This document provides a critique of common practices in commercial real estate brokerage. It argues that brokers often have conflicts of interest and do not provide full disclosure to their clients. Specifically, it points out that brokers who represent landlords frequently also claim to represent tenants, without acknowledging the conflict. Additionally, it asserts that brokers exaggerate their experience and accomplishments on resumes without providing details. The document calls for higher ethical standards in brokerage similar to those required of lawyers.
BidFlat48 is an online platform that allows tenants to bid on flats and landlords to rent out properties within 48 hours. Landlords upload their listings, which are then put up for a 48-hour online auction. Tenants bid on a one-time booking fee, and the highest bidder wins the flat. BidFlat48 keeps a percentage of the booking fee for all rented properties. This solves issues of long rental processes for both tenants and landlords.
Negotiating Power
Prof Katia Tieleman
Although people often think of boardrooms, suits, and million dollar deals when they hear the word “negotiation,” the truth is that we negotiate all the time. For example: ask your boss for a raise or a training, make important business decisions with your team… These are all situations that involve negotiating! This workshop will give you an understanding of the phases of negotiation, tools to use during a negotiation, and ways to build win-win solutions for all those involved.
How to negociate #contracts as a #startup & do it like a boss Funding Roadshow
The document provides advice about negotiating contracts effectively. It recommends emulating Warren Buffett's calm, rational approach to negotiations rather than Steve Jobs' emotional style. Contracts should have clear terms to avoid future disputes and litigation. Transparency in negotiations can be effective, and it's best to negotiate contracts between individuals rather than through teleconferences. The document also cautions against analogies and provides tips for when legal expertise is needed, such as for international contracts, indemnification, and limitations of liability.
Corporations, Module I: Basics, Lesson 2: Agency and AuthorityDuquesne University
Agency principles that apply generally are found in the Restatement (Third) of Agency. These principles form the foundation of the authorization of corporation agents, too, although there are a number of special rules that pertain to corporation agency.
The document discusses how marketing must change in the digital age. It argues that marketing should be shareable, ongoing, interactive and participatory by embracing communities, liberating individuals, and mastering conversation strategies. It also emphasizes the importance of experimentation, talent, and culture for marketing success in this new environment.
People are susceptible to biases when making decisions based on how problems are framed or presented, such as being more concerned about a 20% chance of dying during surgery versus an 80% chance of living. A study found volunteers with a certain serotonin transporter gene variant were more impacted by framing effects in a gambling task than others. While the gene explains some variability, framing biases are difficult to overcome due to activation of the emotional brain region called the amygdala across many cultures.
El conocimiento del átomo ha tenido un desarrollo muy lento, ya que la gente se limitaba a especular sobre él. Son muchas la teorías que han surgido en torno a su estructura, y con el avance de la tecnología, su estudio se abrió camino con mayor facilidad.
BidFlat48 is an online platform that allows tenants to bid on flats and landlords to rent out properties within 48 hours. Landlords upload their listings, which are then put up for a 48-hour online auction. Tenants bid on a one-time booking fee, and the highest bidder wins the flat. BidFlat48 keeps a percentage of the booking fee for all rented properties. This solves issues of long rental processes for both tenants and landlords.
Negotiating Power
Prof Katia Tieleman
Although people often think of boardrooms, suits, and million dollar deals when they hear the word “negotiation,” the truth is that we negotiate all the time. For example: ask your boss for a raise or a training, make important business decisions with your team… These are all situations that involve negotiating! This workshop will give you an understanding of the phases of negotiation, tools to use during a negotiation, and ways to build win-win solutions for all those involved.
How to negociate #contracts as a #startup & do it like a boss Funding Roadshow
The document provides advice about negotiating contracts effectively. It recommends emulating Warren Buffett's calm, rational approach to negotiations rather than Steve Jobs' emotional style. Contracts should have clear terms to avoid future disputes and litigation. Transparency in negotiations can be effective, and it's best to negotiate contracts between individuals rather than through teleconferences. The document also cautions against analogies and provides tips for when legal expertise is needed, such as for international contracts, indemnification, and limitations of liability.
Corporations, Module I: Basics, Lesson 2: Agency and AuthorityDuquesne University
Agency principles that apply generally are found in the Restatement (Third) of Agency. These principles form the foundation of the authorization of corporation agents, too, although there are a number of special rules that pertain to corporation agency.
The document discusses how marketing must change in the digital age. It argues that marketing should be shareable, ongoing, interactive and participatory by embracing communities, liberating individuals, and mastering conversation strategies. It also emphasizes the importance of experimentation, talent, and culture for marketing success in this new environment.
People are susceptible to biases when making decisions based on how problems are framed or presented, such as being more concerned about a 20% chance of dying during surgery versus an 80% chance of living. A study found volunteers with a certain serotonin transporter gene variant were more impacted by framing effects in a gambling task than others. While the gene explains some variability, framing biases are difficult to overcome due to activation of the emotional brain region called the amygdala across many cultures.
El conocimiento del átomo ha tenido un desarrollo muy lento, ya que la gente se limitaba a especular sobre él. Son muchas la teorías que han surgido en torno a su estructura, y con el avance de la tecnología, su estudio se abrió camino con mayor facilidad.
