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melvinfeller · 3 years

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Melvin Feller MA Believes That God Has a Plan for You!

Have you ever asked the question; Why is life so hard? Melvin Feller has. In fact, Melvin Feller points out that sometimes the hardest parts of life turn out to be the catalyst to really grow and learn. We all deal with circumstances that are of our own doing or caused by others. Many people feel that they are defined by their last mistake or relationship. But you are not and nor should you be.

God loves you as His child, and wants you to enjoy a relationship with Him. He is the answer to your search for that ultimate relationship. He will fill the hole in your heart. He is the one Creator of the universe and all it contains, including you. You won't be complete inside until you have a personal relationship with the God who created you.

How Can We Know That This is Even Possible and the Truth?

Melvin Feller believes that God, Himself, oversaw the writing of the most important Book of all time, The Bible. Melvin Feller also believes that “God’s Owner's Manual" for our life. Within the Bible are all the answers we need to live life and in addition to finding God. This in turn will aid us in facing our problems and issues.

Being at harmony with God is not instinctive, because by natural law we are separated from God. This separation is the "something wrong" that is at the root of our basic selfishness, loneliness, and shadowy feelings. Feelings of imperfection. Through many acts, thoughts and attitudes, we keep moving away from God, not toward Him. ALL of us do this, no matter how moral and upright we may seem on the surface. If you search your own heart honestly, you already know this is true. This has caused a split between us and God. This split is the reason we become sinful.

In the Bible we are told that, “God looks down from heaven on the sons of men to see if there are any who understand, any who seek God. Everyone has turned away, they have together become corrupt; there is no one who does good, not even one.” (Psalm 53:2-3, NIV)

Thus, the Question is How do We Find God?

We can find God because we know He loves us, God cannot and will not use viewpoint that this will allow us to remain apart from him. But then again because God is perfect, He cannot allow our sin to go unpunished without ceasing to be perfect, because he would then cease to be God. Our sins demand that they must be paid for. Our religion and good living cannot solely pay it off. Therefore, God designed the perfect solution. He sent His Son, Jesus Christ to earth. The Bible tells us of His story. He was both God and human. He lived a normal life, but lived it as God. Jesus truly loves each and every one of us. While on earth, Jesus talked with everyone that would listen, even healing them and making them promises. He even submitted to an unjust death sentence for all of us. But that wasn't the end. After three days, He rose up out of His grave. Alive! God saw and planned the death of His Son Jesus as payment for our sins. Jesus took our place on a cross over 2000 plus years ago! Therefore, Jesus overcame death, actually came back to life to show us His celestial power. And His power over sin and death is ours just for the asking.

This has been proven through the Bible. It says that “She will give birth to a son, and you are to give him the name Jesus, because he will save his people from their sins.” Matthew 1:21, NIV

Ever since Jesus came to earth, people have had questions. As life becomes more and more complicated, chaotic and society in general has become more decadent and hurtful, we now know people are asking more and more questions about this life and society in general. However, the most important decision we will ever make in our life is what we decide about Jesus Christ. God is actually looking for only two simple things:

· Will you turn your life over to your Creator and believe that Jesus Christ is that one Person, that one relationship you need?

· Will you admit you need Him and confess your wrongdoing to Him?

By us actually doing these two simple things we are guaranteed a place in God's family. This simply means turning to God and asking Christ to be part of our lives. God has already implemented that ability when He planned His Plan of Salvation. That occurred when His only begotten Son died for us. Turning to God means we are turning from something. If we turn to the right, we must turn from the left, thus, we cannot face two totally different directions at the same time. It is also the same with Jesus Christ and sin. Only as we turn to Him, we are able to "repent", which means we comprehend that we cannot fully embrace Jesus and His teachings while hanging onto our sin. The same sins He died for. That means turning our back on wrong choices such as judging people, lying, sexual immorality, becoming quick to anger, etc. in order to begin doing things God's way.

So, the big question for most of us is how do we turn towards God? God only asks that we do the four simple actions.

· Admit your spiritual need. Admit we are sinners.

· Believe that Jesus Christ died for Us and/or You on the cross.

· Receive Jesus Christ into our hearts and our life, thereby choosing this relationship over our current life of sin and separation from Him.

· Being repentant and willing to turn from sin.

Remember that the Bible tells us that, “But as many as received Him, to them He gave the right to become children of God, even to those who believe in His name.” John 1:12, KJV

Therefore, we all can belong to God from today forward, but only if we will tell Him with total sincerity. Your prayer should be our own because it needs to flow from deep within us. If you have a need I have written a sample of what you might say to God:

Lord, I know that I am a sinner and need Your forgiveness. I was made for You, but I've been living for me. I want to begin a relationship with You now. I believe that You died in my place, to pay the penalty for my sin, and rose again for my salvation. I want to turn from my sins. I now invite You to come into my heart and life as my Lord and Savior. In Jesus' name.

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melvinfellerstuff · 5 years

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Melvin Feller Looks at Why it is Hard to ask for Help from Others

Melvin Feller Business Ministries Group in Burkburnett and Dallas Texas and Lawton Oklahoma. Our mission is to call and equip a generation of Christian entrepreneurs to do business as ministry. We provide workshops and resources that help companies discover how to do business God’s way. When the heart of a business is service rather than self it can be transformed into a fruitful business ministry earning a profit and being of service to the community and their customers. Melvin Feller is currently pursuing another graduate degree in business organizations.

I have to admit that I am not big on asking for help. I think part of the reason is that I have always been an independent person. In other words, I like to do things my way without anyone else telling me how to do anything or just plain stubborn until I figure it out on my own.

I think some of my other reasons are common for most people: asking for help may cause others to think I’m weak or incapable; I’m afraid I’ll be turned down by asking for assistance, embarrassing everyone involved; or I just think it will be easier to buckle down and do everything myself.

Then I read M. Nora Klaver’s book and I had to think twice about not asking others for help. For the first time, I saw that asking for help does not necessarily mean I have somehow lost. Instead, asking for help at the right time, for the right reasons and from the right people can be, as she says, a blessing.

In “Mayday! Asking for Help in Times of Need,” Klaver writes: “The act of asking for help is not only an invitation, it is a declaration, an assertion that we are deserving of assistance. When we venture to ask for what we need, we learn quickly that we are not alone and that there are resources, friends, and partners available to help. Asking for help can also re-introduce us to the beauty and inherent strength of gratitude.”

