OUR EXCLUSIVE 2,650 + CASH AND EQUITY BUYERS

Our 2,650 + cash and equity buyers are extra (in addition to buyers produced from traditional marketing [MLS, etc.]).

We invested thousands of hours (750 hours annually) capturing and maintaining our exclusive 2,650 + cash and equity buyers willing to exchange for Chico Area property.

Chico Area includes Butte Creek Canyon, Butte Valley, Durham, to Sacramento River, to Tehama County line, Cohasset, Forest Ranch and Butte Meadows.

OUR 1,000 + EQUITY BUYERS WITH CHICO AREA PROPERTY TO EXCHANGE:

We have U.S. or email addresses of virtually all Chico Area property owners who failed to sell. We obtained them by researching daily all fsbo’s and expired and cancelled MLS listings since 2004. REO’s (bank owned) and short-sellers were excluded because they won’t exchange or buy. Based on that and California Association of Realtors (C.A.R.) research, over 1,200 (60%) of our latest 2,000 Chico Area sellers will exchange. Sellers willing to exchange are equity buyers.

We organize them chronologically and by property type (homes, apartments, land/lots, commercial & Ag) so we can better target them.

If you will exchange for Chico Area property that improves your situation, the best group to target are Chico Area property owners who failed to sell because sellers often need to experience difficulty in selling (and discover 20+ benefits and 13 advantages of exchanging) before considering and appreciating an exchange.

Many will exchange for your Chico Area property for at least these two reasons: 1) They are selling to buy property like yours and therefore, will exchange for your property; and 2) Exchanging for your property solves their problem (cash flow, foreclosure, empty nester, divorce, relocation, loan coming due, etc.). Some are forced to exchange due to extreme motivation.

The majority of all Chico Area property owners selling to buy property like yours and Chico Area property owners forced to exchange to solve their problem will discover your property is For Sale or Exchange when we send postcards and emails to virtually all Chico Area property owners who failed to sell.

You’re not alone in this economy.

Some are cash buyers due to selling or refinancing (cash-out).

We also have U.S. or email addresses of well over a hundred other Chico Area property owners who’ll exchange due to: 1) Asking them if they will exchange for property that improves their situation; 2) Responding to our “For Sale or Exchange” marketing; 3) Our postcards and emails being shared with family, friends and associates; 4) referrals, etc. 

OUR 650 + EQUITY BUYERS WITH PROPERTY OUTSIDE CHICO TO EXCHANGE FOR CHICO AREA PROPERTY:

Here are a few of their locations: Truckee, Tahoe, Auburn, Grass Valley, Nevada City, Roseville, Sacramento, Elk Grove, Bay Area, Fairfield, Antioch, Napa, Santa Cruz, Carmel, Salinas, N. Calif. Coast, S. Calif., Redding, Mt. Shasta, McCloud, Orland, Red Bluff, Corning, Lake Almanor, Mendocino, Paradise, Oroville, Oregon, Washington, Idaho, Hawaii, Idaho, Colorado, Arizona, New Mexico, Florida, etc.

The majority of the 650 +equity buyers were captured as a result of asking thousands of sellers with property outside Chico, “Will you exchange for Chico Area property?” Nearly all of them were asked that question in emails through almost a dozen real estate marketing websites. Those who said yes were added to our 650 + equity buyer list. Those who said they will exchange for N. Calif property were also added to our 650 + equity buyer list.

The same websites are used to search for additional properties in your targeted location outside Chico you can exchange your Chico Area property for.

MORE ON OUR 1,000 + AND 650 + EQUITY BUYERS WILLING TO EXCHANGE FOR CHICO AREA PROPERTY

Most of our 1,000 + equity buyers (Chico Area property owners willing exchange) can only be contacted by postcard because we only have +/- 33% of their email addresses.

We are certain we have 650 + email addresses of equity buyers with property outside Chico to exchange for Chico Area property because those emails are grouped together, each email is separated by a semi colon (;) and our computer counted 650 + semi colons.

