually took the meter off the inside the house the meter was inside and the part that came from the main actually had a pinhole and it's been dripping for over three to four years oh no they winterize the inside which is fine they tarped and nailed a roof that was actually within two to three years old it was pretty much a new roof um however what i learned from there is that private preservation company that i work with wasn't willing to work on the other side of it like you didn't take pictures of you know of where you disconnected and winterized right and the issue was what we're sorry and it's like that doesn't help me at all right so working with a product preservation company is more than just hiring one is knowing who to trust knowing when it's reputable knowing one that knows what they're doing and it can work for the customer that situation alone was a cheaper private lease company that i was going with it was lower-end property yeah but now looking back if i were to spend a little bit extra money which isn't a lot of money to do the right way that would have saved that property and we would have made money on the situation instead of all that we broke even just by a little bit yeah yeah and if if you've been around for any length of time uh anytime you've gotten a report or due diligence documents before you purchase you'll you're bound to have seen an nvms uh report in there there they've been around a long time they've been doing this quite a long time yeah so i know a lot of the big funds are using nvms so with newer investors um and most people go through their service search right um radio are you you work directly with services currently correct correct and that was a good point that you brought up where with the situation you had because we take pictures before we do any work and then we take them after so you know what the situation was before and then you know where we corrected it we're also putting signage uh on the property too this to evidence say that this was completed on such and such dates so that's another service we offer uh where we're putting signage on properties whenever uh whenever we're doing a service and whenever our our client needs signage placed on properties so that that as well so uh yeah i really i i really think uh that's critical for you to see to see what what all the damage was and then that everything's been corrected because if you don't know like you said you had that situation that that's a a credible uh loss then for when you have flood damage so you don't you turn the mold there's no doubt in it right i mean you can't ask the whole situation oh and basically we did we got the whole house spent money got the whole house and uh kevin's on and uh we got the whole house and then we sold it sell our financing as is uh to a local investor that was buying it i'm sure he did a great job he he paid his back the money the whole work was great um but you know it's a shame right you get a situation where now the roof that's probably fine is damaged and the plumbing they just ripped in the park took quick couple pictures and that was it and they couldn't approve the roof was leaking they had no they had no it's like you showed me the underlaying of the roof showing the fact that you knew that's where the problem was we had like six packs you can easily you could easily go up in the roof and then see if there's any water on on on the top of the inside of the rafters yeah see if there's any on the rafters if there's any damage at all so that that was definitely a mistake that should have never occurred yeah so you know we've also had properties where we we had a property we bought like 60 grand arv was in buck 50 in ohio and proper innovations allowed me to know i shouldn't go any farther than i am right right don't put more money into this property don't go crazy this property break even right it needed so much even like little things to pull the flooring ripped up doorways were jammed look like dog ate stuff like just destroying we thought we'd walk in a good situation we always say right you buy a note you have no clue what you're walking into yeah balance that loan was 85 000 we bought it like 60 arv was like 150 was a double lot we're all ecstatic and it's like well the pool's a little messed up and then we walked in yeah well it's going to be about 80 grand rehab well it's not very worth it like right so it in as comfortable we are trusting people to do work at that scale outside your local area is difficult right i have no problem with 20 000 rehab long distance when you're getting into the 50 to 70 to 80 000 rehabs unless you're comfortable you know situation or you have that team you trust it's hard to do that yeah um yeah which is tough right innovation as much as we don't talk about it oddly enough is key one of our key items that are one of our team members we need to be using trusting and realizing what the report says how to read the report yeah so and so here's another situation where i found it very very helpful to have an actual report so how many times have you taken back a property and a realtor gets in there and they say oh it needs a lot of work i have no idea what that means you know what's a lot of work to you yeah or it's in rough shape or something like that you know some some vague give me the facts i need the facts where they're like oh you know it's in rough shape really needs a lot of work i'm like okay like what you know like i i can't go with these vague statements i need i need facts and data and so again you can get a property preservation in there and pictures and you know reports and actual somebody that knows what they're talking about when they're talking about what repairs need to be done and which ones don't and even if you have a local agent that you do trust or you know they locally you don't know who else is in their back pocket right because hey listen the roof needs to be really done is that because your law the roofer like yeah it's always that question mark when you're working with a third-party property company they give you the facts show you the pictures and let you decide what to do with it yeah yeah yeah and and how often have i been told it needs a lot of work and i get the pictures and i go oh you mean it's just full of trash a trash app i don't care i don't care about a trash you know yeah a thousand bucks two thousand bucks to get that trashed out and then it looks fine you know it's it's dirty and it's you know run down but it's in good shape but but you don't know that until yeah until you get something in there that