At a time when we are all struggling to have work/life balance, Klaver says that asking for assistance may just lead us to a simpler, easier life – one that helps us achieve that balance.

Still, asking for help is not always easy, especially at work. The key, she says, it not to reach out for help as a last resort, mired in desperation. Rather, she says, asking for help should be thought of as a way to help ourselves grow and make meaningful connections with other people.

“People often believe they don’t have trouble asking for help, when they do,” she said. “Sometimes they sit on projects for weeks because they didn’t want to ask for help.”

There are many reasons people fear requesting assistance, primary among them not wanting to seem weak, needy or incompetent.

Another fear is that if you ask for help, you will be surrendering all control, and that the person you want assistance from will take over the entire project. Even outside the office, sometimes we fear if we ask for help, “We’ll get more than we want or need,” is one of my personal burdens to bear.

Most healthy individuals want to help and need to help and derive pleasure from it. However, if you present that need to the wrong individual, you’ve bought a hovering, patronizing relationship. You have asked for help getting across a stream and they are building a boat.

There is also the fear of what someone is going to ask in return. What is the price? What is it going to cost me?

No one likes to feel indebted, and asking someone else to come to your aid can shift a relationship’s power balance. Most of us prefer that the situation be reciprocal: I will help you on this report; you help me with this client. I will pick up your child from school; can you have mine over for a play date next week?

The relationship becomes unbalanced in two situations. The first involves those who frequently ask for help but never reciprocate. They need no lessons in asking for help, but rather in giving it.

The second involves those who are more than happy to rush to your aid, but refuse to ever let you return the favor. In theory, it may seem great to have someone who is always willing to lend a hand without needing anything in return, but I know that I personally start feeling uncomfortable with that equation quickly.

When we get into trouble with help is when we do not want equality restored or achieved, and that is something that I have struggled with for most of my adult life.

Ms. Klaver knows that problem all too well. As with many people, she used to confuse dependence with co-dependence.

In addition, for me, I had created this life of self-sufficiency, and the people I surrounded myself with were takers, especially my ex-wife and her daughter who could or would not raise her beautiful daughter. There came a point when I needed their help and they disappeared. From that point, I said, ‘I need to change my life and I need to be comfortable giving and taking.’ I needed to say goodbye to some friends and business associates.”

Klaver offers numerous tips and suggestions in her book about how, when and why to ask for help, but I would like to focus on some questions that you can use to get your conversation going when asking for help:

Would you be willing to help me with something? Is now a good time?

I have something I am trying to resolve; can you give me a hand?

I am desperate can you help me please. I would only use this when you know the other person very well.

I am stuck and I cannot see clearly how to resolve this. Would you be willing to help me come up with a few ideas?

In addition, if they are not able to help, ask:

• Can you suggest someone else who might be able to help?

• Do you know anyone who has had a similar suggestion? Do you know how they resolved it?

After I read this book, I began to think of all the times I helped someone in need. I thought about how great I felt by doing it. In this world of chaos and stress and uncertainty, helping someone else whether it was providing a business contact or offering someone a ride home on a hot summer day made me feel good and more at peace.

Therefore, the next time you need help, do not suck it up and do it all yourself. Spread the blessings around and reach out.

Personally, I think I am prepared for the next time I need help. I will ask early, clearly and concisely, without making the person I ask feel guilty. In addition, if all else fails, there is always cold cash.

Melvin Feller Business Consultants Ministries Group in Texas and Oklahoma. Melvin Feller founded Melvin Feller Business Consultants Group Ministries in the 1970s to help individuals and organizations achieve their specific Victory. Victory as defined by the individual or organization are achieving strategic objectives, exceeding goals, getting results or desired outcomes. He has extensive experience assisting businesses achieve top and bottom line results. He has broad practical experience creating WINNERS in many organizations and industries. He has hands-on experience in executive leadership, operations, logistics, sales, program management, organizational development, training, and customer service. He has coached teams to achieve results in strategic planning, business development, organizational design, sales, and customer response and business process improvement. He has prepared and presented many workshops nationally and internationally.

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ourmrmel · 5 years

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Foreclosure Procedures State by State written by Mel Feller MPA, MHR

Mel Feller is the President/Founder of Mel Feller Seminars with Coaching for Success 360, Inc. He also owns Mel Feller Ministries. Mel Feller is an Innovator, Business Leader, Investor and Entrepreneur. Mel Feller is currently working closely with his son-in-law and partner on an incubator for young entrepreneurs. Mel Feller…

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kramer · 5 years

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hey I'm trying to get into noise music (not straight up noise like merzbow but noise rock/pop) and heavier stuff in general so far I've liked stuff like melt banana, chelsea wolfe, steve albini's projects, heavier grunge bands that delve in metal and noise (sonic youth, melvins), etc. do you have any recs

Ah cool!! ill try to go from the most known bands to the least known ones for noise rock and the albums I’d recommend to listen to but but I’d start off with lightning bolt (hypermagic mountain), the jesus lizard (goat), scratch acid (the greatest gift), Boris (boris at last) Glenn branca (the ascension), mclusky (mclusky do Dallas), les rallizes denudes (heavier than a death in the family), Pissed Jeans (king of jeans, guerilla toss (gay disco) Arab on radar (stolen singles) Boredoms (vision creation newsun), The locust (plague soundscapes), Liars (their first album)

And these are more related to math rock but I feel like noise rock is very scattered and often merged with other genres: slint, hella, drive like jehu, converge (CHECK OUT JANE DOE), polvo, Tera melos, and idk there’s a shit ton!! And check out Daughters’ Hell Songs perfect blend of noise rock and math rock. And their latest two albums they’re amazing!!!

But more along the lines of “new wave” these happen to be some of my favs like The Birthday party (junkyard) and Swans (Filth)

Also listen to the butthole surfers and the thinking fellers union local 282. *pretends like I just didn’t overwhelm you*

#sorry no one ever asks me about noise rock this is my only platform

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melvinfeller · 4 years

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Melvin Feller MA Asks Is Clutter Keeping You from Being Successful?