Buyers we only have U.S. mailing addresses for are organized separately. Buyers we have email addresses for are also organized separately. Postcards are not mailed to buyers we have email addresses for.

We have +/- 3,000 email addresses most of which are cash and equity buyers with property to exchange for Chico Area property and 640 + realtors (mostly local).

For our exclusive listing clients we use key words (city, state, property type, etc.) to search our 1,000 + and 650 + equity buyers for those with property and objectives that match up well with our exclusive listing clients.

Many of the following buyers will exchange even though not referred to as equity buyers.

OUR 365 + LOCAL AND OUT-OF-TOWN BUILDERS AND DEVELOPERS:

We have U.S. or email addresses for virtually all Chico Area builders and developers. We have 160 email addresses for the 365 + local and out-of-town builders and developers. (*)

OUR 650 + PROFESSIONAL BUYERS:

Local physicians, dentists, attorneys, engineers, appraisers, CPAs, CFPs, etc. (*)

We have U.S. mailing addresses of 385 physicians and 111 dentist as follows: 186 Chico, 55 Paradise, 63 Oroville, 11 Gridley and 70 Yuba City/Marysville physicians (385 total) and 96 Chico, 15 Paradise and Magalia dentists (111 total).

(*) – We can print and show them to you.

HUNDREDS OF BUYERS QUICKLY PRODUCED VIA OUR PROVEN MARKETING SECRETS:

The marketing secret(s) we use for you depend on your property type, objectives, etc.

I’ve developed many marketing secrets over my 31 + years of Chico real estate brokerage experience. There is no substitute for experience.

DELAYED AND DIRECT EXCHANGES

A delayed exchange is when you sell, close escrow and then buy all in the traditional way. They require much more time, money, grief and risk than direct exchanges.

A direct exchange (a.k.a. an exchange) is when you buy theirs and they buy yours with both escrows closing on same day. It’s simply a sell and buy all-in-ONE.

EXAMPLE OF A SUCCESSFUL 3-WAY EXCHANGE

One of our marketing secrets produced multiple offers to exchange Chico property for our client’s San Jose (Calif) home within 3 weeks of mailing postcards to Chico property owners we believed would exchange for San Jose property. It’s much easier for us to exchange Chico Area property for Chico Area property in 2-way and 3-way exchanges.

Because none of the Chico properties were acceptable to the San Jose owner but one was realistically priced and marketable (Vallombrosa Ave Chico home), we began looking for Chico homes the San Jose owner would buy with cash (the Vallombrosa home).

We found many and asked all of those sellers if they would exchange for the Vallombrosa Ave home. A Keefer Rd Chico home seller said yes resulting in the San Jose owner buying Chico property they were happy with (Keefer Rd home) via a 3-way exchange.

The San Jose owner didn’t need cash to buy the Keefer Rd home because the Keefer Rd owner was willing to exchange for (buy) the Vallombrosa home and the Vallombrosa Ave owner was willing to exchange for (buy) the San Jose home. We quickly produced quality equity buyers for all 3 properties with all 3 escrows closing on the same day 95 days after mailing postcards advertising the San Jose home “Will Exchange for Chico Property” to Chico property owners we believed would exchange for San Jose property.

• San Jose owner purchased Keefer Rd. Keefer Rd sold to San Jose owner.

• Keefer Rd owner purchased Vallombrosa Ave. Vallombrosa Ave sold to Keefer Rd owner.

• Vallombrosa Ave owner purchased San Jose. San Jose sold to Vallombrosa Ave owner.

Exchanging Vallombrosa Ave for Keefer Rd was the easiest part of their 3-way exchange.

If you or someone you know has property located outside Chico to exchange for Chico or other N. Calif property, our marketing secret can be the solution.

Even though this entire document was written to Chico Area sellers, much if not all of it applies either directly or indirectly to those interested in exchanging property located outside Chico for Chico Area property.