can actually tell you what's actually going on oh it's a shame what kind of crazy stories do you have for proper innovation using pictures of i know we had one famous one was it that the ups plane part fell in wayne's house oh yeah i saw that oh it's not that one where it came through the roof yeah unbelievable i know uh i i think one one that would be unique is uh is having one of those sinkholes take care of your house that would probably be something that's going to be very difficult for you to take care of so that that would be my unique one for you a sinkhole situation but get all the information you can do you remember the one dave this was a few years back i think we talked about it in our in our group where uh it was coming from a certain seller and they uh it was in st louis i want to say okay and and uh we found out the front of the house everything looked great except the back of the house and the basement the wall was just absent like it just was not there yes yes the whole thing was gone it was like wait it's like someone chopped it yeah yeah so get all the information you can yeah and they're gonna show pictures hey listen we gotta drive by no you've got a full proper preservation pictures and you exclude the one show in the backyard right right yes i do remember yes that was crazy like holy god and we normally do google quite a quick google maps look of it and check it out and we're out front physically looking at it yeah our friend hey look great yeah yeah you're gonna want you definitely want to get a walk-around inspection yeah definitely yes i highly recommend it instead of just doing a drive-by where they're taking the front shot they're taking neighborhood shots too just so you know what type of neighborhood you know how the houses are in the area etc but i'd highly recommend if you took title to that property you're going to want to get a walk around you know where we're able to get on the premises because you have title yeah yeah yeah as much as possible you're trying to get all the information you can which again it's not always possible and that's where the surprises are in this business and it happens but uh but as much as you possibly can you know find out whatever information can legally and ethically and all the way yeah okay you want to get that info so you know we've done with our issues with properties and a lot of times our properties damages are not collectible it's something we can't get from insurance for whatever reason for the borrowers as being a pain in the butt what do you advise investors who are nervous about going outside their local market to be able to entrust the company like a nationwide property company to be their eyes and ears to evaluate a property and give us factual information that we can believe trust and move forward with if this question is to me okay all right uh i would say that because we're we're we're a third party and we're our whole goal is is to to service our clients to make sure that they're fully protected i think that that aspect by being a third party uh you know unbiased third party is huge yes because like you guys were mentioning before there could be certain influences on on on uh information that's given whereas we're just trying to give you a total insight as to the situation with your investment asset sure so we're going to want to make sure we give you all the details that you need to make an informed decision as to what your next steps are whether if if you were dealing with a delinquency situation we try to assist our clients to get notifications to the occupants to make make communications with our client to make sure that there if there's ways to making a repayment uh to get on a repayment plan etc to avoid uh further situation uh but in those situations where there is no communications going on and you need to take your next course of action then and it goes to foreclosure then we're we're just making sure you're prepared for your next steps to give you the information to to to pursue that action next once you take over the property then we're there for you to make sure that we do all that the securing any kind of board up you need etc to make sure it's protected uh and where we're securing multiple locks if you it so initially we would do a secure with a lock box but if you want wanted then multiple locks on the property we can do that as well to make sure it's secured but the board up feature too that that comes in handy especially in areas where there was damage to windows from from natural disasters etc so uh you know i i think by us being your eyes in those locations that you're you're not near these properties a lot of times that you're making these investment decisions on by us being your eyes in those areas and and our job is almost like a fiduciary responsibility to you in terms of we want to make sure you're protected and we and that's what we pride ourselves in and to make sure uh that we're performing maintenance on the property that's going to protect it and uh and giving you all the information you need to make decisions as to your next steps i think that's where our service is very helpful and how long has the company been around for uh 2003.

yeah so 2003 when it was in uh uh founded and uh and since then it's it's been it is it we were one of the were from my knowledge we're the first vendor management company across the nation uh at least one of the or one of the first and we're uh i'd say one of the top providers in the industry today yeah so that so i i know you uh you know our reputation means a lot to us so that's why we make sure that our clients are satisfied with the service we provide yeah i mentioned to a friend of mine um is part of larger hedge fund and i mentioned you we're doing it as he said oh yeah we use them all the time so yes the larger funds are using these guys but they also service the little guys too and you can either go through your your server serve to contact us proper preservation company or you can reach out directly right your services should allow you to reach out directly to these these companies to make sure you're working with someone reputable like working with an attorney so your best thing is let your surgeon know you're reaching out you're going to make this claim or or you're gonna set up a buy monthly which we usually do check on our properties um and then get that full evaluation it bring can you i'll type your head do you know how much it is for a quick property check just a property preparation review the property to see what the property is and what it looks like yes