Melvin Feller is an experienced entrepreneur and former executive, so he speaks from experience, as well as years of his own personal and professional development. Melvin Feller is also an online Business educator who loves to teach all aspects of business. Melvin Feller’s clients hire him for his depth of business knowledge to motivate, educate and inspire aspiring and current executive leaders to achieve a higher level of success, professionally and personally. Melvin Feller aligns leaders to the vision and future of the organization, supports them in the execution of key strategies and tactics to move initiatives forward and helps them build capabilities to transform culture.

Melvin Feller deals with a lot of clients that are dealing with clutter. Therefore, they know that the clutter is an issue in their production and business. Now you might be asking, what is clutter and why should I care about it? Clutter is essentially anything you don't need, don't want and get no joy from seeing. There might be 100's of items in your home or office right now that could be cleared away.

According to Melvin Feller, the cost of having a lot of clutter around you is that it:

Clutter takes up physical space and energy, consider the energy it takes to constantly walk around a pile of clutter or clean up a spill caused by balancing a glass on an uneven pile of magazines.

Clutter takes up mental energy, it's much easier to think of new and creative ideas when you have a clean slate around you and within you.

Clutter takes up emotional energy, it's difficult to feel excited and hopeful when a pile of clutter is in your line of sight.

Thus, the main question is, what will you gain from clearing clutter? New ideas and a fresh perspective, not to mention less stubbed toes and lost phone bills! All kidding aside, in my own life it's been proven that in order to start something new I need to make space for it. It was only after I cleared the clutter from my own office that I made a commitment to become a specialist about it.

Melvin Feller Gives Five Tips on Getting Started

First, you must imagine the finished product. You can do this by drawing a sketch or just close your eyes and picture your uncluttered space looking just how you want it. Imagine what you'll do in this space and how much more effective and happier you'll be. Know what you're working towards and why.

Secondly, you must remember that you can do anything for 15 minutes at a time! Work for 15-minutes and then stop before it gets overwhelming.

Thirdly, Melvin Feller recommends that you pick out the hot spots that really drive you crazy, like your mail stack, your in box and that you focus on those. Getting those areas cleared will give you the most satisfaction and motivation to keep going.

Fourth, Melvin recommends that you fill a bag or even several to give to your favorite charity. Your clutter can mean a lot to someone who is in need. You get to feel twice as good once you've opened up space in your home as well as in your heart. Or better yet ask around for needy families and deliver anonymously.

And finally, keep up with your clutter; spending 5-10 minutes at the end of the day putting things "back in their place”, I can promise you it will save time, space and energy later on.

Hopefully, you can see an increase in your productivity as well as your own inner piece in becoming better organized and clutter free.

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melvinfeller · 4 years

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Wealth Planning Using Real Estate Foreclosures and Melvin Feller

According to Melvin Feller MA buying foreclosures is not as easy as most people think, and there is absolutely no one better way" to buy foreclosures. Melvin Feller is President of Melvin Feller Business Group in Oklahoma and Texas and a thirty-year veteran investing in foreclosure properties. He has spent his entire professional life in business and real estate!

The key to any "profitable purchase" is find a truly motivated seller. Someone who wants cash more than they want to keep their house or someone who wants to sell you their home more than you want to buy it. Once you have a motivated seller, you are more than half way to your goal of buying a house below market value.

So, I'll illustrate three ways to buy foreclosures. Which of these is the best? Well, again, it's up to you to decide. I'll just lay the basic foundation and then you can determine which option is the best fit for you and your wealth plan.

The first one is Pre-foreclosure owners:

Once a Notice of Default, or Lis Pendens, has been filed, the owners are now in foreclosure and must do something or risk losing their property, all their equity, and their credit. Months before the auction (trustee or sheriff sale), contact the owners directly and offer to purchase their home by "paying them cash for their equity."

Mention the benefits they will realize when they decide to sell, such as stopping the foreclosure; preventing further damage to their credit; and getting a fresh start. Be friendly and unintimidating. Do not insult or offend them with patronizing comments like, "How did you get in such a mess?" or "Why in the world did you do that? We are here to create a win/win scenario. We are here to help them out of a bad situation and at the same time turn that house in into a wealth plan profit center.

Remember that you are buying their home, and you need them to like you and want to sell you their home. You must show them how your offer is a win/win proposition. If they are not ready to sell now, discuss all their options with them. Keep the door open for future discussions. You never know when someone in foreclosure will decide it’s time to sell the home that has been a major frustration for them recently.

But when they do decide, you want them to talk to you and no one else. This relationship must be established early on, starting with your first contact and reinforced through your repeated follow-up visits. The number one reason investors do not succeed in buying pre-foreclosure houses is that they simply do not follow up with the motivated sellers! Do not make this mistake.

How much should I pay?

Once the homeowners agree to sell you their home, you will determine the most you can afford to pay for the property before you meet with the sellers. Make sure you have enough cash available to make up their back payments (and stop the foreclosure), plus give them some "walking money" to close the transaction and move them out.

The amount of cash you give the seller is totally based on your negotiation skills. Obviously less is better from your standpoint, but not too low. Getting rejected outright and NOT buying the property at all isn't good either.

Make sure your offer is contingent upon and subject to all existing liens, loans, etc. as listed in your purchase agreement and that it is the entire list of all debts. Make certain that the terms for repayment are accurate and that you have the right to approve or disapprove the current status of all loans and of title.

Successful foreclosure purchases must conform to your state foreclosure laws. Make sure you read up and become familiar with these state laws in advance of writing your offer. Normal purchases include full title insurance provided by the seller, as well as the buyers' complete inspection of the property's physical condition.

The best part of buying directly from the owner is that you have an exclusive deal. Contrary to popular belief, there is rarely any competition when you buy a home in foreclosure directly from the owner. Once a motivated seller decides to sell his property, he just wants to get it over with quickly and easily.

The idea of the seller calling many investors to get the best offer just isn't reality. Once you are in, chances are that you will be their primary contender! There won't be the "pack of bidders" that you will encounter if you wait for the foreclosure auction.

The second way to purchase Foreclosures is at a Foreclosure auction.

A few weeks or in some areas a few months, prior to the auction, the lenders representative (Trustee or Attorney) files an Auction Notice (Trustee's Sale or Sheriff's Auction) of intent to sell the property to the highest bidder at a public sale.

The opening bid is set by the lender and is based on the full amount owed on the loan (including principal, interest, late charges, penalties, and foreclosure fees allowed by law) as of the date set for the auction.