WHAT A SUCCESSFUL SALE OR EXCHANGE DEPENDS ON

Quickly selling for a higher price (not more than value range) or exchanging for a better property via a 2-way or 3-way exchange depends on:

• Using both traditional marketing (MLS, websites, etc.) and our exclusive Marketing Ideal in Our Economy while realistically priced. Some of the best buyers pass on unrealistically priced properties.

• Transferring all properties in the exchange at appraisal. Often that’s the only way to get everyone to agree and close escrow—saving you time, money, grief and risk.

• You working alongside me and having reasonable expectations.

• Using key words (city, state, property type, etc.) to search our 1,000 + and 650 + equity buyers for those with property and objectives that match up well with yours.

• You understanding the 3 reasons why our primary goal is to quickly produce as many traditional and exchange offers for your property as possible and it’s important, but much less important you like your buyer’s property. Here are the 3 reasons:

1. 3rd party (selling property you will be happy with) has more properties to choose from to buy (exchange for) improving chances of successfully completing your 3-way exchange. (**)
2. I have more properties to choose from to buy (in lieu of cash commission) so you can enjoy a sale (no exchange). I may not be willing to purchase any of the properties offered you. (**)
3. You save time, grief and money (holding, travel and opportunity costs) when you quickly sell or exchange. In other words, you experience those savings when we turn an unacceptable property into acceptable property via 3-way exchange and turn an exchange into a traditional sale if and when I purchase your buyers lesser property. Your holding and opportunity costs are adding up daily. (**)

(**) Please read 2 solutions we offer if you do not like your buyer’s property (rather than lose your buyer).

8 REASONS WHY TODAY MAY BE THE BEST TIME TO EXCHANGE

1. Your replacement property will cost you LESS if you exchange NOW. If you wait for your property to go up in value, your replacement property will also go up in value, forcing you to pay MORE. Having all properties in the exchange appraised by qualified independent appraisers to decide prices (current market value) assures you do not pay too much and sell for too little. Not selling or exchanging your property will not make it worth more. You will not be "giving your property away" if you sell or exchange for current market value (appraisal). Just as terrible as it is to sell, it's that wonderful to buy.
   
   
2. Interest rates are at all time low. 
   
   
3. Income tax on the property you sell (exchange) may be less. If you experience a loss, ask your tax professional about amending tax returns to receive tax refunds (cash).
   
   
4. County property tax on the property you buy (exchange for) may be less.
   
   
5. Closing costs (e.g. commission) are less because they are based on price.
   
   
6. More sellers will exchange for Chico Area property due to the economy. You benefit little from it unless you EFFECTIVELY advertise to them (equity buyers). No one does that better than us. We can quickly send postcards and emails advertising your property “For Sale or Exchange” to: a) Virtually all Chico Area property owners who failed to sell. Over 1,200 (60%) of our latest 2,000 Chico Area sellers will exchange; b) 135 + Chico Area property owners who have not tried to sell and told us they will exchange for Chico Area property; c) 650 + equity buyers with property outside Chico (e.g. Lake Almanor, Tahoe, Auburn, Roseville, Sacramento, Bay Area, Oregon, Washington, ETC.) who told us they will exchange for Chico Area property; and d). Hundreds of additional cash and equity buyers quickly produced via one or more of our proven marketing secrets.
   
   
7. You will probably have no equity buyers to compete with on the property you hope to exchange for due to very few sellers and Realtors trying to exchange. You will have many properties to choose from if you employ traditional and our postcard and email marketing while realistically priced.
   
   
8. Time Value of Money. The cash and or cash-flow property you receive at close of your exchange escrow results in you receiving cash sooner. A dollar received today has greater value than a dollar to be received in the future for these reasons:
   
   

• Return on investment—A dollar in hand today can be invested today to earn you a return on your investment (interest income, etc.), resulting in a sum greater than one dollar in the future. The dollar to be received in the future cannot earn you a return until you receive it. The lost opportunity to earn a return on the future dollar is your opportunity cost.
  
  
• Higher purchasing power—Due to inflation, a dollar in hand today will buy more goods/services than a dollar to be received in the future.
  
  
• No risk—When the dollar is in hand there is no risk of not receiving it in the future. Forecasting and being promised money in the future doesn’t guarantee you’ll receive it.