it's in the 55 range 55 to do a full walk around so for investors 55 on a bi-monthly cost is nothing right um let's see what's going on so i think that you know it's worthwhile to check this out for 60 bucks you're getting an eyes and ears in that property especially in the wintertime but if it's in the south you're ripping hurricanes hitting it storms getting here all kind of stuff can happen so just chicken ears and if something happens you need that data for insurance purposes what happened now in two months now we know we can narrow down to that two-month period if you wait eight ten months you have no clue when it happened it's pretty cool part of your costs um and i'd like to add to that uh david is we're also used our services are also used uh as a qc manager like where we're actually using other providers so we're actually making sure certain services are handled properly so we have clients that use less to qc there there are other hired contractors for maintaining the property to make sure that these things that they say that are being done are being done so that's another service that we offer yeah through the inspection side of it yeah that's great if you can spend less than 60 bucks to to double check your contractor make sure they're doing what they said they're going to do or or the prop or the property manager or i mean whoever it is that say they're going to go out and do that just to double check just double check if you have any questions of whether or not the work's getting done and i'm still mentioning our fee that they want to try out locally to get an idea of what you're like what experience you have i'm telling you guys you may not know the mbms title but you've seen the reports yeah if you looked at assets nvms is not what you may recognize but you're gonna say that you've seen the reports once you see them um they're standardized they're around the whole industry um they've been around forever but we brought them on not to say listen check it out but don't understand it that this is something you really should applaud that team of people right you have your agents you have this but proper motivation while that's non-performing even performing most times we don't deal with the woman performing but when it's not performing we need to have someone look at that property you know if there's people living in it right if there's someone doing whatever right and also to see about the property condition changing you know um reporting is going on or something crazy going on the outside that we need to make sure that property is being maintained that's part of the contract with the mortgage is that that property maintains if your grass gets too tall your cities are to come and give you a fine and cut it it's just and in ohio they have a ten thousand dollar bond like it's just it's not fun guys so this is the reason why you really should tune in and make sure you're using a service just to check out this because at 55 dollars you're going to be paid much more in fine to the city oh yeah yeah yeah i've got actually it's on my list today i've got some grass that needs to get cut down in mississippi so i'm just going to reach out to you guys today and randy we have situations like that where we have you know grass cutting um and ms's since can we schedule a situation where we have a weekly cutting yes yes that's it definitely uh and like some of our clients uh they have us on a regiment where we're doing uh weekly maintenance on properties uh so you could definitely get on that type of a weekly maintenance uh program and uh some of our clients we they even want a flat fee program where we're and we're managing a bunch of properties for them at the same time uh like some of them hundreds of properties that we're we're managing for them and then uh they they they don't wanna they want multiple services so they they just they'll have be a flat fee program so we're we're taking care of the the maid service we're taking care of the the lawn we're taking care of the pool you know on a weekly basis where they go with that type of program as well so you you've got a a lot of different options to select from from our from mvms so that that makes it nice too to make sure that's awesome this type of situation that comes up for you we got you covered that's awesome well randy you've been in the space for a long time you know this space well the probably been around for a long time you know investors sometimes are cheap sometimes they but i also think more else i think investors sometimes don't know what they don't know they don't know that this is what power foundation does they don't know what the downfall of not looking at stuff regularly they don't know like let's just band-aid the roof right sometimes you can sometimes you can't and i think for me you know with properties the way they're going up in value maintaining that property just keeping it in a good standing situation will allow you to sell the property as is or maintaining it and sometimes allows you to know when you're going to foreclosure right if it's vacant you can get inside pictures and take a look at it and know what you can do at the auction if that property is in great condition and you got inside photos because you winterized it you have a great opportunity to go to the auction bid well for the flip side is if the property is a bad commission which i've done before right and private production is like just crazy it's like the one in ohio i'm i'm gonna just bid as low as i can at the auction just to get rid of it i don't want the chance of coming back right yeah i think it's important that you make that you make the corrections right away just to prevent further damage because you don't want to increase your your losses on it so that's where i think that's critical to to make because it might only be a few a few uh dollars for you up front just to make some of those corrections when you know that there's issues there to prevent from thousands of dollars of being an issue because the damage further escalated so i think that's critical okay so we're wondering um part of part of the timing and bringing you on here at the end of june is we're we're seeing uh eviction moratoriums and things that are supposed to be ending at the end of the month i know some places have extended but generally speaking we're talking the end of end of june are you guys expecting to see um properties coming up available and things coming up as a result of of uh problems associated with covet or is that something you guys are planning on well yeah we're we're we're