Often the auction is delayed by mutual consent of the lender and the borrower, and a new auction date is scheduled. Make sure you check with the lender's representative the morning of the auction to confirm that it is still scheduled and to confirm the amount of the minimum opening bid.

Before you attend any foreclosure auction, you'll need to do a ton of research. Since these purchases are "as is" with no warranties given, no title insurance provided, and in most cases varies state by state you need all cash, in the form of certified funds, you really know very little about what you are about to bid on.

You must do a complete title search to examine the state of title and to determine what position you are bidding on at the auction. You can do this yourself but do not expect help from the county clerks, or you can hire someone to do it for you.

A reputable title officer charges $300 to $400 for each preliminary title report they complete (these are NOT the same as a "property profile," which is free and usually done for Relators and not that important). This can get very costly, especially if you decide NOT to buy a few houses.

Most professional foreclosure auction bidders are also very good title researchers, and they have learned from another professional how to do this very tedious task.

If you are planning to bid at a foreclosure auction for a "first mortgage," most junior liens will be wiped out at the auction, and you will not be responsible for them. This is great news if the owner in foreclosure had a ton of loans and, therefore, not enough equity for you to be able to purchase from him directly. Now you have a chance to buy the house for less money at the auction!

BUT some liens are NOT wiped out, such as Property Tax Liens and any Federal Tax Liens plus other exceptions that cannot be described here.

This is also important information for you as the bidder, isn't it? What if you are planning to bid at a foreclosure auction, and you thought that opening bid of $75,000 sounded GREAT on a $400,000 house? You may be highly mistaken.

Your $75,000 winning bid, could be for the second mortgage. The winning bidder at this auction pays the $75,000 cash and automatically assumes the debt of all senior liens on the property. What if the first mortgage on this house was $400,000? OOPS! You just paid $475,000 for a house worth $400,000.

You will also need to inspect the property to determine the number of repairs needed and the cost of repairs. If you are buying from the owner directly, you are invited inside and can easily do your inspections. But if the owner losing his home at the auction is hostile and won't talk to you, are you prepared to peek inside windows and hope for the best? What if the house is totally wrecked when you finally buy it?

Finally, you can expect competition at the foreclosure auctions. Anyone with money who is afraid of or not good at talking to owners in default will go to the auctions. Often a crowd of people may bid up the same property. In hot real estate markets, investors will pay more for houses at auctions than I would. As a point of reference my maximum is 70% of market value.

The third way to obtain foreclosure is REOs: Real Estate Owned by the lender.

These are properties that went to sale at foreclosure auctions but nobody wanted. Most likely the minimum bids exceeded what a savvy investor would pay. This is the way lenders take ownership of defaulted properties, and these properties are known as REOs. The lender no longer has a bad loan to collect on; they now have a non-performing asset that they must sell.

In hot real estate markets, REO lenders simply fix up the property, list it with a Realtor, and sell it to a home buyer for full market value. The REO lenders have essentially become our competition. But once they start getting more and more properties back and can't keep up with the fix-up for resale process, they will start selling their properties "as is" for a discount again.

When will that happen? It's hard to say. But I can say this: -- it is not happening now, and I would recommend you NOT work REO leads at this time. REO lenders currently are NOT motivated sellers. They will not be motivated sellers until they have a ton of bad loans and a large REO inventory, which they don't have at this time.

If you found an REO property in your area, and it is not in the MLS. Multiple Listing System of agents, contact the lender directly by phone. Ask for the head of the REO Department or request the name of the actual REO asset manager handling this property.

Ask the asset manager if the bank is selling the property "as is" and if they'll discount for an "all cash" offer. If you get a yes, then that's great! Continue to pursue the property and line up your money lender or equity partner. If you've structured the deal so you do not exceed 70% of the market value total of purchase price and all repairs, you'll have no problem finding money partners.

Which way is the better way for you to buy a foreclosure? If you ask me, my preference in today's market is buying from the pre-foreclosure owner. As the market changes, so will my preference. Which is best for you? That's hard to say, but hopefully now you know why a "quick answer" just wouldn't work. As a long time, investor, I firmly believe in wealth planning using foreclosures.

#wealth #wealth planning #planning your wealth #real estate and wealth planning #real estate #making money with foreclosures #foreclosures and wealth #melvin feller in texas #melvin feller in dallas #melvin feller in oklahoma city #melvin feller real estyate #melvin feller real estate #melvin feller facebook #facebook melvin feller #Melvin Feller Business Group #foreclosures #real estate foreclosures #melvin feller wealth #melvin feller foreclosures

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melvinfeller · 4 years

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Melvin Feller Believes That If You think Wealth, then Wealth will Manifest Its Self!

According Melvin Feller MA, our thoughts are magnetic! Like a magnet we attract circumstances and opportunities. We literally attract the life we want with our powerful magnetic thoughts! But thoughts and actions go together! This is some of What Melvin Feller Business Group speaks worldwide on and shows how to increase the company and personal bottom line.

You might say to yourself, but Melvin I have been thinking about wealth all my life and the only thing I thing I have is $5.00 dollars in the banks!

However, my question to you is Do you think about wealth or the lack of wealth? This is different my friend. When you think about not having enough money what do you attract? Not enough money of course! And what are you actively acting on to help manifest your thoughts?

This is a spiritual law! It's the law of attraction or sameness or harmony. You cannot have, what you don't think you can have. Like attracts like. Like criminals with criminals and saints with saints. It is all about to you. Because as you think you will change and start to attract the things you are truly manifesting to both yourself and to the world.

We join a group because these group members share the same ideas as ours such as the law of

success. It is a fact that we generally will not join people who do not think same things that we firmly believe in. Bottom line is that like attracts like - you get the point! I'm sure this makes perfect sense to you and the types of organizations and groups you have been associated with.

We have to replace our old thinking if we want to succeed. Think about success and wealth and not: " Not enough money " or " I cannot succeed ". You need to replace this with: " I will succeed little by little, day by day ".

Our action follows our thinking. If we don't believe we can start a business we won't start a business. Period. But if we believe we can start a business here is what happen: First

our thoughts will attract information on how to start a business. So, we first learn how to start and grow a business.

After that we start taking action like maybe getting a loan, finding a location (if we have a physical business). After that finding good employee, good marketing, good products or services etc.

We do what we think. Everything we do comes from our thought. Our thoughts form our belief. We have to believe to succeed. We act from our beliefs.

