Spoke to my dad today. He apologized for yelling at me (we apologized to each other). He’s now calling my cousin Katy non-stop about someone buying out their mortgage on the home (she is a mortgage broker). She didn’t understand how badly off he is mentally, he sounds quite sharp, so was helping him strategize. I had to message her and we ended up talking. I asked her to please just tell him it is not a possibility. We haven’t spoken for quite some time, we aren’t close and I had to chase my cousin J off, Katy’s sibling, because she was asking my parents for money. Lately I’ve felt the need to reach out and repair that relationship, and I’m going to. Peace, Grace. More of those please.

The fireworks are blowing and I’m going to stay here at the new place for a bit, I’m curious if I’ll see fireworks. And even that’s unsettling - all I can think about is we are celebrating ruthlessness. What will patriotism look like after we come through the other side? The tide is turning with decolonization in ways it hasn’t before. Will patriotism exist? What will it mean to love one’s country, or will we ascend to different kinds of love?

Finance Options & Strategies

https://u109893.h.reiblackbook.com/generic11/the-storage-stud/finance-options-strategies/

In this video, Fernando would like to talk about finance options and strategies when it comes to self-storage.

Starting from the end then move his way to the beginning.

The last on the list for Fernando’s finance options is to have stabilized senior debt that is non-recourse.

A non-recourse loan means that even though you are signing for it, if anything happens, for instance, if the market goes down you are not liable for that loan.

This is one of the best types of loans to get to limit your liability.

Usually, to get these seniors loans or “the stabilized debt”, the property has to be at its maximum potential. It has to be fully occupied, it’s bringing a high revenue and net operating income as much as possible.

A non-recourse type of loan is one of the most favorable because it has longer terms and has lower interest rates.

Your next finance option for your property can be a bank loan. This is a recourse loan meaning that you are fully liable regardless of what happens in the market.

If you want to learn more about the other types of financing options and strategies that Fernando is willing to share just continue watching this video.

Fernando O. Angelucci is Founder and President of Titan Wealth Group. He also leads the firm’s finance and acquisitions departments. Fernando Angelucci and Steven Wear founded Titan Wealth Group in 2015, and under his leadership, the firm’s revenue has grown over 100% year over year. Today,

Find out more at

https://www.TheStorageStud.com

https://titanwealthgroup.com/

Listen to our Podcast:

https://thestoragestud.podbean.com/e/finance-options-strategies/

------------------------------------------

Hi! This is Fernando Angelucci, I'm The Storage Stud. Today, I'd like to talk about some finance options and strategies when it comes to self storage. So, I guess we should start from the end and move our way to the beginning. You know, the end of be all is, to have stabilized senior debt. That is non-recourse. So, when a loan is non-recourse, that means that even though you're signing for it, if anything happens, you know, let's say the market turns or there's some type of Black Swan event. You're not on the hook for that loan. If there is a loss to the property, or if, say for example, you have to fire sale it and you can't get more than, what the loan amount is for. So, that's a non-recourse loan. Now, there are what they call carve-outs, primarily bad boy carve-outs. So, you're not, you know, purposely defrauding anybody, you know, you're not engage in illegal activity.

If that were the case, then it would become recourse. But, if it's just something that has to do with, you know, factors that are out of your control that's where you'd have a non-recourse loan. So, those are always, you know, the best types of loans to get, just to limit your liability. But usually to get these senior loans or these stabilized debt, the property has to be at it's maximum potential. It's already stabilized. It's fully occupied. It's bringing in as much revenue as possible. The net operating income is as high as it's going to be, you know, aside from maybe growth in inflation. But those types of loans are usually the most favorable because of how long they are and how low the interest rates are. For example, a senior loan on a stabilized property might come from a life insurance company, or it might come from the Commercial Mortgage-Backed Securities market or CMBS as some call it.

It may even come from some of the big lenders such as you know, JP Morgan and Morgan Stanley and Barclays. So, these types of loans are typically up to a 10 year balloon. So, you have up to 10 years to either sell or refinance. And they're usually amortized over a longer schedule, usually 25 to 30 year amortization. Recently, in the last few months, I've been seeing quotes as low as 3.3% interest with some options going, you know, allowing for interest only, through either a portion or the entire balloon periods all the way up to 10 years paying only the interest with no principal pay down. These loans are typically, they're a little bit more difficult to get. You need to know, kind of people in the space. We typically go through brokers that have these relationships in the CMBS markets with the life insurance companies that will lend on these types of assets.