ready for that situation you know because uh and that's where we're helping our clients to make sure that they know if the properties are occupied or vacant so that they they know okay this thing's not being taken care of it's been vacated etc and and we're ready to to uh to react once they release those moratoriums uh as quickly as possible to just to do any kind of eviction service that's needed uh eviction registration etc uh and uh and then secure those properties especially when they're when when they're not being occupied or maintained and that's where we we're doing that occupancy verification checks where we're where we can either do a drive by verification for you where we're seeing they they have a lot of different ways that they determine if there's an occupant at the property uh but then we're also doing that door knock feature and doing that confirm confirmation where it sometimes we're going back to these properties three uh three to four times until we get an answer for you you know to make or and then we're also attaching that uh the collection letter according to whatever uh guidelines are uh for in and in requirements so uh for the lenders how large do you guys see these i don't have internal numbers you have but how large of a problem do you see once covid moratoriums end or when things happen you know are you guys seeing significant numbers where like it's gonna be a floodgate or where do you guys think things are gonna be i think i think it's gonna be pretty excessive i i think it's gonna be uh and i i think that's why our clients are trying to determine where they stand now and doing some occupancy checks just to get an idea of what's going on with these properties but uh yeah i i got a feeling it's gonna be pretty heavy yeah it hasn't it hasn't used that stage yet but yeah once they release it it's going to be it's going to be gangbusters where people are going to be looking for providers to get them the information that they need i know i mentioned before one of our mutual friends is in the reo space and they listen we're selling access like crazy right now when the auditorium's in and the floodgates happen it's gonna be hard to sell things because i think things are gonna kind of face out because there's gonna be so many properties on the market right exactly that's exactly yeah it would be interesting to see some data as time goes on here to see what all the numbers i did see some recently that it was eight million homes that are kind of expected that you know most that's rentals where you know rents are behind landlords can't foreclose or evict or anything or you know can vic and they're stuck um so that's gonna be interesting you know and it's tough um that's cool well randy i really appreciate you coming on with us and spending this friday afternoon with us and being giving your insight giving your knowledge and your experience and making sure that the investors um feel comfortable with reaching out to product reservation knowing that they're not just somebody who's just trying to get your business we're there to actually support you in non-bias but have a huge wealth of knowledge plus a network of people that you know you can get any work you need done on a regular basis or a one-time off situation at a reasonable price hey fellow no investor are you looking to learn the basics of note investing so you can get started however you don't want to spend a few hundreds or thousands of dollars and hours online on some training program have you thought about attending a notes conference however you don't want to spend the money or the time away from your family well we have a tremendous beginners video series of 20 different topics with each video being less than 15 minutes this means each video is less fluff and direct to the content visit www.jkpholdings.com beginner dash series to learn more again w w w beginner dash series [Music] so friday afternoon getting started for the weekend um trying to get my bearings straight got some stuff going on today kids doing a little crazy so nathan this is a gorgeous week i think it's been awesome weather um i don't know when your kids go to school our kids go to school so it's been neighborhood fun yeah a week long a little distracted with that but we're tuning back into some things um and we're looking forward to progressing yeah you might hear my daughter she's downstairs practicing piano just go with it let's go you know it's summer right um so we're here june 25th um thank you everyone for tuning in to see what we're doing um it's exciting to be in this arena and with with this going on i think our issues right now with notes you know people are saying that things just with the at we just don't know where we're at for things right it's it's curious right but i think one thing you have to realize is that properties are always going to be there sometimes it's a waiting game sometimes it's a it's an understanding game just knowing where you're at and holding tight to know your values so um and when we did first yeah we had this discussion a little bit last week but when you're in first position that property is really key um and that matters a great deal because there's a chance you're taking back that property so you got to make sure that you know what's going on with it as best as you can there you have every guarantee on that you're never going to know every problem that exists with the house but as best you can and with that this stuff would take a step back you farther is most of the asses are not in our backyard right right so we had a property we're rehabbing right now and without a local person we and our team being there it's almost impossible to really kind of work our way through things so it's it's it's i i know the first time i did that was scary right rehabbing long distance or even looking at property that out not outside that's outside of our backyard and not our comfort zone you be in canada being jersey we don't buy a lot in our backyard and it just if the prices are great we'll buy it but it's not right so mostly assets you're bidding on recently where they've been located at uh i just picked up a couple in my my most recent purchase i just got one in edmond oklahoma okay and it's a suburb of uh oklahoma city but that's i don't know how many miles away from me right now so you know i haven't laid eyes on it myself um i did have a realtor go by and and uh have a look in fact on this one it just so happened that i got interior pictures which is fairly rare yeah we don't usually get that so i sent him his bpo that he did six months