It's not difficult to believe in wealth! Look at all the people who succeed and have succeeded. There are not any different from you. They are flesh and bones and not some mythical person.

In other words, to become wealthy you have to think like them. Learn from them. If they have done it. You can do it too. It is strong belief and modeling their actions. You don't need to have come from a rich family or to be a slick individual to be wealthy.

The simple formula to succeed is this. The ultimate truth of all ages and all the universe is: THOUGHT. The bottom line is that you can think your way to success.

Think and act. Act and think. Use your creative thought to create wealth or anything you like in your life. What you like you attract easily. Remember like attract like.

#wealth #wealth planning #planning your wealth #think about it #Think Achievement #melvin feller #Melvin feller in texas #melvin feller in Oklahoma #success with melvin feller #melvin feller facebook #melvin feller linkedin #melvin feller business group #melv feller in dallas #melvin feller in oklahoma city #believe #believe in wealth #success #business success

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ourmrmel · 5 years

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Success in Finding Buyers for Your Real Estate by Mel Feller MPA, MHR

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ourmrmel · 5 years

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Mel Feller MPA, MHR, Examines How to Accurately Estimate Texas and Oklahoma Properties CMV Current Market Value

Mel Feller is the President/Founder of Mel Feller Seminars with Coaching for Success 360, Inc. He also owns Mel Feller Ministries. Mel Feller is an Innovator, Business Leader, and Investor. Mel Feller is currently working closely with his son-in-law and partner on an incubator for young…

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#coaching for success 360 #current market value #Examines How to Accurately Estimate Texas and Oklahoma Properties CMV Current Market Value #mel feller #mel feller and coaching for success 360 #mel feller coaching #mel feller in dallas texas #mel feller investor #Mel Feller MPA #mel feller real estate coaching #mel feller real estate investor #mel feller seminars #melvin feller in texas #MHR #oklahoma real estate #real estate investing #texas real estate #www.melfeller.com #www.melfellersuccessstories.com

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ourmrmel · 5 years

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Mel Feller MPA, MHR, The Person and Qualifications that are tailored to you and Your Situation

Mel is the President/Founder of Mel Feller Seminars with Coaching for Success 360, Inc. He also owns Mel Feller Ministries. Mel Feller is an Innovator, Business Leader, and Investor. Mel Feller is currently working closely with his son-in-law and partner on an incubator for young entrepreneurs. Mel…

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melvinfellerstuff · 5 years

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Melvin Feller MA Looks at the use of a Real Estate Direct Deeding Strategy

Melvin Feller is known as “The Entrepreneur’s Mentor” because Melvin walks his talk. Melvin Feller has been there and done that and more importantly, Melvin Feller knows how to transfer the skillset for success. This is main reason that he has been the sought after coach to hundreds of small business owners, entrepreneurs, Realtors, Real estate investors and service professional internationally. Melvin Feller’s main talent is to show you how the step by step process to build and enjoy a successful 6-figure plus business while having a balanced life. Melvin Feller is currently pursuing another graduate degree as an MBA.

When you are exchanging property under a 1031 Tax Deferred Exchange, you may choose to "direct deed”, your property to the buyer or have the seller direct deed his property to you. Direct deeding is achieved by deeding your property directly to the buyer rather than to an intermediary, which initially was the common practice in 1031 tax deferred exchanges. The seller of the property, which you are buying then, deeds his property directly to you, skipping the deed to an intermediary.

An IRS ruling in 1990 provided that it was no longer necessary to use "sequential" deeding in a tax-deferred exchange transaction. Many investors have long forgotten this and have created issues for themselves. Under sequential deeding, a deed from the Seller was given to an intermediary who then deeded the property to the buyer. Most property transfers in tax-deferred exchanges today use "direct deeding" rather than "sequential deeding."

Using direct deeding reduces the risks involved to an intermediary, who would be in title for a short period and exposed to risks of liability for asbestos or other environmental hazards and the disclosures required for those risks. Direct deeding also eliminates the payment of duplicate transfer taxes, which are normally charged each time a deed is recorded.

There are several safeguards you can use when direct deeding. Be sure that if you are using a qualified intermediary, that your intermediary has an agreement with your buyer for the transfer of the property to be exchanged. Also be sure that your intermediary has an agreement with the seller of the property you will be acquiring which allows for the transfer of that replacement property to you.

All parties to the agreement must be notified in writing of your intention to use an intermediary in the exchange. If you are using a qualified intermediary in your exchange, typically the intermediary will have an affiliation with a title or escrow company, which can then provide all the services required to handle the closing, such as title insurance, escrow services, and document preparation and transfers. There are several advantages to using a professional intermediary in your exchange.

These advantages include reducing the potential liability for the structure of the exchange and any tax consequences, shielding the principals from accepting additional liability, and providing an audible trail by way of the assignments and exchange agreements.

When choosing a tax deferred exchange, be sure to be aware of the tax regulations required to qualify the exchange under IRS tax regulations. These regulations will spell out how to identify your replacement property and how many properties you can identity, how you can structure the exchange, how to direct deed your relinquished property to your buyer, how you can receive remaining cash that you may not choose to invest in the replacement property, how to receive interest on your exchange balance in addition to how to handle the closing and other transaction costs.

Melvin Feller MA Texas and Oklahoma. Melvin Feller founded Melvin Feller Business Group and Melvin Feller Ministries in the 1970s to help individuals and organizations achieve their specific Victory. Victory as defined by the individual or organization are achieving strategic objectives, exceeding goals, getting results or desired outcomes and a positive outreach with grace and as a ministries. He has extensive experience assisting businesses achieve top and bottom line results. He has broad practical experience creating WINNERS in many organizations and industries. He has hands-on experience in executive leadership, operations, logistics, sales, program management, organizational development, training, and customer service. He has coached teams to achieve results in strategic planning, business development, organizational design, sales, and customer response and business process improvement. He has prepared and presented many workshops nationally and internationally.

#melvin feller #melvin feller business ministries group #business Group of Melvin Feller #Melvin feller in texas #melvin feller in Oklahoma #real estate #melvin feller ma #1031 exchange #1031 #deeding #investing in real estate #real estate investor #real estate investing #melvin feller ministries #melvin feller in dallas texas

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melvinfellerstuff · 5 years

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Melvin Feller MA Examines the Best Real Estate Investing Deal Strategies

Because deal finding IS so crucial to one’s investing success, I recently decided to look back and see which methods have generated the most deals and the best deals for me. In reviewing the 150 properties I have bought or flipped over the last 5 years, I was surprised to find that many of the "traditional" sources of great deals have not worked for me, while some less obvious methods have been great lead generators. I would like to share with you the results of my little inventory.