Not exchanging for better cash flow property often results in an opportunity cost. You can benefit from exchanging for property that only reduces your negative cash flow.

5 REASONS WHY OUR EXCLUSIVE MARKETING HELPS YOU
SELL IN TRADITIONAL WAY

1. The additional buyers attracted to your property primarily due to it being “For Exchange” may be willing and able to purchase your property in the traditional way.  
   
   
2. Our postcards and emails are shared with family, friends and associates who buy in the traditional way. We SOLD listings in the traditional way because of this.
   
   
3. Employing both traditional marketing (MLS, etc.) and our exclusive Marketing Ideal in Our Economy is synergistic.
   
   
4. Many of our buyers are cash-buyers due to selling, refinancing, inheritance, gift, etc. and are looking to buy Chico Area property LIKE YOURS.
   
   
5. If you do not like your buyer’s property, I will consider purchasing it if it’s lesser property and I am paid a +/- 6% commission. If I purchase it (as I have done in the past), your buyer will be able to purchase your property so you enjoy a traditional sale (no exchange). I prefer discounting commission for cash.

WHY OTHER REALTORS ARE NOT LIKELY TO PROMOTE
OUR EXCLUSIVE MARKETING TOOL

Few Chico Realtors even try to exchange and those who try, can’t offer you our Marketing Ideal in Our Economy. So, don’t expect them to promote it. Anyone who discourages you from advertising your property to our 2,650 + equity and cash buyers and their family, friends and associates either doesn’t understand or isn’t thinking of your best interest.

9 REASONS WHY OUR EXCLUSIVE MARKETING YIELDS YOU OFFERS
 “NO OTHER MARKETING WILL”

1. (**) Very few Chico REALTORS try to exchange and the few who try, cannot effectively market to equity buyers due to not having invested thousands of hours and dollars as we have capturing and maintaining our 1,650 + equity buyers willing to exchange for Chico Area property. Very few Chico Realtors try to exchange for one or more of these reasons: a) They do not realize an exchange can be an excellent and possibly the best solution, is achievable or is even an option. b) They do not realize exchanges and traditional sales are equally simple after finding your cash or equity buyer (e.g. matching you up with the right property owner) due to same forms being used in both; c) Matching you up with the right property owner is very difficult without our 1,650 + equity buyers’ willing to exchange for Chico Area property; d) They cannot effectively offer our 2 solutions if you do not like the property offered you (e.g. 3-way exchange). Our unique ability to complete 3-way exchanges is often vital. e) They do not have my 31 + years of full-time Chico real estate experience, inventive know-how, skill-set, marketing secrets, and superior problem solving abilities. I passed the CPA exam and worked for CPA firms before getting into real estate.
   
   (**) While researching all Chico Area expired and cancelled MLS listings since 2004 (+ doing other work) to build our list of 1,650 + equity buyers wanting to exchange for Chico Area property, we rarely saw the words “exchange” and “trade” in the MLS.
   
   
2. Our postcards and emails result in hundreds of SELLERS realizing they are equity buyers and an exchange: a) is an option; b) can be an excellent and possibly the best solution; and c) is achievable. Until they realize all that, they will not be searching for exchange opportunities and advertising property “For Sale or Exchange” on the Internet, MLS and in publications (IMP). The majority of them will discover your property is “For Sale or Exchange” and you will learn of those willing to exchange for your property AFTER sending postcards and emails to virtually all Chico Area property owners who failed to sell and others our marketing secrets produce.
   
   
   
3. Many SELLERS are not searching for exchange opportunities and advertising “For Sale or Exchange” on the IMP effectively or at all for these additional reasons: a) Full-time job and other obligations; b) Traveling; c) No Internet access (seniors own a greater percent of real estate and often have no Internet access); d) The person responsible for searching for exchange opportunities and advertising “For Sale or Exchange” on the IMP failed; and e) No one can search for exchange opportunities and advertise “For Sale or Exchange” in all Internet marketing sites and publications.
   