ago and i said so that combined with these interior pictures what can you tell me what do you think we got for value just so i could make a proper bid and and it worked out and we were able to get the deal closed very quickly which is great wow it's great when you have those connections but most people don't have that or they're not buying an area that they don't have information yeah and what most people don't realize is that while you own the asset if it's vacant or not one of the keys is kind of tracked along the pathway of what's happening with the property even if it's you know mostly when it's not performing you're checking on that property regularly to make sure that if something changes you know when and that's doing insurance right so if the property isn't being maintained or there's a there's an issue with it we need to know when and how what happened right so photos local personnel and that kind of tools and resources you know have you had a situation where you had to actually have somebody go out there and how often do you check on your non-performers um when they become for me when it's the time between i'm doing let's say it's a foreclosure where i'm i'm much more concerned with the property that time where the foreclosure is happening as soon as the foreclosure is done uh i'll i'll have my realtor go out and immediately we'll get to work and see you know what we've got in between then usually i've got a realtor on on tap that can get some kind of idea of what's going on without interior access it can be difficult sometimes it can be worked out that you can get in there the the time that um that really was essential that i had on the on the ground information was this past fall i have have i had have i still have it uh there's one property that i've got in lake charles louisiana and if if that rings any bells for anybody that's because they had two hurricanes hit within 30 days of each other uh last fall and and just so happens that i had a property there so great so um so i i was able to get uh property preservation out there and check it out and give me a good report that i could then give over to the insurance and i was able to collect on insurance which was great um and that's one of the keys right is knowing if something does happen when because insurance companies want to know not what damage was but what was it before when it happened what caused it yeah um you know i'll share a story we've dealt with issues where there was water problem in the house and without knowing what happened you know i could never file that insurance claim yeah but knowing the fact that house was fined here then the incident happened i can narrow it down we usually check our non-performers every two months we do it we'll do a quick check and see what the property condition is i'll get some pictures and it's worth the investment it's not expensive but then if there is an issue we're immediately hiring them that a private position to go out and do that work right right so with that said um we want to bring our special guests uh randy's joining us from nvms who is a nationwide property preservation company who really helps out and understands what we're looking to do uh he's been in the space for a long time so randy can you introduce yourself tell us a little about yourself how long you've been in private preservation general sure thank you very much for having me on today uh yes i am i've had a lot of experience with real estate uh through the years i worked with mgic and then i work with summit valuations and now i'm involved with nvms and we're we do the nationwide preservation and property inspection services to assist various types of clients across the nation whether it be government agencies private lenders no buyers portfolio purchasers you name it we're servicing banks we're servicing credit unions we're servicing anyone who needs to confirm the condition of their assets and to make sure that their assets are protected that's one of the main things that we focus on and we pride ourselves on is the fact that we're we're we're making sure we're doing the work to whether we're the eyes of our clients basically and getting them the information they need to make uh solid investment decisions and to make sure that their their investments are protected and then you you were mentioning before about uh uh with the hurricane situation uh in louisiana nathan and yeah that's one of their that's one of the features that we offer where we're whenever there's disasters across the country whether it be fire wildfires floods etc but our services are used to have our field reps confirm that the assets uh there and what the condition is etc so that the the uh real estate investors know how to handle the situation and take it from there right right which was invaluable for me and you know the cost is not huge but the information that i get from that was absolutely valuable so so you know rin i think for privation there are some misguided understanding of what they do and don't do right okay what is some of the i guess things that you guys offer what are some services you offer particularly for note investors but for reos who are people outside the local area of that property what are some of the services that you can suggest okay well i'll give you some examples like when you're dealing with the foreclosure and you're taking over that property we're going to be the first to go in there and assist with the securing of that property and doing the total clean out of the property and to make sure that it's maintained then from the time that you acquire that property all the way through to the point of renting the property or the disposition of that property so we're making sure that it's it's it's clean there's maid service there's the lawn care uh during the winter time we're doing snow removal we're doing uh to make sure that the the property is fully winterized and then in the spring we're doing the de-winterization we're doing all the types of services to make sure that that property is protected basically and then can i can i pick and choose services like um if i just want the lawn cut or just snow removal or something like that is that doable definitely and the nice thing about our about our group is we're not we're not just folk we're not focused like some of the other companies out there where they're focused on like just volume and they're dealing with some of the big corporations we're one of the few in the nation that deals with where a client might only have one a month yeah and a note buyer where he's just he's acquiring