Good: The Multiple Listing Service. The MLS is essentially a catalog of all the properties listed for sale by brokers. Some of them are good deals for investors, and some are not. The trick is to ferret out which properties have motivated sellers without making offers on all of them. I have honed this skill through years of translating agent lingo like, "Handyman's special" (looks bad, smells bad, has at least one major system that does not function), "needs TLC" (ugly, but not smelly, and everything works).

Why it works: Properties listed in the MLS are for sale. This may seem like an obvious statement, but some of the other methods touted as great ways to find deals involve locating owners, then finding out if they want to sell. Properties in the MLS also have the advantage that all of the information about the property is pretty much laid out for you - a major time saver. In addition, with the sophisticated, computerized access available to your agent, it is a matter of a few keystrokes to view all of the properties that are handyman's specials, or bank-owned, or in estate, or priced under a certain dollar figure - whatever you’d like to concentrate on.

Another reasons that the MLS has worked so well for me is that I am generally in the market for ugly properties. Coincidentally, these are the same properties that most agents prefer not to spend a lot of time with. In many cases, they are downright cooperative - particularly when I'm offering all cash and a quick closing.

Bad: Direct mail to real estate agents. Last year, I had the brilliant idea that I might be able to find MLS-listed properties even faster if I simply let agents know what I was looking for. Therefore, I purchased 1,200 agent names from the Board of Realtors and generated a 3-part mailing send to every agent in town.

The theme of this campaign was this: if you, Ms. Agent, have a property listed that fits my criteria, I’ll make an offer and you get to keep the entire commission. Out rolled my brilliant campaign -all mailed first class, incidentally - and in came the phone calls. All seven of them. That is right. The week after the first letters went out, I received seven calls. We had already made offers on three of the properties; two were out of our price range; and two were overpriced listings about to expire.

The next mailing generated even more results - about 15 calls - all in the same categories. The final mailing, a postcard, received no notice at all. I wasted about $1400 on a campaign that generated absolutely nothing.

What went wrong: I still think that this idea has some merit, but if I do it again, I will make some major changes. First, I will target only the 200 or so agents who list the types of properties I buy. Second, I will do a better job of writing the letters, emphasizing how the agent and his seller would benefit from working with me. Third, I will make my campaign a continuous one throughout the year, testing different letters for response and mailing the best to the same agents repeatedly. Lastly, I will personalize the campaign by following up with a phone call to the 50 or so best prospects. Oh well, live and learn.

Good: Ads in the Yellow Pages. For 18 years, I have had an ad in the "real estate" section of the Yellow Pages. Each year, the ad has had some variation of the wording, "I buy houses - all cash”. This ad only generates 3-4 calls a month, but for some reason the quality of the calls is better than those that are generated by any other method I have ever used. The sellers tend to be motivated, cooperative, and have unlisted properties.

Why it is worked for me: I love that you deal with these ads once a year, and then forget them. While they are pricey - up to $3500 per year - the phone company will generally bill you monthly for the cost. In addition, as one of the very few ads in the phonebook that promise to buy houses, I do not have much competition.

Bad: Advertised FSBOs. Properties for Sale By Owner, a.k.a. FSBOs, are a favorite for some real estate investors. I, on the other hand, have never purchased a property from an owner who advertised his property for sale rather than calling me.

I have found several problems with trying to buy FSBOs. The first is that some are not actually for sale. Some FSBOs are just “testing the market to see what kind of offer’s he’ll get. Other FSBO sellers are very motivated to sell, but do not list because they want to keep all of the money from the sale. They do not want to pay a commission - but they do not want to take a lower price, either. In addition, sometimes a seller chooses to try to sell their property by themselves because they owe too much to pay a 5%-7% commission, even if he sells it at full price.

If you are buying expensive homes creatively, these sellers are ripe for the kind of solution you offer. My strategy is to buy ugly houses cheaply and for cash, and I just do not find this type of deal in advertised FSBOs.

Good: Flyers to Targeted Neighborhoods. Last year, I had 10,000 double-sided "I buy houses" flyers printed. I hired someone to put this flyer in the door of every one, two, or three family property they saw in my “farm”. Every 3 weeks, 3,000 of these flyers were delivered, and the response from qualified sellers was excellent. For a cost of less than $500, I made two deals that netted over $6,000.

Bad: Billboards in the same neighborhood. Here is a lesson in messing up a good thing: hot on the heels of my massively successful flyer campaign, I decided to spring for four large billboards in the same neighborhood. The problem was that my marketing budget is only so big, and buying the billboards meant stopping the flyers. Still, I figured that the billboards would get more attention anyway, so I forked over the $1,800 and got...

Absolutely nothing. Not one single phone call. Not even from an unqualified seller. Not even a wrong number. Nothing.

The Moral? Stick with What works.

Good: Flapping my gums. Luckily, talking - a lot - is something I have little problem with. Laugh if you will, but my willingness to talk about what I do to anyone who will listen - or even pretend to listen - has made me a lot of money.

For instance, when my new barber asked me what I did for a living, I responded that I buy and sell houses. His immediate reaction was, "really? How pretty do they have to be?" Long story short: I bought his unwanted Junker house for $4,000 and sold it for $7,000 the same day. When my attorney wanted to know what type of assets I wanted to protect, I told him about my house-buying business. Four months later, he referred a client to me who sold me a $35,000 property for $12,000. You get the picture.

Bad: Using only one lead generator at a time. In my experience, it is best to use at least three different ways of finding deals at the same time: preferably two you have used before with some success, plus one that you are testing. Which brings us to

Ugly: Not knowing which of your deal-finding strategies are working, and which are not! If you are going to spend money on flyers or ads or telephone pole signs or whatever, it is very important that you pay attention to which methods are generating good leads, and which are duds. In looking over my own deals was very surprised to discover how many great deals came from attorney referrals - a strategy that I have not pursued aggressively, but will in the future. If you are not tracking your lead generators to discover which are working and which you should give up, you are wasting time and money that could be put to use making you deals.