El documento presenta una tabla con diferentes categorías de actividades para el estudio de la lengua, incluyendo comprensión y expresión escrita y oral, juego con el lenguaje, vocabulario, ortografía, gramática y repaso de unidades anteriores. La tabla también incluye ejemplos breves de actividades específicas dentro de cada categoría como completar poemas, ritmo y rima, juegos lingüísticos, tecnicismos, la diferencia entre la r y la rr, y el uso de preposiciones.
The document discusses how the framing of information affects decision making. It describes an experiment where volunteers responded differently to a 20% chance of death versus an 80% chance of survival for a medical procedure. The experiment found activity in the amygdala, related to emotions, differed based on framing. A subsequent study found people with a particular variant of the serotonin transporter gene were more susceptible to framing effects in decisions around gambling options.
Country A has C% of the world's population and owns D% of the world's wealth, while Country B has E% of the population and F% of the wealth. The problem asks to find the ratio of the wealth of a citizen of Country A to that of Country B if the wealth in each country was distributed equally among its citizens.
This one sentence document does not provide enough context or information to create an accurate 3 sentence summary. The document contains only one word - "Lorem" - which is not meaningful on its own.
El Concejal de Latina, José Manuel Berzal, visitó el barrio Alto de Extremadura acompañado por representantes de la Asociación de Vecinos. Los vecinos mostraron problemas del barrio como sobrepoblación y envejecimiento de la población, y solicitaron mejoras. Berzal destacó las nuevas zonas verdes tras el soterramiento de autopistas y prometió trabajar para el disfrute de los vecinos.
Our company employs a team of 100 highly skilled professionals who ensure all client deliveries are made on time. We ensure our expert team works according to our values of client satisfaction, which has helped us earn a good reputation. To maintain product quality, we conduct stringent testing in reputed laboratories under expert supervision. Our quality analysts inspect products based on construction, finish, and compression strength to ensure compliance with our parameters.
This document summarizes a study on the academic persistence of 5 African American female alumni from a midwestern Catholic university. 3 key findings emerged from interviews:
1. The students had positive perceptions of faculty and staff, viewing them as treating students equally and allowing personal experiences to be incorporated into classwork.
2. The students had negative views of peer collaboration, preferring to study alone as they learned at different paces. Tutoring was only sought in dire circumstances.
3. The students desired close, personal relationships with faculty/staff members, viewing their advisors as guardians rather than just course advisors. This suggests faculty/staff played an important role in the students' persistence.
The document contains identifying information for an individual named Kuntal Ghosh. It lists his name and what appears to be some type of identification code, CMTCNA011. The brief document seems to only contain personal identifying information for one person, Kuntal Ghosh.
Este documento discute el uso de experimentos que plantean problemas (p.p.) en la enseñanza de las ciencias. 1) Describe los experimentos p.p. como aquellos que permiten a los estudiantes formular preguntas, proponer soluciones probables y compartir resultados. 2) Explica que los experimentos p.p. se pueden categorizar según el grado de libertad que ofrecen a los estudiantes en la solución de problemas. Cuanto mayor es la categoría, mayor es la participación estudiantil. 3) Señala que los experimentos p
Este documento proporciona información sobre la anatomía del hígado, incluyendo su localización, ligamentos, irrigación sanguínea y drenaje venoso. Describe las características del hígado, sus lóbulos, fisuras y relaciones con otros órganos. Explica que el hígado recibe sangre a través de la vena porta y la arteria hepática, y drena la sangre venosa a través de las venas hepáticas que desembocan en la vena cava inferior.
Whether you are expecting to sell or buy your house, a good realtor is important – and indeed very hard to run into. Listed here are the most truly effective stuffs to check out in Mobile al real estate agents.
Questions to ask a Discount real estate agent when wanting to hire a Cheap Agent or Cheap Realtor Team. Commission and money to be charged when wanting to sell a home is a big deal. To solve this, we have given some insight into the Discount real estate services and hope you find value in this presentation. Some agents will tell you they are going to discount their services or give you that special deal, just make sure you are getting this in writing. Also, one of the other important factors in hiring a discount real estate agent or a Cheap Realtor is having them local with real live offices. This serves two masters, it shows they are established and you can "drop by" if they are not answering your calls or go dark on you because of "issues". However, with Discount Realty Brokers, if they are in business today, they don't typically operate by those methods. Real Estate is a referral based business and to be at the top of the real estate business, in ranking and reputation, a Discounted Services Broker, or DSB, must keep an above average reputation in the local community, amongst their discounted services seeking clients and the other Local Realtors serving in their same "focal" communities. We are REMAX of Valencia California's Paris911 Team of Realtors serving the Greater Los Angeles Areas and the Santa Clarita Valley as Real Estate agents.
The residential real estate industry is facing serious challenges to its traditional business model from three main factors:
1) Consumer Evolution: Consumers are increasingly educated online and willing to participate directly in transactions without agent representation. They demand transparency, choice and value for their money.
2) Competitor Evolution: Outside companies like search engines and data analysis sites now provide robust property data and tools that empower consumers. This threatens the industry's control over listing data.