   
4. Our postcards and emails result in +/- 1,000 extra cash and equity buyers discovering your property and you will exchange when they wouldn’t have otherwise due to no one else being able to send postcards and emails to all of our 2,650 + cash and equity buyers.
   
   
5. Exchange meetings result in very few buyers discovering your property due to only a small percent of Chico Realtors in attendance and not all properties being communicated to their clients. At exchange meetings, Realtors wisely present their client’s property to other Realtors because an exchange can be an excellent solution and their clients failed to sell. We encourage you to have your property presented at exchange meetings BUT it’s dramatically more effective and efficient to send postcards and emails to our 1,650 + equity buyers willing to exchange property in (1,000) and outside (650) the Chico Area for Chico Area property (“the decision makers” vs. realtors).
   
   
6. You will not discover Chico Area properties no longer on market (exchange opportunities) and which of them will exchange for yours until they respond to our postcards and emails. We can send postcards and emails to virtually all Chico Area property owners who failed to sell since 2004. We organize them chronologically and by property type (homes, apartments, land/lots, commercial & Ag) so you can better target them.
   
   
7. Our postcards and emails are shared with family, friends and associates who would not have discovered your property any other way. They may buy and exchange for yours.
   
   
8. Sending postcards and emails to our 1,650 + equity buyers willing to exchange property in (1,000) and outside (650) the Chico Area for Chico Area property is much more effective than MLS in quickly exchanging your Chico Area property for property you’ll be happy with because many more equity buyers (“the decision makers” vs. realtors) discover your property is For Sale or Exchange, Chico realtors rarely try to exchange (in and outside MLS, etc.) and virtually none of our 650 + properties outside Chico to exchange for Chico Area property will be discovered via the Chico MLS.
   
   
9. Realtor advertising including their photo and listings do not effectively market listings because buyers and Realtors often do not read them due to having more efficient ways to find property (e.g. MLS searches). And even if they read them, Realtors rarely advertise For Sale or “Exchange.” The primary objective of Realtor advertising including their photo and listings is to market Realtor (NOT LISTINGS). Realtor-to-Realtor marketing (e.g. emails) is ineffective for the same and other reasons. I ignore them because my focus is on selling or exchanging my exclusive listings and most buyers aren’t loyal.

13 ADVANTAGES DIRECT EXCHANGES HAVE OVER DELAYED EXCHANGES

1. They save you the time, money, grief and risk of selling and then buying in the traditional way (“delayed” exchange). A “direct” exchange is a sell and a buy, all-in-ONE.
   
   
2. They are an ADDITIONAL WAY (opportunity) to sell when your property may not have sold in the traditional way. It’s also an additional way for buyers to purchase (exchange for) your property. Giving buyers more ways to purchase makes your property standout from all the others. Many buyers will purchase only via an exchange.
   
   
3. They eliminate your risk of someone else buying the property you want before you sell your property. That assumes “your seller” will accept your property in exchange or a 3-way exchange can be completed.
   
   
4. They conserve your cash or allow you to buy property requiring more cash than you have.
   
   
5. They eliminate buyers, sellers and realtors avoiding you due to your sale or purchase offer being contingent on you buying or selling property. For example, if you offer your property “For Sale” contingent on you buying other property, you will be at a disadvantage because many buyers (i.e. 1031 buyers) and Realtors avoid sellers who need to buy other property before selling. If you submit offers to buy property contingent on you selling your property, you will also be at a disadvantage because many sellers and Realtors avoid buyers who need to sell property before buying.
   
   
6. They eliminate your risk of not buying replacement property as planned.
   
   
7. They eliminate your double mortgage payments by paying off current loan and funding new loan on your replacement property on same day.
   
   
8. They help you and your equity buyer qualify for new loans for these two reasons: 1) Lenders ignore current loans in the new loan qualification process due to being paid off on same day new loans are funded; and 2) Exchanging equity along with cash in hand lowers loan-to-value ratios.
   