#real estate versus stocks #stocks versus real estate #real estate #investing in real estate #real estate investor #investment #texas real estate #investin in texas real estate #melvin feller #melvin feller business ministries group #business Group of Melvin Feller #Melvin feller in texas #melvin feller in Oklahoma #melvin feller ministries #melvin feller real estate investor #melvin feller in dallas texas

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melvinfellerstuff · 5 years

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Melvin Feller Business Group Discusses Ways to Make the Most of Your House Hunting Trip

Melvin Feller Business Group in Dallas Texas and Lawton Oklahoma. Our mission is to call and equip a generation of Christian entrepreneurs to do business as ministry. We provide workshops and resources that help companies discover how to do business God’s way and provide a positive outreach as the director. When the heart of a business is service rather than self it can be transformed into a fruitful business ministry earning a profit and being of service to the community and their customers. Melvin Feller also owns Melvin Feller Ministries. Melvin Feller is currently pursuing another graduate degree in business organizations.

It has been said that moving and divorce are the two of the most stressful events a person or family can experience. Divorce is a subject for another time. Let s consider the event of moving and look at some ways to make your house hunting trip less stressful and more effective.

Location is the first factor to consider when planning a move. If you have children, or are planning a family, you will want to know about the schools in the area. How about shopping centers, medical facilities, recreational opportunities and of course how far will you be from your place of employment. If you require public transportation, is there any within walking distance of your prospective new home. What about the crime rate? A check with the local law enforcement agency can either put your mind at ease or give you reason to look elsewhere. And finally, try to assess the quality and character of the people who live in the area. This is obviously difficult to do without interviewing them, but you can get a rough impression from t he condition of their homes and properties and from the activities you might observe. As an example, if your prospective neighbor has discarded appliances all over the front yard and their son is roaring around the neighborhood on a mini-bike with no muffler, you might want to take all that into consideration. And remember, a poor location will definitely be a negative factor when and if you attempt to resell the home at some later date.

Once you ve zeroed in on your preferred location, you can start to think seriously about searching for your dream home. Rather than spin your wheels by looking at houses randomly, you should determine what you really want in a house and let those things help you focus your search. Make a list and start with the obvious: how many bedrooms do you need; do you want a garage; must you have a single story home due to your inability to climb stairs; is a fenced yard an absolute necessity? After listing the absolute must haves , think about the things you like and dislike about your current residence and factor those things into your wish list. Making a list will not only save you time, it will be a big help to your realtor in planning your viewings.

Most people don t really know how much house they can afford. Affordability is based upon income, credit status, interest rates, down payment, closing costs and the type of loan selected. By getting pre-qualified by a lending institution, you will know what you can afford to spend. Often, that figure is quite a surprise to prospective home buyers. In any case, pre-qualification will save you time and trouble by establishing your price range.

Typically, house hunting involves seeing as many homes as possible in a short period of time. Both the house hunter and the assisting realtor have busy schedules and want to tour fast and furious. However, after the first two or three houses, they all start to run together. You need to make notes after each viewing. One effective means of qualifying each home is to make multiple copies of your list of priorities and use it as a checklist to grade each home visited. This little tip will eliminate confusion when trying to make mental comparisons at the end of the day.

Regard your hunt as an excursion. If you were going to the zoo for the day and contemplated a lot of walking, you would dress comfortably and wear comfortable shoes. House hunting is no different; you ll be walking, climbing stairs, quite possibly going into basements and attics and constantly getting in and out of cars. Dressing to impress homeowners or your realtor should not be your top priority. Dress clean and neat of course, but comfortable is the name of the hunting game.

And last but not least, use your own realtor. When you call the realtor on a house for sale sign you re speaking to the seller s agent. Keep in mind that he or she represents the seller and will be looking after the seller s interests. You need your own realtor; someone who is working for you and is looking out for your interests.

House hunting can actually be an enjoyable experience if you take your time and do your homework.

Melvin Feller Business Group in Texas and Oklahoma. Melvin Feller founded Melvin Feller Business Group and Melvin Feller Ministries in the 1970s to help individuals and organizations achieve their specific Victory. Victory as defined by the individual or organization are achieving strategic objectives, exceeding goals, getting results or desired outcomes and a positive outreach with grace and as a ministries. He has extensive experience assisting businesses achieve top and bottom line results. He has broad practical experience creating WINNERS in many organizations and industries. He has hands-on experience in executive leadership, operations, logistics, sales, program management, organizational development, training, and customer service. He has coached teams to achieve results in strategic planning, business development, organizational design, sales, and customer response and business process improvement. He has prepared and presented many workshops nationally and internationally.

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melvinfellerstuff · 5 years

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Melvin Feller Business Consultants Group Discusses How to Estimate a Property’s Current Market Value

Melvin Feller Business Group in Burkburnett Ministries and Dallas Texas and Lawton Oklahoma. Our mission is to call and equip a generation of Christian entrepreneurs to do business as ministry. We provide workshops and resources that help companies discover how to do business God’s way and provide a positive outreach as the director. When the heart of a business is service rather than self it can be transformed into a fruitful business ministry earning a profit and being of service to the community and their customers. Melvin Feller is currently pursuing another graduate degree in business organizations.

The most common mistake that many beginning real estate investors make is that they pay too much for property. Fact is overpaying for property is often cited as the number one reason why so many newcomers fail to make it as profitable real estate investors. That is because most beginning real estate investors are woefully undercapitalized, and they do not have the deep pockets that are needed to subsidize their overpriced real estate investments.

For many neophyte investors, paying too much for their first investment property usually proves to be a very costly and fatal mistake, and marks the end of their foray into real estate. That is why it is imperative that you learn how to accurately estimate the current market value of potential investment properties! As far as I am concerned, it's the single most important aspect of the entire real estate investment business!

I once bought a real estate option on a filthy, neglected, run-down, but structurally sound house in a neighborhood-in-transition in Utah, that had been condemned for building, safety, and health and fire code violations. This place looked like something right out of downtown Baghdad, Iraq! It had what code enforcement inspectors commonly refer to as accumulations of every type of debris, garbage and junk known to humankind! The property's owner wanted the steady stream of threatening letters from the Code Enforcement Office to stop.