3) Self Devolution: The industry relied too long on maintaining the status quo and failed to clearly define and promote its true value to consumers over discounted or rebate models. Unless it adapts by offering more task-based, fee-for
The timeshare industry started 30 years ago with many developers entering but then failing due to inexperience in marketing. Major hotel chains then entered and drove out smaller developers. The industry now focuses on points systems and multiple locations priced from $12,000 to $25,000. Meanwhile, a resale market has emerged as original owners want to sell but brokers ignored it, leaving prices plummeting until scammers entered. Honest resale brokers are now developing and may create a resale listing service to drive out scammers. Years from now, resale timeshares will be more accepted and their prices will increase and narrow the gap with new timeshares.
This document summarizes the relationship between a real estate agent (Realtor) and a client. It explains the concept of designated agency, where the Realtor acts solely as the client's agent. It also describes limited dual agency, where the Realtor represents both buyer and seller, and customer relationships where no agency exists. Additionally, it addresses the collection, use and disclosure of clients' personal information, obtaining consent for these purposes.
30-536 Healthcare InformaticsWeek 3 Create a Database Assign.docxtamicawaysmith
30-536 Healthcare Informatics
Week 3 Create a Database Assignment
Sample: Create a Database Assignment
Illinois has just passed a mandatory continuing education requirement for registered nurses. As the head of the nursing education department, I am interested in establishing a database for nurses employed at our institution related to their participation in continuing education.
We offer numerous programs in the traditional classroom mode at the University. We also have recently started to offer courses via our University Intranet. Nurses also take courses outside the University.
Field Name
Source of Data
Employee ID
Human Resources
First Name
Human Resources
Middle Initial
Human Resources
Last Name
Human Resources
Date of Hire
Human Resources
Nursing License Number
Nursing Office
Department (s) Employed
Nursing Office
Certification Number
University Classroom
Nursing Education
Certification Date
University Classroom
Nursing Education
CEU’s
University Classroom
Nursing Education
Certification Number
University Intranet
Automatic from Intranet
Certification Date
University Intranet
Automatic from Intranet
CEU’s
University Intranet
Automatic from Intranet
Certification Source
Other
New entry
Certification Number
Other
New entry
Certification Date
Other
New entry
CEU’s
Other
New entry
Note: In the future, it might be possible to merge the University Classroom, University Intranet, and Other into one field each for the field names of certification numbers, dates, and CEU’s .
For classroom sessions, nurses would register on-line and receive their certificates on-line. This data would automatically be entered into the data base. Then the nursing education department would only have to manually enter the outside programs. If this was the case, and the department was interested in whether or not the program was classroom, Intranet, or other, a new field could be created.
NEGOTIATION.pdf
COMMERCIAL NEGOTIATIONS seem to require a talent for deception. In simple, distributive bargaining,
when someone asks, “What is your bottom line?” few negotiators tell the truth. They dodge, they
change the subject, or they lie.1 In more complex, multi-issue negotiations, even relatively cooperative
bargainers often inject straw issues or exaggerate the importance of minor problems in order to gain
concessions on what really matters.2 In nearly all bargaining encounters, a key skill is the ability to
communicate that you are relatively firm on positions when you are, in fact, flexible —in short, to bluff
about your intentions.
The apparent necessity for misleading conduct in a process based on cooperation and co-ordination
makes bargaining deception a prime target for ethical theorizing and empirical investigation. Given the
high degree of academic interest, one would think that the investigation of deception would have
included by now a detailed look at what one of our most powerful social institutions — the ...
Successful Landlords Arent Wimps By Aleksandra Todorova .docxpicklesvalery
Successful Landlords Aren't Wimps
By Aleksandra Todorova
August 15, 2005
THINKING OF BECOMING A LANDLORD? Join the club. As the real estate market cools, an increasing number of
homeowners are deciding to hold on to their old properties and rent them out until the market recovers.
The appeal is clear. What could be easier than collecting rent and using it to pay off your mortgage, all the while
enjoying some serious tax benefits1 and property appreciation?
But while renting out a property has its perks, there are also many legal and logistical hurdles. "You can put your
stock certificate in your drawer and there's pretty much nothing you can do to make it grow or increase the rate at
which it grows," says Janet Portman, an attorney and co-author of the book "Every Landlord's Legal Guide." "But if
you buy real estate, whether it's going to end up being a good decision is substantially up to you. There's a lot of
work involved in being a landlord, and if you don't do it right, you can end up losing money."
Here's a quick run-down of what every landlord needs to know.
1. Run Your Property Like a Business
You may already have a nine-to-five job. But if you're planning on becoming a landlord, expect your hours to jump to
24-7. Here are the steps that all new landlords should take.
Know the Rules
Getting your business off the ground will involve some paperwork. Some states require that you get a business
license for your property in order to rent it out, says Melissa Prandi, author of "The Unofficial Guide to Managing
Rental Property" and owner of Prandi Property Management. She recommends that first-time landlords consult with
a real estate attorney and a certified public accountant (CPA) before getting started. A CPA can help you figure out
how much rent you should charge in order to make your business profitable, while an attorney can be priceless as
you learn the intricacies of the fair housing laws. (More on these later.)
Second, says Prandi, take care of the "technicalities" of running your business: Open a bank account for the
property and run all bills and rental income through that account. This will simplify your paperwork come tax time.
Small extras like business cards will let your tenants know that you're an accessible and reliable landlord.
Find Reliable Tenants
Finding tenants should be the most time-consuming part of your business. "Where landlords get into trouble,
especially new ones, is that they rent to friends, relatives or people who they feel would be good tenants," says Bill
Moore, founder of Landlord.com3, a professional organization for landlords and real estate managers.