So, those are kind of the goal that you're trying to get to always is, you know, stabilize the property, get some senior debt on it, take it off your balance sheet. So, it's no longer, you know, it's no longer recourse. Now, one step ahead of that is, let's say a like a bank loan, a local bank may finance a property. These are typically recourse, which means you're on the hook for that loan amount, regardless of what happens in the market. And they typically have shorter, not only balloon schedules, but also amortization schedule. So, a typical bank loan that we see and we use, are you know five-year balloon with a 20 or a 25 year amortization. Typically these loans are going to require about 20 to 25% down. Now, there's a caveat because self storage is a business that also qualifies for SBA financing, which we'll get to in a little bit here.

And these are good loans for property that already shows income. It already shows that it's producing positive cashflow. It has a solid debt service coverage ratio or debt covers. Some people say your debt service coverage ratio is the amount of payments that you have to make, or the dollar figure per year, your debt service divided by your net operating income. And that will, I'm sorry, it's the other way around your net operating income divided by your debt service. And then that will come out as a ratio. It's usually, you know, banks want to see a 1.2 or 1.25, that covers. So, that means that your net operating income is 120 to 125% of what the debt service is. Again, so that's really good loan. If you can show financials from the seller, now let's go even one step ahead of that.

Say you are working with a seller that, decided that instead of paying taxes on his property, he was going to hide the income by taking cash and not reporting that income. So, his tax returns do not reflect what the property's actually bringing in. This is very typical, especially with smaller operators. These mom and pop owners, we find that, you know, one in three chance that the income that they're showing is not the true income potential, but here's the problem. These sellers, they want to get the value based off of all the income that it's producing, even the income that they can't prove on their tax returns. So, they basically chose, you know, Hey, do I want to make my money now, by not paying the, my proper fair share of taxes on these returns? Or do we want to make my money later by actually showing the income so that when the bank appraises it, or when a seller comes and looks at my last two to three years of tax returns, that the true value is represented.

The true net operating income is represented in those tax returns, and then you get a higher purchase price, but most of the time people want to have their cake and eat it too. So, they'll hide income, but they still want to get the value at where it was if all of the income was actually shown. So, there's two ways or three ways that you can handle those types of situations. The first is, to ask the seller to finance the property for you. Saying, hey, Mr. Seller, you know I understand you want a million bucks for your property, but based on what your tax returns are showing, I can only pay you 500,000 and that's what the bank will allow me to buy it at. So, we're at an impasse here, unless you are willing to be the bank for two to three years, for me, as the seller financer.

And that way I can properly, you know, show the income that this property is producing on a couple of tax returns. And once I'm at two to three years worth of showing the proper income, then I could refinance you out with the bank. So, that's option number one. Typically, it goes 50 50, you know, it's, if the seller needs the cash immediately. They usually won't go for that type of strategy. But if, you know, they, they still like to receive passive income and residual income by getting those interest payments. And they don't need all the cash right now, then we'll structure something like, you know, 15% down or 20, 25% down, you carry the mortgage for us for, you know, three years. And we'll have an amortization schedule over 25 or 30 years. And I like seller finance deals because you can dictate all the terms.

Usually when you go with a bank there's very little, you can really negotiate on because of the golden rule. The golden rule is he who has the gold makes the rules. So, I do like seller financing. Now, if the seller is unwilling to do that, another option you can do is go with an asset based lender or a hard money lenders as they're called colloquially the hard money lenders. They're going to look at asset value and they're going to lend up to a certain amount of that value. These lenders are typically experienced with real estate investors. They understand that we buy things at a discount, and we do a value add to raise the value of the property over two to three years, and then either refinance or sell. So, these hard money lenders are a good option when you have tight timelines.