a property in a different state so we're his eyes in that state and we're making sure that that investment is protected so that's where we're different than a lot of the other providers the nationwide providers out there and and to be the eyes of the clients and to make sure that like i we did a we did a walk around for you nathan that time and that's uh where once you have tied up the property we're able to go on to that property and do a full walk around the property to show you photos from all the sides i'll show you what the condition is and we're able to get access that we're doing the interior giving you full interior shots of all the rooms etc showing you what needs to be done we also offer if you decide that you want a repair bid right away any repairs needed we're taking care of that as well right away for you so that you know okay this is what it would cost to get all the trash removed uh the damages that might be in some of the rooms etc uh if there's any damage on the outside and if there's anything that needs to be done around the property we give you the full estimate on that as well but you definitely can pick what services you want uh so it's it's any kind of service that you need on a property basically we're doing it whether there's a pool on if there's a swimming pool that needs to be fully cleaned out etc we're doing that as well so what is the service that most people don't use that they should what is something that that most people either don't know about or maybe they're they're just being cheap whatever what is something you see that people are missing out on that they shouldn't be uh well i i'm just trying to think what they would be missing out on because i i think if they're if they're if they're taking over a property you know getting that full inspection right away done just so you know where you stand and getting a bid would be advisable now we don't charge for the bid if we're doing something else on the property so if you want to get a full picture where you stand with it i'd say just making sure you know exactly where you stand right from the beginning when you acquire it yeah and and know all the details and i think if if you take that extra step it's it's worth it because uh because otherwise you might find out shoot i i took over this property and i see all this other stuff that i wasn't aware of and then i've got all these extra costs that i didn't anticipate there's problems with the the roof etc and i've got now i've got all these extra costs that i wasn't counting on so i think getting a full inspection done like that helps you know just to let you know where you stand i think it's okay you don't know what's going on there so to assume that the front lawn looks nice the backyard's great or the pool is fine you should not be missing out on or cheap out get someone there and these guys are professionals these aren't just somebody you know some 17 year old kid taking pictures right and and in our real estate group our real estate professionals they we deal with certified inspectors uh we're dealing with uh appraisers that are actually doing these type of services as well as realtors and brokers across the country so we've got real estate professionals that are off you know a wide range of a variety of knowledge etc and they're experts in their field so i think that's that's important too to make sure you got a good field uh service that's taking care of you yeah oftentimes i'll i'll i'll get a realtor to go out and and do that for me but not all realtors are created equal so i'll have one realtor that's on it on the ball can get me out an estimate right away and then i'll have somebody else who i'm following up with for two weeks before anything happens and it's just it's a waste of time so it's it's worth it just to go with somebody that i know is going to deliver because that's their business they're right and the nice thing about us is is that you have access to everything basically anything that you would need to take care of that property we have we're able to do that for you so it's like a one-stop shop that a one-stop service center you don't have to go looking and scrambling to handle those types of services and that's what a lot of our clients like is they don't have to have this additional uh group having to find out all this information for them because we're taking care of it for them instead of them having to to track down uh these various types of services where it's a it's a one service handles everything basically so i think that's that's what a lot of people like about the fact that we're so we're we're so involved with with all aspects even assisting with uh handling uh if needed an eviction type service where we're doing eviction registrations etc or delivering notifications to the uh to the occupants uh the letters from the from the lenders etc so we're handling all that kind of stuff so it it it it varies with with we're doing i think our combination with the preservation and all the different types of inspections we offer that that gives a full encompassing program for our clients to have access to so when you're looking at these services is it something common to get different quotes says or are we working with one quote from one contract so you guys are very licensed and can trust in that area yeah we're we're we're working we work with a bunch of different uh contractors and inspectors in in in the various parts of nation we have over 36 000 field reps and then we've developed this network since 2003 so this is a a a huge uh network that we've that we've developed and i think that's very important because not only are they experienced we we have certain types of criteria uh that we require to be part of our field reps and uh that is really important that they follow our our requirements and guidelines so i i think by having this by having these experienced professionals that that's where it it really makes a difference and they're following our the guidelines that we've developed over the years to make sure we're following uh city codes uh and and uh requirements uh neighborhood requirements etc we're making sure that we're in compliance with everything so that's important too and and these are all local people so they would know those local oh right right i lost things right and they i mean we've we go with uh with the uh the best field reps we have in any given area to make sure that we're going to meet your deadlines which could range say our standard might be five days uh three to five days but we can get it down to two business days for