Instead, think of finding a tenant as hiring them into the family business: Check their references (speak with their
previous landlords), pull their credit report and consider running a background check. The National Tenant Network4
and Registry SafeRent5 sell credit reports from the three major credit b ...
3 Things Your Commercial Real Estate Broker Wants You to BelieveNoah Barrasso
Navigating the world of commercial real estate can be tough. And even brokers with the best of intentions can misguide you in your final real estate decisions. Here are the top three things your commercial real estate broker wants you to believe…that aren’t necessarily true.
El documento presenta una tabla con diferentes categorías de actividades para el estudio de la lengua, incluyendo comprensión y expresión escrita y oral, juego con el lenguaje, vocabulario, ortografía, gramática y repaso de unidades anteriores. La tabla también incluye ejemplos breves de actividades específicas dentro de cada categoría como completar poemas, ritmo y rima, juegos lingüísticos, tecnicismos, la diferencia entre la r y la rr, y el uso de preposiciones.
The document discusses how the framing of information affects decision making. It describes an experiment where volunteers responded differently to a 20% chance of death versus an 80% chance of survival for a medical procedure. The experiment found activity in the amygdala, related to emotions, differed based on framing. A subsequent study found people with a particular variant of the serotonin transporter gene were more susceptible to framing effects in decisions around gambling options.
Country A has C% of the world's population and owns D% of the world's wealth, while Country B has E% of the population and F% of the wealth. The problem asks to find the ratio of the wealth of a citizen of Country A to that of Country B if the wealth in each country was distributed equally among its citizens.
This one sentence document does not provide enough context or information to create an accurate 3 sentence summary. The document contains only one word - "Lorem" - which is not meaningful on its own.
El Concejal de Latina, José Manuel Berzal, visitó el barrio Alto de Extremadura acompañado por representantes de la Asociación de Vecinos. Los vecinos mostraron problemas del barrio como sobrepoblación y envejecimiento de la población, y solicitaron mejoras. Berzal destacó las nuevas zonas verdes tras el soterramiento de autopistas y prometió trabajar para el disfrute de los vecinos.
Our company employs a team of 100 highly skilled professionals who ensure all client deliveries are made on time. We ensure our expert team works according to our values of client satisfaction, which has helped us earn a good reputation. To maintain product quality, we conduct stringent testing in reputed laboratories under expert supervision. Our quality analysts inspect products based on construction, finish, and compression strength to ensure compliance with our parameters.
This document summarizes a study on the academic persistence of 5 African American female alumni from a midwestern Catholic university. 3 key findings emerged from interviews:
1. The students had positive perceptions of faculty and staff, viewing them as treating students equally and allowing personal experiences to be incorporated into classwork.
2. The students had negative views of peer collaboration, preferring to study alone as they learned at different paces. Tutoring was only sought in dire circumstances.
3. The students desired close, personal relationships with faculty/staff members, viewing their advisors as guardians rather than just course advisors. This suggests faculty/staff played an important role in the students' persistence.
The document contains identifying information for an individual named Kuntal Ghosh. It lists his name and what appears to be some type of identification code, CMTCNA011. The brief document seems to only contain personal identifying information for one person, Kuntal Ghosh.
Este documento discute el uso de experimentos que plantean problemas (p.p.) en la enseñanza de las ciencias. 1) Describe los experimentos p.p. como aquellos que permiten a los estudiantes formular preguntas, proponer soluciones probables y compartir resultados. 2) Explica que los experimentos p.p. se pueden categorizar según el grado de libertad que ofrecen a los estudiantes en la solución de problemas. Cuanto mayor es la categoría, mayor es la participación estudiantil. 3) Señala que los experimentos p
Este documento proporciona información sobre la anatomía del hígado, incluyendo su localización, ligamentos, irrigación sanguínea y drenaje venoso. Describe las características del hígado, sus lóbulos, fisuras y relaciones con otros órganos. Explica que el hígado recibe sangre a través de la vena porta y la arteria hepática, y drena la sangre venosa a través de las venas hepáticas que desembocan en la vena cava inferior.
Whether you are expecting to sell or buy your house, a good realtor is important – and indeed very hard to run into. Listed here are the most truly effective stuffs to check out in Mobile al real estate agents.
Questions to ask a Discount real estate agent when wanting to hire a Cheap Agent or Cheap Realtor Team. Commission and money to be charged when wanting to sell a home is a big deal. To solve this, we have given some insight into the Discount real estate services and hope you find value in this presentation. Some agents will tell you they are going to discount their services or give you that special deal, just make sure you are getting this in writing. Also, one of the other important factors in hiring a discount real estate agent or a Cheap Realtor is having them local with real live offices. This serves two masters, it shows they are established and you can "drop by" if they are not answering your calls or go dark on you because of "issues". However, with Discount Realty Brokers, if they are in business today, they don't typically operate by those methods. Real Estate is a referral based business and to be at the top of the real estate business, in ranking and reputation, a Discounted Services Broker, or DSB, must keep an above average reputation in the local community, amongst their discounted services seeking clients and the other Local Realtors serving in their same "focal" communities. We are REMAX of Valencia California's Paris911 Team of Realtors serving the Greater Los Angeles Areas and the Santa Clarita Valley as Real Estate agents.