And maybe you don't have as much down payment money as you need, but you do pay for it on rate. So, as opposed to say, you know, CMBS or senior debt life co companies, or you know, Morgan Stanley or some of these big firms where they're, you know, you're paying 3.3 to 3.5% interest, a bank might give you a loan anywhere between four to 5.2% interest in today's world, but a hard money lender. You're going to be paying anywhere between 10 to 14% after all the points and fees are included in this, because it truly is one of those situations where, you know, they're taking a risk and they want to be compensated for that risk. Typically these loans are short-term and they're not amortized or they're interest only loans. They will be one, two years, maybe three years interest only with the whole point of you taking them out as soon as possible, because those interest rates that they charge are pretty high. Now, suddenly between the bank and the hard money lenders or the asset-based lenders are the bridge lenders.

So, the bridge lenders are there specifically to be a bridge, bridge you from where you are now to the debt. That's going to be a little bit longer term. These are also typically interest only. I have seen them amortize as well. They're a little bit cheaper than the hard money loans, but a little bit more expensive than the bank loan. So, we have seen bridged at anywhere from, six and a half to 9% interest storage. So, the last couple of months these are typically they come from private equity firms or hedge funds. There are some banks that do bridge lending, but it's not very common. So, those are some of the options that we use as far as like traditional real estate financing. But as I alluded to before, there's also a caveat that self storage is also considered a business.

So, you can qualify for SBA loans, which are the Small Business Administration. These loans are pretty favorable, but they just come with a ton of extra documentation and rules. The two that we typically look at are the SBA 7 A and then the other one is the SBA 504 loans with these types of loans, you can get into a property with 15% down. And the amortization schedule is usually very favorable. 25 to 30 years, the rates are also decent. You know, they're going to be comparable to bank debt, maybe even a little bit cheaper than bank debt. And I won't get into it now because it's a whole other conversation, but the way they structure it is by having participation from other banks on one of the loans. And the other one is direct, a direct loan from the SBA.

So these, types of loans are great. If you have a lot of time on your hands, you know, if typically SBA lenders say they can get deals done in about 60 days. I have not seen that in my experience with storage, especially on the types of properties you're purchasing with these SBA loans. Typically, the documentation is not real good, let's say from the seller side. So, I usually will tell the seller, Hey, I'm going to need 90 to 120 days to close if I'm going to be using an SBA loan. So, those are some of the options that we use when it comes to financing self storage properties, and each loan has kind of its own little bucket. And they kind of blur a little bit at the very edges. So, when you're going from bank that a senior debt stabilized that there's a little bit of blurb on the edge of each same thing from bridge debt to bank debt, same thing from, you know bridge to hard money.

And then, you know, our favorite of course, is the seller financing. And one of the main reasons we really like it is cause it's a win-win not only do we get to set a terms, the underwriting is almost non-existent. The seller also takes advantage because now they're making interest on their purchase price and they're able to spread their capital gains and depreciation recapture taxes across multiple years, instead of just taking it in a, you know, a one-off transaction where you may have to pay two, $300,000 in capital gains in depreciation recapture. So, if you can spread that over time, that really helps with the sellers. So, let me know if you guys have any questions on, you know, financing options and strategies, when it comes to self storage, feel free to leave a comment below or reach out to us on our website or social media. And until next time, you know, it's good to see you.

Guide To Avoiding A Loser Brokerage

by James Hill | theurbansquared

Brokers can be bastards and some even get better at it while other brokers are legitimate life-changing business Sherpas

A broker is supposed to guide you through a career in real estate much like a coach or pimp - offering protection and how to understand a complicated system better and direct it to revenue  without getting your neck broke while playing the game. I created and ran the most well-reviewed, largest full-service brokerage in the fastest-growing city in America.  This gave me access to nearly ever broker and their broker's pay structure and innovations. I also got the agent's version of my same broker buddies brokerages when they eventually joined my brokerage; hovering anywhere from 20–60 agents. Trending insider chatter has blame going to real estate brokers of decades past (and current) and how they’ve managed their agents - - letting unsupervised  agents with no experience run wild on the streets practicing on the public wearing out Realtor love and making a need for all the Mountain Dew-made Zillow-y options that currently exist.

Brokers are out of touch more than ever with today’s current media load, having to understand and use social media platforms for their advertising (since the private Town & Country affair that real estate once was is forever over and the landscape is a bit more like a half Juggalo, half programmer flea market).

Let’s dive into some situations and tenets that most agents don’t consider when choosing a brokerage.