   
9. They eliminate you storing your belongings and your short-term rental after selling your home while you look for a replacement home. You simply move everything to your new home after closing exchange escrow (vs. moving twice). Not all landlords rent short term and those who do often charge more.
   
   
10. They eliminate you dealing with renters or a vacant unsold home while occupying your new home.
    
    These advantages apply if your exchange qualifies for a 1031 tax-deferred exchange.
    
    
11. They save you the intermediary fees paid in a delayed 1031 tax-deferred exchange. 
    
    
12. They eliminate your risk of not properly identifying the replacement property with the I.R.S. (within 45 days) and not properly closing escrow on your replacement property (within 180 days) in delayed 1031 tax-deferred exchange (fail to defer tax).
    
    
13. They eliminate 45 and 180 day time pressures in delayed 1031 tax-deferred exchanges that can force you to pay a higher price and buy property you ordinarily wouldn’t. 

You are advised to consult with a qualified tax professional before deciding to buy, sell, exchange or hold (do nothing) real estate. David Hector is not a qualified tax professional.

5 TYPES OF EQUITY BUYERS WHO PURCHASE
ONLY VIA AN EXCHANGE

1. Buyers selling to buy property LIKE YOURS who haven’t sold and will not buy in the traditional way unless they first sell. An exchange is a sell and a buy, all-in-ONE.
   
   
2. Buyers with sufficient income and credit but due to a cash shortage cannot qualify for loan (buy) unless they use non-cash property as down payment.
   
   
3. Sellers who are selling to solve a problem (not buy other property) and haven’t sold (solved problem) and the exchange solves their problem. Many are forced to exchange due to extreme motivation (divorce, relocation, foreclosure, loan coming due, etc.).
   
   
4. Buyers with plenty of cash, income and good credit who will only buy via an exchange due to: a) needing to conserve cash for the future; b)requiring double benefit of transferring excess property and acquiring desired property; c) wanting to avoid the time, grief, expense and risk of selling and then buying in traditional way; d) etc.
   
   
5. Property owners who aren’t thinking of selling, buying, exchanging and your property but will exchange for yours due to our postcards and emails causing them to realize your property better meet their needs and improves their situation (they’d rather own yours).

2 SOLUTIONS WE OFFER IF YOU DO NOT LIKE YOUR BUYER’S
PROPERTY (RATHER THAN LOSE YOUR BUYER)

The 1st solution is our unique ability to complete 3-way exchanges so you exchange for property you’re happy with. For example, one or more of the properties offered you may be acceptable to “your seller” (3rd party) who is selling property you’ll be happy with. Here’s a summary of a 3-way exchange:

1. You purchase 3rd party's property already found or to be found.
   
   
2. 3rd party purchases your equity buyer’s property.
   
   
3. Your equity buyer purchases your property.
   
   
4. All 3 escrows close on same day.

The 2nd solution is my purchase of some lesser properties offered you in exchange (in lieu of cash commission) so you can enjoy a traditional sale (no exchange) and your buyer benefits from an exchange (as I have done in the past). This requires I be paid a +/- 6% commission. I may not be willing to purchase any of the properties offered you.

In other words, if you don’t like your buyer’s property, 3rd party or I may buy it.

Our 2 solutions if you do not like your buyer’s property (rather than lose your buyer) help explain why our primary goal is to quickly produce as many traditional and exchange offers for your property as possible and it’s important, but much less important you like your buyer’s property. We turn some unacceptable property into acceptable property via 3-way exchange and turn some exchanges into traditional sales if I purchase your buyers lesser property.

If you are offered unacceptable but marketable and realistically priced property, you can begin shopping for your replacement property “nearly” as if you have cash because many sellers will exchange. In other words, some 3rd party sellers (selling property you’ll be happy with) may exchange for your buyer’s property. And if they do, you end up with property you’re happy with via a 3-way exchange and save as much as 50% in commissions if I am the only broker involved.

Buyers (offers) are often lost by realtors and for-sale-by-owners not possessing my skill-set, inventive know-how, marketing secrets, superior problem solving abilities and 31 + years of full-time Chico real estate experience.