you make sure you're getting the services and then um and if you need you know in addition we do emergency services too so we're doing board ups uh and uh tarping uh pumping if you had flood damage etc you know we're pumping out the water uh so any kind of emergency service that you need as well we're we're able to do that uh within that two business stages for that's amazing yeah that's huge so when you have a situation where there's a property damage you know hurricane or whatever hit it the investors are freaked out kids are smaller they're bigger than they've been through what is the process for the investor to know what the next step is tree fell through the roof something happened what is typically the process from us reaching out to you to do the proper preservation to go into the insurance company what do we need to know what should we make sure you guys check out uh because you guys do what we say to do but sometimes we don't know what to say so what would you recommend for an investor who's had a situation where they think there's a problem or there's regularly checking it out and you report back to them hey xyz is visual okay yeah and that's something we do too because we service insurance companies across the nation as well to make sure we're confirming condition of properties so what you want to do is say you you would get set up with the service if uh anybody out there could have access to the service you get set up with us uh we we get you have a 15 to 20 minute website demo uh we have a disclosure agreement forum that's only like five pages we send that to you to execute that you acknowledge what terms of our services uh there's no volume requirements to have access to the service there's no annual or monthly fee you just order when you need to and then we once we deliver the service you would be paying for the service based on whatever billing cycle you selected to receive so once you're set up with us then to deal with that type of situation we you would just place an order in our system we'd send our field you can have special instructions telling us what you need done to make sure that we're covering everything that you want with that inspector in the field and then we're going to make sure we take photos of all the damage is that like you mentioned with a tree hitting the roof etc uh multiple photos you can designate exactly what you want completed uh on on the notes that you you that you're placing in our system when you're placing the order so if you need us to focus on anything uh extra that you want to make sure that they they address for you uh we can even customize our inspection forms for certain situations and that we're one of the few that can do that we don't charge extra for that where we're doing customization of inspection forms as well so to make sure if there's certain things that you know you're going to need for every one of your inspection orders we're going to have that out there for you on that inspection form so that's another part of it but to get that information over to the insurance it's it's making sure we document the type of criteria that you need done and then to make sure we're getting you all the photos and then if you need us if i i'd recommend getting that repair bid right away too because you're going to need that for the insurance agent as well they're dealing with the insurance to make sure they know okay this is the situation this is all the damage that we were able to uncover so that that's what i'd recommend okay nathan what administration you've been in where you've had to where's damage has been done or you know repairs to be done what was your what has been your experience with proper preservation uh one of the biggest things that i have to deal with um and just kind of based partially on where i'm purchasing is that winterization and that that becomes really key and so in october or so uh i'll kind of look and see what i've got and what i know is vacant and we'll send out a proper preservation just to make sure it's winterized if if i don't know that it's winterized already yeah um just to be sure because busted pipes is really no fun and it can it can just ruin your entire investment yes definitely so that's a big one it's just winterization uh making sure that's done before before it gets too cold and we've learned as we go along right of experience that we've been through you know one of my famous stories we had a problem with a property it wasn't mbms but we had another product reservation this is 2014 or so our property actually was winterized we found flooding they tarped the roof nailed xyz number of nails yeah two years later we got that property back walked into a flood and says what happened we found out they actually took the meter off the inside the house the meter was inside and the part that came from the main actually had a pinhole and it's been dripping for over three to four years oh no they winterize the inside which is fine they tarped and nailed a roof that was actually within two to three years old it was pretty much a new roof um however what i learned from there is that private preservation company that i work with wasn't willing to work on the other side of it like you didn't take pictures of you know of where you disconnected and winterized right and the issue was what we're sorry and it's like that doesn't help me at all right so working with a product preservation company is more than just hiring one is knowing who to trust knowing when it's reputable knowing one that knows what they're doing and it can work for the customer that situation alone was a cheaper private lease company that i was going with it was lower-end property yeah but now looking back if i were to spend a little bit extra money which isn't a lot of money to do the right way that would have saved that property and we would have made money on the situation instead of all that we broke even just by a little bit yeah yeah and if if you've been around for any length of time uh anytime you've gotten a report or due diligence documents before you purchase you'll you're bound to have seen an nvms uh report in there there they've been around a long time they've been doing this quite a long time yeah so i know a lot of the big funds are using nvms so with newer investors um and most people go through their service search right um radio are you you work directly with services currently correct correct and that was a good point that you brought up where with the situation you had because we take pictures before we do any work and then we take them after so you know