Sales Volume

This is a bit of negotiating psychology and due diligence. Simply ask how much sales they (the brokerage) did last year and how much they’re currently at. If they don’t know these numbers they’re goons. If they don’t give it, you guessed it - they’re hiding something; their lack of revenue. I’ve hired and fired hundreds of agents and in interviews so few ask this question but it’s one of the most important questions you can ask as an agent and you need the information. An agent that doesn’t ask this has already given a tell that they’re not a top producer since they’re not interested in the production capacity of the team they may join. No bueno. Creep the brokerage as well obvi -- reviews, FB & IG engagement and current running ads, and make sure the company Christmas Party isn’t catered by Chic-fil-a at a Burnet Road dive bar.

Office

40% of your learning and 350% of your work will be done at the office. Those numbers will make sense 90% of the time after a few years in real estate. The rest should be on the streets - your car, properties, driving 75 mph talking and sending out docs, gorging on breath mints. Office, home, tiny homes, motorhomes have all blended into one larger conversation where work/live ethos are all in re-definition.

But, when you do need a more savvy moment in any market when people talk about borrowing or selling something that’s over $100K they don’t want to hear some bullshit too loud pedantic conversation seated right next to them at Starbucks or the local kooky coffee shop. In real estate Murphy’s Law is always in effect. The super important listing sign off that has to go well and they want to hear you pitch again before deciding? There will be someone (at this super ‘caj’ coffee house meeting) there projectile vomiting, or throwing cats, or something else tiresome or bad that takes more calls.

Speech and body language are massive parts of sales so when the entire set is thrown because a barista is running through a whole Sublime album. You want the most inviting cool office you can ever pull off at any given moment in real estate . Was that ever a question? There's a balance  -- you can't afford that year one or three, but it’s called real estate for a reason. Sexy, exciting buildings is what the brochure said when I joined. Also, it’s about style not size.

If you haven’t lost business to coffee house back pressure you really haven’t failed at agency properly.

Social IQ

Social reach is the only conversation now. Many brokerages won’t make it as the lead generating aspects of the industry aren't powered by a private MLS anyone and the publicly-hated ‘Realtor’ designation have both brokers and agents guessing about tomorrow. Calendars, best practices and free shitty tips & templates are the du jour of the day for anyone trying to get an agent's eyes. You can Google and get all the ‘basic’ social media dance steps, but with everyone at the same happy hunting spot, you’re being covered up, which leaves all your new artistic efforts fruitless and also squandering winning time.

Traffic, leads and engagement are all separate areas that have to be fulfilled properly and even this is in flux with historic corporations and current start ups all on the same advertising playing field. Social reach and engagement is about going to the consumer direct and becoming their friend with soft bribes -- free food, gifts, prizes (trips, events tickets) or industry work tools. The great news is, real estate has always been mostly consumer direct - start up a convoy at the grocery store (bar, church, meetup) and you’re in the car that weekend looking for houses with a new client. While you, your brokerage and the world are figuring out their exact social media mix, you need to make sure a brokerage isn’t lost on social media since many won’t be able to stay in business in the next few short years. Your brokerage needs to have a plan and and at best some presence on social media. Plus, they should be running low-cost performative marketing ad campaigns to get a feel for what and if set user groups are responding to ads. Anyone can post on IG but people engage on IG when they become inspired. A brokerage should have some sort of inspiration and relationship tied in with the local allure of their city --  or heading that direction.

Mentoring

Much like a neurotic buyer chasing an interest rate for their home mortgage (and then never buying a house) agents too focused on commission may miss the essential career need for mentoring -- for their clients and career. I had a 5 deal minimum for my new agents before they were ever unsupervised and received more commission. I've had new agents with celeb clients in hand and celeb agents with no clients in hand. No one wants to do business with someone with absolutely has no, experience but they do it because they like you as a friend or fam. Your mentor is the person riding shotgun with you at the beginning of your career. On many levels you want to be this person since they embody the position and role. You're literally and figuratively are borrowing experience from them and they deserve to be paid for it. You always have to strengthen your brand outside of your brokerage but if you don’t have any experience your brand doesn’t have ‘strength’ you simply have a logo and a drag & drop website where you're possibly talking about yourself and love of unicorns or football shit but the big boat deals you dream about in bed aren’t gotten this way. Remember, no unicorn could ever throw a football good without a lot of practice and a good mentor.