The residential real estate industry is facing serious challenges to its traditional business model from three main factors:
1) Consumer Evolution: Consumers are increasingly educated online and willing to participate directly in transactions without agent representation. They demand transparency, choice and value for their money.
2) Competitor Evolution: Outside companies like search engines and data analysis sites now provide robust property data and tools that empower consumers. This threatens the industry's control over listing data.
3) Self Devolution: The industry relied too long on maintaining the status quo and failed to clearly define and promote its true value to consumers over discounted or rebate models. Unless it adapts by offering more task-based, fee-for
The timeshare industry started 30 years ago with many developers entering but then failing due to inexperience in marketing. Major hotel chains then entered and drove out smaller developers. The industry now focuses on points systems and multiple locations priced from $12,000 to $25,000. Meanwhile, a resale market has emerged as original owners want to sell but brokers ignored it, leaving prices plummeting until scammers entered. Honest resale brokers are now developing and may create a resale listing service to drive out scammers. Years from now, resale timeshares will be more accepted and their prices will increase and narrow the gap with new timeshares.
This document summarizes the relationship between a real estate agent (Realtor) and a client. It explains the concept of designated agency, where the Realtor acts solely as the client's agent. It also describes limited dual agency, where the Realtor represents both buyer and seller, and customer relationships where no agency exists. Additionally, it addresses the collection, use and disclosure of clients' personal information, obtaining consent for these purposes.
30-536 Healthcare InformaticsWeek 3 Create a Database Assign.docxtamicawaysmith
30-536 Healthcare Informatics
Week 3 Create a Database Assignment
Sample: Create a Database Assignment
Illinois has just passed a mandatory continuing education requirement for registered nurses. As the head of the nursing education department, I am interested in establishing a database for nurses employed at our institution related to their participation in continuing education.
We offer numerous programs in the traditional classroom mode at the University. We also have recently started to offer courses via our University Intranet. Nurses also take courses outside the University.
Field Name
Source of Data
Employee ID
Human Resources
First Name
Human Resources
Middle Initial
Human Resources
Last Name
Human Resources
Date of Hire
Human Resources
Nursing License Number
Nursing Office
Department (s) Employed
Nursing Office
Certification Number
University Classroom
Nursing Education
Certification Date
University Classroom
Nursing Education
CEU’s
University Classroom
Nursing Education
Certification Number
University Intranet
Automatic from Intranet
Certification Date
University Intranet
Automatic from Intranet
CEU’s
University Intranet
Automatic from Intranet
Certification Source
Other
New entry
Certification Number
Other
New entry
Certification Date
Other
New entry
CEU’s
Other
New entry
Note: In the future, it might be possible to merge the University Classroom, University Intranet, and Other into one field each for the field names of certification numbers, dates, and CEU’s .
For classroom sessions, nurses would register on-line and receive their certificates on-line. This data would automatically be entered into the data base. Then the nursing education department would only have to manually enter the outside programs. If this was the case, and the department was interested in whether or not the program was classroom, Intranet, or other, a new field could be created.
NEGOTIATION.pdf
COMMERCIAL NEGOTIATIONS seem to require a talent for deception. In simple, distributive bargaining,
when someone asks, “What is your bottom line?” few negotiators tell the truth. They dodge, they
change the subject, or they lie.1 In more complex, multi-issue negotiations, even relatively cooperative
bargainers often inject straw issues or exaggerate the importance of minor problems in order to gain
concessions on what really matters.2 In nearly all bargaining encounters, a key skill is the ability to
communicate that you are relatively firm on positions when you are, in fact, flexible —in short, to bluff
about your intentions.
The apparent necessity for misleading conduct in a process based on cooperation and co-ordination
makes bargaining deception a prime target for ethical theorizing and empirical investigation. Given the
high degree of academic interest, one would think that the investigation of deception would have
included by now a detailed look at what one of our most powerful social institutions — the ...
Successful Landlords Arent Wimps By Aleksandra Todorova .docxpicklesvalery
Successful Landlords Aren't Wimps
By Aleksandra Todorova
August 15, 2005
THINKING OF BECOMING A LANDLORD? Join the club. As the real estate market cools, an increasing number of
homeowners are deciding to hold on to their old properties and rent them out until the market recovers.
The appeal is clear. What could be easier than collecting rent and using it to pay off your mortgage, all the while
enjoying some serious tax benefits1 and property appreciation?
But while renting out a property has its perks, there are also many legal and logistical hurdles. "You can put your
stock certificate in your drawer and there's pretty much nothing you can do to make it grow or increase the rate at
which it grows," says Janet Portman, an attorney and co-author of the book "Every Landlord's Legal Guide." "But if
you buy real estate, whether it's going to end up being a good decision is substantially up to you. There's a lot of
work involved in being a landlord, and if you don't do it right, you can end up losing money."
Here's a quick run-down of what every landlord needs to know.
1. Run Your Property Like a Business
You may already have a nine-to-five job. But if you're planning on becoming a landlord, expect your hours to jump to
24-7. Here are the steps that all new landlords should take.