what the situation was before and then you know where we corrected it we're also putting signage uh on the property too this to evidence say that this was completed on such and such dates so that's another service we offer uh where we're putting signage on properties whenever uh whenever we're doing a service and whenever our our client needs signage placed on properties so that that as well so uh yeah i really i i really think uh that's critical for you to see to see what what all the damage was and then that everything's been corrected because if you don't know like you said you had that situation that that's a a credible uh loss then for when you have flood damage so you don't you turn the mold there's no doubt in it right i mean you can't ask the whole situation oh and basically we did we got the whole house spent money got the whole house and uh kevin's on and uh we got the whole house and then we sold it sell our financing as is uh to a local investor that was buying it i'm sure he did a great job he he paid his back the money the whole work was great um but you know it's a shame right you get a situation where now the roof that's probably fine is damaged and the plumbing they just ripped in the park took quick couple pictures and that was it and they couldn't approve the roof was leaking they had no they had no it's like you showed me the underlaying of the roof showing the fact that you knew that's where the problem was we had like six packs you can easily you could easily go up in the roof and then see if there's any water on on on the top of the inside of the rafters yeah see if there's any on the rafters if there's any damage at all so that that was definitely a mistake that should have never occurred yeah so you know we've also had properties where we we had a property we bought like 60 grand arv was in buck 50 in ohio and proper innovations allowed me to know i shouldn't go any farther than i am right right don't put more money into this property don't go crazy this property break even right it needed so much even like little things to pull the flooring ripped up doorways were jammed look like dog ate stuff like just destroying we thought we'd walk in a good situation we always say right you buy a note you have no clue what you're walking into yeah balance that loan was 85 000 we bought it like 60 arv was like 150 was a double lot we're all ecstatic and it's like well the pool's a little messed up and then we walked in yeah well it's going to be about 80 grand rehab well it's not very worth it like right so it in as comfortable we are trusting people to do work at that scale outside your local area is difficult right i have no problem with 20 000 rehab long distance when you're getting into the 50 to 70 to 80 000 rehabs unless you're comfortable you know situation or you have that team you trust it's hard to do that yeah um yeah which is tough right innovation as much as we don't talk about it oddly enough is key one of our key items that are one of our team members we need to be using trusting and realizing what the report says how to read the report yeah so and so here's another situation where i found it very very helpful to have an actual report so how many times have you taken back a property and a realtor gets in there and they say oh it needs a lot of work i have no idea what that means you know what's a lot of work to you yeah or it's in rough shape or something like that you know some some vague give me the facts i need the facts where they're like oh you know it's in rough shape really needs a lot of work i'm like okay like what you know like i i can't go with these vague statements i need i need facts and data and so again you can get a property preservation in there and pictures and you know reports and actual somebody that knows what they're talking about when they're talking about what repairs need to be done and which ones don't and even if you have a local agent that you do trust or you know they locally you don't know who else is in their back pocket right because hey listen the roof needs to be really done is that because your law the roofer like yeah it's always that question mark when you're working with a third-party property company they give you the facts show you the pictures and let you decide what to do with it yeah yeah yeah and and how often have i been told it needs a lot of work and i get the pictures and i go oh you mean it's just full of trash a trash app i don't care i don't care about a trash you know yeah a thousand bucks two thousand bucks to get that trashed out and then it looks fine you know it's it's dirty and it's you know run down but it's in good shape but but you don't know that until yeah until you get something in there that can actually tell you what's actually going on oh it's a shame what kind of crazy stories do you have for proper innovation using pictures of i know we had one famous one was it that the ups plane part fell in wayne's house oh yeah i saw that oh it's not that one where it came through the roof yeah unbelievable i know uh i i think one one that would be unique is uh is having one of those sinkholes take care of your house that would probably be something that's going to be very difficult for you to take care of so that that would be my unique one for you a sinkhole situation but get all the information you can do you remember the one dave this was a few years back i think we talked about it in our in our group where uh it was coming from a certain seller and they uh it was in st louis i want to say okay and and uh we found out the front of the house everything looked great except the back of the house and the basement the wall was just absent like it just was not there yes yes the whole thing was gone it was like wait it's like someone chopped it yeah yeah so get all the information you can yeah and they're gonna show pictures hey listen we gotta drive by no you've got a full proper preservation pictures and you exclude the one show in the backyard right right yes i do remember yes that was crazy like holy god and we normally do google quite a quick google maps look of it and check it out and we're out front physically looking at it yeah our friend hey look great yeah yeah you're gonna want you definitely want to get a walk-around inspection yeah definitely yes i highly recommend it instead of just doing a drive-by where they're taking the front shot they're taking neighborhood shots too just so you know what type of neighborhood you know how the houses are in the area etc but i'd highly recommend if you took title to that prop....