Support

Support in a brokerage is really communication and solutions for small problems, and systems for managing bigger ones with people. Most of the annoying things in real estate happen outside of the deal - contracts, calls, emails, docs, signatures, more docs. You typically want a super admin, broker, or agent manager that you can call and they pick up the phone. It’s pretty simple. With a mentor, admin, or broker you’re going to have a n 8:30 PM question or deal that’s going down. You’ll need printer help. Real estate always happens now (this was one of the main mantras in my office). Printing, prequal, weekend support and constant post dinner shenanigans.

Training

Meet Frank Miller, David Mamet, the Sex Pistols, Tony Robbins, Wayne Dyer, Hendrix, Tom Hopkins, The World’s Greatest Detective and Conan The Barbarian. We had a lot of different inspirations for the style and ethos of our urban brokerage. The World’s Greatest Detective is Batman. It was a moniker that became popular in the seventies. We used this example about how important due diligence and proper Fact Finding techniques are for serving and closing deals for clients. (It’s almost essential to be inquisitive in real estate esp about property/development to have success). Training is largely your sales meeting(s). Although I don’t come from a car background I’ve mentored many car guys transferring to real estate (they typically are out of the industry within 2 years and are there only for boom markets). Car guys have meetings every morning 6 days a week and they’re not at 9 or 10 am. They’re already working.

free module: The Burger King Phenomena: Why Agents Do Less Working For Themselves Than If They Were Working At Burger King

Many brokerages have no training/meeting schedule (monthly doesn’t count -- that’s a meet and greet company pump and catch up meeting). If a brokerage doesn’t have training on a schedule then there is no training. You’ll possibly be thrown a 3-ring binder, or given some PDF’s, or links to old bizarre training videos or a soup sandwich of all three and sometimes even a bill for the training. An agent’s training/meetings and their attendance to them are the difference between an agent making it or not when you’re 24 months or less in the role as an agent especially in the fast turbulent waters of the current 2021 market where brokerage and agent purpose and pay are under attack. From my experience, new agents that hide die.

Media

Having a background as a creative director I’m aware with great detail of agency and brokerage media needs, the cost and time they extract, and the corresponding revenue they’re projected to bring back. Brokerages are looking for their purpose now as simply having a brokerage doesn’t bring in leads like it used to. This is fitting, since the digital dumbass brokers that that didn’t understand the importance of ‘the web’ rickshawed our MLS data and sold the agent/broker centric real estate system for their benefit while current agents are left with an empty greasy enough to-go box to curl up with. Brokerages were never media houses or ad agencies but now that consumer level graphic programs and website builders are ubiquitous and any agent after being licensed for 10 days can drag & drop a website up in 4 hours and make it look like a brokerage that’s been around for years. I know I’m going wide on the subject here but stay with me because this is the crux of where the industry and consumer are renegotiating roles.

A brokerage’s value proposition has changed drastically with the telecommute revolution that was only sped and strengthened by Covid. Also, generational knowledge base gaps in technology are more apparent than ever with technology as younger agents can often be more media savvy than their broker. The market is flooded with self appointed companies or gurus that are taking on the role of the classic ad agency (Mad Men) or media production house. Also beware of real estate coaches with little or no real estate experience offering to guide you in social media. Okay media can’t be used in apex situations (such as the luxury listings you’re after) and doesn’t draw apex listings. Beware of tapioca room temperature tips and general lists from companies that can appear informative but are really boilerplate low grade data to get your attention to ultimately upsell you on a paid service.

As an agent or a brokerage, consumer level graphic and website building programs can be a death ticket to your business as your competitors have the same tools and are cranking out the same type of style of messaging you are now. Now agents, principals, admins and in art class creating flyers. This has been done since the nineties as the valleys of dead agent careers is full of 2-day Microsoft Word (or any of their shitty office offerings) seshes to produce nasty flyers and presentations. These programs are fun and making bad flyers absolutely work related - the kind of work you don’t want’ related to your business because it’s adult crayon coloring. Activity does not equal production. Staying busy doing the wrong things doesn’t make money in real estate. Rather than spending agent winning time staying in the wrong lanes for way too long, get with a team or brokerage that are providing the most exceptional visual media you can find in your market. It used to be cool 2 years ago, now it’s the only thing that matters. Visual content.

free module: Better Agent Media, Less Agent Money (media tips and hacks).