Know the Rules
Getting your business off the ground will involve some paperwork. Some states require that you get a business
license for your property in order to rent it out, says Melissa Prandi, author of "The Unofficial Guide to Managing
Rental Property" and owner of Prandi Property Management. She recommends that first-time landlords consult with
a real estate attorney and a certified public accountant (CPA) before getting started. A CPA can help you figure out
how much rent you should charge in order to make your business profitable, while an attorney can be priceless as
you learn the intricacies of the fair housing laws. (More on these later.)
Second, says Prandi, take care of the "technicalities" of running your business: Open a bank account for the
property and run all bills and rental income through that account. This will simplify your paperwork come tax time.
Small extras like business cards will let your tenants know that you're an accessible and reliable landlord.
Find Reliable Tenants
Finding tenants should be the most time-consuming part of your business. "Where landlords get into trouble,
especially new ones, is that they rent to friends, relatives or people who they feel would be good tenants," says Bill
Moore, founder of Landlord.com3, a professional organization for landlords and real estate managers.
Instead, think of finding a tenant as hiring them into the family business: Check their references (speak with their
previous landlords), pull their credit report and consider running a background check. The National Tenant Network4
and Registry SafeRent5 sell credit reports from the three major credit b ...
3 Things Your Commercial Real Estate Broker Wants You to BelieveNoah Barrasso
Navigating the world of commercial real estate can be tough. And even brokers with the best of intentions can misguide you in your final real estate decisions. Here are the top three things your commercial real estate broker wants you to believe…that aren’t necessarily true.
121--- 3 postsMinimum 100 words each postBe positive and ask.docxmoggdede
121--- 3 posts
Minimum 100 words each post
Be positive and ask a question
+++++++++++++++++
Brandi –
It is very important to take the time to fully research many brokerages in ones area as it can have long lasting effects on a sales agent's career. When speaking to other agents I have been told to shop the most compatible corporate culture for myself as they can vary greatly. The broker you choose to work for will be more than your boss, they need to be your best friend and partner. They are the person who will have your back when things go less than perfect so you need to be able to trust them fully.
An agent shopping for a brokerage should take many things into consideration. The office itself should be measured. Is it in a desirable and easy to access location? Is it visually pleasing and is there ample parking? The other agents working for the brokerage should be diverse in experience. Does the brokerage offer marketing services? What kind of desk fees do they charge and what is the beginning commission split. They should have a visually pleasing web page that is easy to navigate. They should also have a good reputation in the community.
I have actually interviewed at two different brokerages so far and both were very reputable and offered great things for their agents. A big selling point for me was the type of support and education they offer to new agents. I wanted to know if they offer a post-license course or if I would have to take it online. I also asked if they offer a mentor program which both did. The biggest difference in the companies was commission split and diversity of agents. One offered a much larger commission split but had a much larger ratio of new inexperienced agent to experienced agent ratio. There were about 4 agents out of 5 with less that a year of experience. I felt I would prefer the office with more experienced agents and a lower commission split as a new agent as I can always earn more with a more secure base of experience behind me.
+++++++++++++++++++++++++++++++++++++++++++++++
Thomas –
The world of Real Estate has changed so much over the last few years. It used to be a lot of word of mouth, newspapers, and flyers. So many things changed when the world of the internet happened, let alone when social media took off. There are so many ways to reach your potential clients and even less expensive than running news paper ads. When I talk about it being cheaper than it is more of the idea that you are getting more for the money you are spending.
A lot of future agents may think that pay may be the most important thing. Yes, it is important to think about when researching future potential agencies that you want to work for. Not only pay, but benefits, agency success rate, also what could possibly work with your style of selling properties. I will be working with my father-in-law for his real estate firm when I complete my degree in just a couple of weeks. With his firm it was e ...
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Ethics In Brokerage
1. ETHICS IN BROKERAGE: WHERE IS ELIOT SPITZER?
It’s not just time to level the playing field. It’s time to DEFINE the
playing field. Most office leasing brokers never give you (the tenant)
the straight scoop.
Pity the unsuspecting CEO, CFO, COO, Managing Partner, HR
Director or Office Manager trying to get some work done. Office
leasing brokers relentlessly telephone, spam, drop in, self-promote,
puff, hoot n’ holler---anything to get your attention, to get to “the
pitch”. After all, they are on a mission. If they are a “landlord broker”,
they call on you to lease space in one of their company’s listings. If
they profess to be a “tenant broker”, they want to represent you.
Simple, isn’t it? Factually, no.
If you’re not prepared for an insider’s explanation, this would be a
good time to go back to your Business Times or Fortune magazine.
Otherwise, after surviving (and thriving on) 24 years of office leasing
brokerage in the City, I’d like to share some insights with you and
help you decipher the often cryptic and misleading messages you’ve
been receiving from the brokerage community.
LIVING UP TO STANDARDS WE EXPECT FROM LAWYERS
Why do you hold your lawyer to a higher standard of ethics than your
office leasing broker? Why? When you retain counsel, before they
take your case or the first dollar, THEY make a thorough self-
determination as to whether or not they have a conflict of interest
representing you---and THEY disclose it to YOU. Your lawyer cannot
ethically take on a case which would place them---or you---in a
compromised, conflicted predicament. In the office leasing industry,
this litmus test is rarely utilized by either broker or tenant. The
phenomenon is baffling, considering the magnitude of importance
and financial commitment level at stake as tenants enter into leases.