I had done my homework, and knew the property was worth at least $110,000 after it was cleaned up. I ended up paying $500 for a one-year option to purchase the house for $75,000. It cost me $2000 to have all of the accumulations removed from the property, and the house, driveway and walkways pressure washed. Three weeks later, I sold my real estate option agreement for a $15,000 profit! This never would have happened if I had been clueless about how to estimate property values. Since I had an accurate estimate as to how much the property was worth in its current condition, I was able to negotiate a below market purchase price that was based on the property's filthy, neglected, run-down non-marketable condition, and not on how much it might have been worth after it had been cleaned up.

There is No Kelly Blue Book for Real Estate Investors to Look Up Property Values

Sadly, there is no Kelly Blue Book equivalent for real estate investors to lookup used property prices in, so you are going to have to learn for yourself how to estimate the current market value of potential investment properties. However, thanks to computers and the Internet, in most real estate markets it's not that difficult to get a rough estimate of a property's current market value. This is especially true for real estate investors located in counties where all property ownership, sale and tax assessment records are available online.

The Definition of Market Value

The Appraisal Foundation's Uniform Standards of Professional Appraisal Practice, defines market value as: "The most probable price a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the sale price isn't affected by undue stimulus.”

The Difference Between Assessed Value and Appraised Value

The difference between a property's tax-assessed value and its appraised value is as follows:

Tax Assessed Value: Tax-assessed value is the value established by the local taxing authority for a parcel of land and the improvements placed upon the land for property tax purposes. For example, in Utah, owner-occupied single-family houses are generally assessed at around seventy percent of their fair market value by county property appraisers.

Appraised Value: Appraised value is the value estimate given to a property by a licensed property appraiser using accepted appraisal methods for the type of property being appraised. For example, the accepted appraisal method to accurately estimate the fair market value for an owner-occupied single-family house is the comparison sales method where a property's value is based on the recent sale of comparable properties within the same area.

The Three Common Methods Used to Estimate Property Values

The three most common methods used by property appraisers to estimate property values are the:

Comparison Sales Method: The comparison sales method bases a property's value on the recent sale prices of properties that are within the same area and comparable in size, quality, amenities and features.

Income Method: The income method is used to estimate the value of an income producing property based on the net income the property produces.

Replacement Cost Method: The replacement cost method is based on what it would cost to replace the improvements on property using similar construction materials and construction methods.

The Comparison Sales Method of Estimating a Property's Value

The comparison sales method of estimating a property's value is based on the recent sale prices of properties within the same area that are comparable in size, amenities and features. In order to be accurate, sale price adjustments must be made for comparable properties that have been sold at unrealistically low prices or on overly favorable financial terms not readily available to the buying public.

The Income Method of Estimating a Property's Value

The income method is used to estimate the value of an income producing property based on the net income the property produces. Under the income, method value is calculated using a:

Capitalization Rate. The capitalization rate, or cap rate, is calculated by dividing a property's annual net operating income by its purchase price.

Gross Rent Multiplier. The gross rent multiplier, or GRM, is calculated by dividing the purchase price by the property's monthly gross operating income.

Watch Out for Owners Using Fuzzy Math

A word to the wise: when you read a property's income and expense statement, you should always go under the assumption that the owner is probably practicing fuzzy math by fudging on the numbers, and telling little white lies to back them up. Also, use a monthly income and expense analysis worksheet like the sample copy below, to crosscheck everything that is listed on a property's income and expense statement in order to reconcile the statement with receipts and tax returns against what has shown on:

Schedule E (Supplemental Income and Loss) of the owner's latest federal income tax return.

The property's latest annual tax assessment income and expense statement on file at the county property appraiser or assessor's office.

All of the rental agreements for the past year.

Water, sewage, solid waste, gas and electric bills for the past year.

Repair and capital improvement bills for the past year.

The Replacement Cost Method of Estimating a Property's Value

The replacement cost method of estimating a property's value is based on the cost of replacing the improvements on the property minus the cost of the land to estimate a property's value. Replacement costs are calculated on a per square foot basis by dividing the total number of square feet in the building by the per square foot construction cost. For example, a two thousand square foot convenience store that cost $375,000 to build would have a replacement cost of $187.50 per square foot, $375,000 divided by 2000.

How to Get Free Building Replacement Cost Estimates

You can usually get a free building replacement cost estimate by calling a local independent insurance broker who represents insurers that specialize in providing property and casualty insurance coverage for residential and commercial buildings. When you call a broker, tell them that you want a replacement cost quote. Property replacement costs are calculated by using a replacement cost formula that is based on the property's geographical location and its:

1. Street address.

2. Age.

3. Type of construction.

4. Number of stories.

5. Type of roof.

6. Current use.

7. Heating and cooling system.

8. Square footage.

Use the Eight-Step Approach to Estimate a Property's Current Market Value

Use the following eight-step approach and the current value worksheet on the following page to get a rough estimate of a potential investment property's current market value:

Step # 1: Log onto your county's property appraiser or assessor's Web site to obtain the tax assessed value of the property under consideration.

Step # 2: Search your county's property tax rolls for recent sales of three to five properties that are comparable in size, amenities and features, and located within two miles of the property under consideration.

Step # 3: Carefully analyze any comparable properties that you find, and make sale price adjustments for differences in amenities, special features and the property's physical condition.

Step # 4: Verify the income and expenses that are listed on the income and expense statement of the property under consideration.

Step # 5: Analyze the property's income and expenses for the past twelve months to estimate its net operating income potential.

Step # 6: Calculate the property's capitalization rate by dividing its potential operating income by the estimated value that you derived from analyzing recent sales of comparable properties in step number three.

Step #7: Estimate the property's value by multiplying its net operating income by the capitalization rate you came up with for the property.

Step # 8: Calculate the cost of replacing the improvements on the property using the same building materials and method of construction.

Melvin Feller Business Consultants Ministries Group in Texas and Oklahoma. Melvin Feller founded Melvin Feller Business Consultants Group and Burkburnett Ministries in the 1970s to help individuals and organizations achieve their specific Victory. Victory as defined by the individual or organization are achieving strategic objectives, exceeding goals, getting results or desired outcomes and a positive outreach with grace and as a ministries. He has extensive experience assisting businesses achieve top and bottom line results. He has broad practical experience creating WINNERS in many organizations and industries. He has hands-on experience in executive leadership, operations, logistics, sales, program management, organizational development, training, and customer service. He has coached teams to achieve results in strategic planning, business development, organizational design, sales, and customer response and business process improvement. He has prepared and presented many workshops nationally and internationally.

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