Access

This is access to your broker. Brokers with families are typically less available. Your best bet as an agent is looking for a grinder broker who sleeps on the couch at their office. This person doesn’t have kids to build into so they’ll build into your career and you’ll get the most out of these brokers. Beware of cheesedick, apathetic, rich boy, bored brokers not around and more concerned with projects like a shitty vanity wine brand that their wife’s forced them to launch since she’s not living her best life anymore as an agent.

Style

What kind of style is your brokerage? Is there an opportunity to bring more style sophistication to the market -- standout in a smaller market? Or, are you in an ultra stylish market currently and butt hurt because you already have a little story about how you’re going to keep it real and be a Dockers wearing slob for eternity? The thing about style in agency is you always need to look like you can list a million dollar house. Oh, is it really that simple? Yes it is. You complicated it. Clients always care about their housing a little bit more than they care about your real estate career. They don’t have time to figure out why you’re wearing shoe styles from 7 years ago. Don’t make it hard for people to do business with you. If you’re ugly, even better. It can be a massive advantage. Everyone on the planet loves when someone who doesn’t fall into our general current ‘attractive’ spectrum doesn’t give af, looks great and puts themselves together in a stylish way that the viewer can understand (can I get away with Teen Wolf?). A great side benefit from this step in the right direction is it’s a great way to make someone who is conventionally attractive insecure.

You want to be in the same style as the people in your area but the secret is you need to lead that style pack if you can -- you always lead and dress apex. Years ago this was anecdotal but after over 100K hours in real estate a good suite (tailored) saved my ass and literally got me business. I listed the largest house in east Austin because of a suit (and got a front page story on the newspaper real estate section for free because the owner saw me walking into the next door neighbor’s house).

Offices, dress, logo, email signature are all elements of you and your brokerage’s style. Style in and of itself isn’t enough to be a top producer in real estate. I’ve had stylish and even celebrity agents that didn't do zilch, but style often is a fingerprint to something more.

Picking the right elements for your agent style is an art because you have to offer something from yourself that’s unique enough as well as something familiar (a bridge to your uniqueness). I have a background as a musician and also as a merchant sailor. Fortunately those are easy convo starters. You could be a philatelist and have some challenges, but regardless it absolutely will take a year or three to develop your own angle and style towards the market as you learn it and the agent role more.

Things that look attractive and familiar puts client’s psychologies at ease. So, if skinny jeans are in you better get in them (that’s like five years old now). You’re on stage. You don’t wear what the worker people behind the camera wear. If you want to wear boring shit get on the other side of the camera. If you want less leads saddle up to a forgettable brokerage. People have hard days. They want you to put an effort into your real estate agency role. Currently it’s a fried role so you’re dealing with that too. People love to be smiled at and sold and especially from someone who smells good. It doesn't ever get old. Don’t make them beg for your charm. Be a nice charming person with a shirt that fits good, it’s a powerful combo.

Get My Damn Paper

If you’ve never seen a werewolf in daylight mess with an agent’s commission after the deal’s done and funded. Admin? Who is the damn person who does the admin? (accounts payable is the icey pro word if you like). That person that you contact to get your commission check cut? If that person is a weirdo, or there’s an unfriendly or sketchy quality to the office or admin staff, do not go forward (don’t confuse this with new people or industry jitters). Grab some free coffee, leave the smarm and jet to the next brokerage blind date.

Software

CRM is an annoying conversation. Here’s the things with CRM’s - for all the work CRMs curtail, because of their complexity and existence and the work(time) they take to interact with you need to consider how much work you’re putting into operating the CRM software verses how much time it’s saving. Many times brokerages have expensive yearly subscriptions with per agent fees for their CRM which can make the brokerage have a zealot meth thing for the ‘team’ software and promise you can’t have a career without taking a bump too. To understand CRM better before it was a name, Client Relationship Management is what analog Proximity became. Let me explain -  being close to people in Church, bar, school, same building -- all give proximity. This becomes familiarity, then ease, then trust. People do business with people they trust & like. Once people disconnected physically and started using other means more contact attempts have to be made to work for or ‘prove’ worth.