The State Bar maintains a stringent set of rules governing the
activities of lawyers. Can you imagine that an office leasing broker
could uphold the following rules of marketing:
Advertising and Solicitation (Rule 100 – for Lawyers):
2. A communication or a solicitation (as defined herein) shall not:
(1) Contain any untrue statement; or
(2) Contain any matter, or present or arrange any matter in a manner or format which is
false, deceptive, or which tends to confuse, deceive, or mislead the public; or
(3) Omit to state any fact necessary to make the statements made, in the light of
circumstances under which they are made, not misleading to the public; or
(4) Fail to indicate clearly, expressly, or by context, that it is a communication or
solicitation, as the case may be; or
(5) Be transmitted in any manner which involves intrusion, coercion, duress, compulsion,
intimidation, threats, or vexatious or harassing conduct.
(6) State that a member is a quot;certified specialistquot; unless the member holds a current
certificate as a specialist issued by the Board of Legal Specialization, or any other entity
accredited by the State Bar to designate specialists pursuant to standards adopted by
the Board of Governors, and states the complete name of the entity which granted
certification.
WHEN A BROKER CALLS…
In the San Francisco marketplace, there reside approximately 300
office leasing brokers. This community of brokers comprise, in largest
part, a body of brokers who represent 103 million square feet of office
inventory….these are “Landlord Brokers” (whom, as you’ll read
below, also profess to be Tenant Brokers). The balance of the
brokerage community represents tenants, only….these are called
“Tenant Brokers”. This still sounds simple, but it’s not. Why not?
The central issue of concern for a tenant should be to surround itself
with outside, completely objective advisors---whether they are a real
estate broker, architect, contractor, or real estate lawyer. The
commercial real estate industry does not compel itself to disclose to
unsuspecting “buyers” ---tenants---that they work for a company rife
with conflict. For example:
• A broker calls you to inquire about your lease expiration date
and the size of your tenancy (because they represent a building
owner and want to expose you to their listing). That broker is a
Landlord Broker, are they not? Why, then, do they pursue a line
of questioning to inquire about representing your company…as
a Tenant Broker? Are they not under contract with that building
3. owner, as their agent, charged with the responsibility to procure
tenants for that listing? Did they not pledge their time and
expertise to that building owner? How can that broker
objectively represent your interests, as a tenant?
• Another broker from the same [Landlord Broker] company calls
to introduce their Tenant Broker services, since the caller
genuinely only represents tenants. Is there not a conflict? When
one (or all) of their company’s landlord-clients signed them on
to list their space, didn’t the company commit that they would
commit all of their company’s resources---including all of their
experienced brokers---to bring business to that landlord? Isn’t it
in the best interests of the caller’s company to bring tenants to
the caller’s listings? If not, shouldn’t you ask “why not?” If you
engage that “tenant broker” and you commence negotiations at
a listing managed by the caller’s company, how is it possible
that the caller could possibly drive as hard a bargain for you as
an equally skilled Tenant Broker from a non-conflicted
commercial real estate firm?
When negotiations get rough, and your caller---now
representing you---goes a bit “too far” pressing for concessions
for you…isn’t it likely that the caller’s Senior Management will
bring him/her into a meeting to defend their other client---the
landlord---the party who engaged the caller’s firm….Why were
you subjected to this mess?
In this case, the Tenant Broker’s exuberance to gain
concessions for the tenant could cause the broker’s company to
lose the listing for the building – or jeopardize the company’s
chances to secure a new listing. Landlord Brokers are
constantly on the hunt for new listings; they can ill afford to
employ Tenant Brokers who push their landlord clients very far.
• A Tenant Broker calls, highly skilled and impressive as ever.
They impress you with the notion that their firm represents
more tenants than any other in the City. In fact, so they say,
their firm “controls” 30% of the tenants currently in the market
for space. They should have better knowledge of where deals
can be struck, then, shouldn’t they? Perhaps, but they may also
4. be privy to (a) information about your industry-specific
competitors and potentially share information about you---
without disclosing this to you; (b) information about several
other clients whose requirements are remarkably similar to
yours, meaning that you will literally compete against the
Tenant Broker’s other clients for the same space---without
disclosing this to you; and (c) credit reports on all of their
clients, placing them in the unenviable position of having to
recommend that a landlord sign a lease with another client
instead of with you.
Shouldn’t Tenant Brokers voluntarily disclose whether or not
they represent one of your competitors---and agree not to
pursue your competitors unless you [reasonably] agree?
Shouldn’t Tenant Brokers disclose how much business they are
engaged to close, and where your requirement fits into their list
of priorities? Isn’t it a conflict of interest if that seasoned caller
really doesn’t have the time to give your project what it
deserves, but instead plans to shuffle you off to a junior partner,
or simply do a half-assed job because they can get away with
it? After all, a huge fee is at stake!
If a Tenant Broker has a large tenant client who decides to
jettison a huge amount of space on a sublease basis---couldn’t
that Tenant Broker find himself/herself in a conflict [just like a
Landlord Broker] when you decide to pursue your tenancy in
that sublease space? Shouldn’t the Tenant Broker disclose that
possibility?
• Each quarter, we present a report about the small handful of
Landlord Brokers whom collectively control about 50% of the
City’s vacant space. Strange as it may seem, as Tenant
Brokers, we find ourselves competing most often with these
firms to represent you----tenants! If all brokers were equally
qualified to advocate for your interests, by definition, Landlord
Brokers could not possibly command and as aggressively
assert your objectives as Tenant Brokers. We believe this is
clear. But the Industry will not do your homework for you. The
Industry continues to cloud the most basic of questions about
5. conflict of interest. The Industry does not operate at the same
ethical level of the legal industry. Why not? Who is minding the
hen house? It looks to be the wolves. Buyer, beware.
ON BROKER RESUMES…
Every day, it seems, we can pick up the newspaper and learn that
one of our politicians, school district administrators or the head of a
corporation somewhere falsified information on their resume---
somehow inflating or distorting the truth. When your lawyer or dentist
or surgeon passes you a resume, though, you don’t question it---do
you? You hold those professionals to a higher standard than you do
for, say, your real estate broker. Why?
When you interview a Landlord Broker or Tenant Broker to represent
your interests (again, we must ask, why would you consider having a
Landlord Broker represent you, a tenant?), 99% of the time you’ll be
presented with an extensive and impressive list of companies
represented by the broker’s entire company. Isn’t this dishonest?
After all, are you not trying to assess the viability and experience of
the very people standing in front of you pitching your business?
Shouldn’t the brokers disclose (a) which assignments did they work
on? (b) what, exactly, was their role on each assignment? (c) were
they simply in the room at the time the transaction was negotiated by
a more senior broker from their company? (d) Most disconcerting---
that brokers frequently list the names of tenants on their resumes,
recalling transactions in which the broker represented the landlord in
the transaction!
References are seldom checked. You’ll feel much more comfortable
with your decision-making thereafter. There’s a LOT of money and
liability at stake in negotiating your office lease. You have one
opportunity to do it right. Buyer, beware. Ask the right questions and
know what you’re buying. The commercial real estate industry won’t
make it easy for you.
JUST FOR LAUGHS…
This is a real letter, a “whopper”, one of our competitor’s broker-
solicitation messages sent to one of our clients. Bear in mind that this
6. solicitation comes from a Tenant Broker “specialist” working for a
Landlord Broker company. To make our point(s), we’ve deciphered
the message and provided the translation [inside their message]. See
if you can follow along (we’ve changed the names to protect the guilty
parties). Here is the text of the broker’s letter:
quot;We thought it was too early to think about our lease. Within three
months [from when?], Tenant Broker [Landlord Broker, actually]
negotiated $731,240 worth of rent savings [how they calculated
“savings”, though, is a complete mystery. This is totally misleading.]
over the last 18 months of our existing lease term [but we didn’t say
that we’re a 100,000 square foot tenant and they didn’t really save us
that much, on a per square foot basis]. And Tenant Broker [Landlord
Broker, actually] secured $426,680 in Landlord-funded tenant
improvements!quot; [Who made this statement? No one’s name is
associated with the quote.]
Mr. Tenant:
Our records show that your firm's office lease on xxx,000 square feet on ABC
Street expires in the next few years. I'm hoping to visit with you regarding this
lease expiration. You now have an opportunity in San Francisco to:
-- Improve profitability by minimizing occupancy costs [this suggestion is
inconsistent with the broker’s later assertion that market rates are rising at nearly
20% per year, but the thought is appreciated.]
-- Increase efficiencies & effectiveness of revenue-generating staff
-- Enhance recruitment & retention of key partners
This is a no cost proposition--landlords pay our fee. [The fact that landlords
pay broker fees obviously does NOT mean there is no cost. The broker, here, is
attempting to lure a client into believing that there is no risk in hiring his/her
services. Clearly, there IS risk, especially if this is not the most capable,
experienced and objective broker available to represent the tenant. The broker is
also misleading the tenant into a belief that the broker’s fees are “free” to the
tenant. Landlords only agree to pay tenant-broker fees because such payment is
included as an amortized expense in the resulting lease. It is true that, as a rule,
landlords budget to pay tenant-brokers’ fees---but for this solicitous broker to
imply that there is no cost is inaccurate and misleading.] By way of background,
we've been hired as the trusted real estate advisor to respected tenants such as
A, B, C, D, E, F, and G [none of which the soliciting broker represented; all of
which were represented by other brokers working at the Landlord Broker
company].
7. Whether you'd prefer to stay in your current location or relocate, it is always
beneficial for tenants to stimulate competition by negotiating simultaneously with
more than one landlord. As tenant advisors [actually, our company is one of the
largest Landlord Broker companies in the City and we control more listings than
any single landlord in town], we can provide you with the insider market
information [perhaps this is code language, to suggest that this broker can
source secret information that no one else could possibly provide] you need to
make the best possible real estate decision.
Given your upcoming lease expiration, now is the best time to take advantage of
the tenant-favorable office leasing market--before this window of opportunity
closes. The office leasing market in San Francisco is changing quickly--rents are
rising at almost 20% annually! [This claim is factually incorrect and misleading,
but if the broker’s letter stimulates fear in the reader and elicits a return call, the
broker figures that it’s worth a try.]
I would like to discuss how we might help you secure your next lease, and as a
result increase your profitability over the next several years. [It is implied, if not
subtly promised, that if you hire this broker, your business will run more
profitably---even though “rents are rising at almost 20% annually!”]