Follow Up is a large component of most CRM’s and there are gobs of money for agents who follow up meticulously. Simply ask the broker what CRM they use and research it. Something to remember - unless you’re extremely busy with your career you don’t need a CRM. You can manage & database your clients & leads ‘by hand’ and strap it to the cloud with G-Suite/Google Sheets.

Brokerage Name

A small but important aside, if a brokerage have named themselves after a precious metal or a gem, or if it says elite in the name then it’s not elite. If it has the words prestige or worldwide or international it may not be any of those either. I know a handful of exceptions to this rule but this is a great dirty primer to use when choosing a brokerage that’s going to propel your career and have shrimp options at the Christmas Party.

It’ll Cost an Arm and a Leg || Alain & Jasmine

TIMING: Current PARTIES: @carbrakes-and-stakes & @halequeenjas SUMMARY: Alain meets with Jasmine to discuss selling his home and buying a new one. 

Who could have known that the hardest part of going to Ms. Hale’s real estate agency would not be the crutches (he had abandoned the idea of using a wheelchair after his first encounter with the sidewalk), but rather running into people he vaguely knew from his job as a mechanic, and who just had to ask him how he was ? Alain who did not want to be late, and had, even when he had two legs, never liked making small talk with people, had to find a polite way to tell them to fuck off and leave him be. After all, he had never really had a thing for caring about other people’s business, and he wanted people to feel the same about him. The less they knew, the better. And so, he had to use this trick that managed to make anyone feel uncomfortable and like you did not care : calling them by the wrong name. It was a simple trick that allowed you to politely indicate that these people were not your friends and that you would not talk with them any longer. Obviously, this was not the attitude he would have with Jasmine Hale. She had to know a few things about him in order to help him sell his house and purchase a new one. 

Pulling the door open with the crutches was another hassle, and the man found himself smiling at that stupid door with the most annoyed grin on his face. 

 Coming to the office and working on real estate was a welcome distraction to the sheer volume of ghost related problems that seemed to be piling up on. Jasmine knew her ability meant it was her duty to protect people from malevolent spirits and help some pass on, but it got exhausting after a while. Real estate was easier. Lives weren’t put on her shoulders when she was showing properties and helping people find their dream homes. Plus, the pay out was a lot more money for a lot less stress. This particular morning she had been preemptively working on advertisements and open house dates for Alain’s home. Finding him a townhome he liked would be no problem. She had a few lined up she was sure fit both his budget and lifestyle. These were solutions she could easily provide with no sweat off her back. Not that she could do much of her other work with her arm currently broken. She’d be putting herself and others at risk if she even tried. So she’d knock out as much real estate work as she could. She’d been looking through some listings when she heard some struggle with the door. She was quick to get up and open the door for him with her good arm. The arm in the black cast gestured for him to come in. “Hello,” she greeted with a bright smile, “You must be Mr. Babineaux. Please make yourself comfortable. Would you like some coffee or tea? I have some water bottles in here as well.” 

 “Thank you,” Alain gave the door one last annoyed glance before turning his attention toward the amicable woman. “The leg gave it away, huh?” He asked, walking in with the help of his crutches. He was still not used to walking with those, but already more comfortable than he had been when he got out of his hospital room about thirty minutes ago. Several times, on his way to here, he found himself repeating to himself that this would be okay, that he would be okay. Everyone had kept on assuring him that it was possible to live a normal life even with a whole limb gone, and he had decided to listen to them. What other choice did he have? Giving up had never been in his nature, but this one hardship seemed to have been the one droplet of water that had managed to make him drown. He was grateful for the people that had checked on him, Kaden, Erin, Blanche, and even Evelyn. The thought brought a thin smile to him. Sitting down by her desk, he looked over at Ms.Hale, a perplexed look on his face. He could have coffee, right? “Coffee sounds good,” he nodded, putting his crutches to rest against the arm of the second chair. He did not really want to leave his countryside home, but there was something inevitable here. He could not afford to live alone, away from all commodities. “Thank you,” he added, eventually. It was not so much about the coffee, but rather about the fact that she had been so swift. Maybe he had expressed anxiety in his message, or maybe she was just effective like that. Either way, he was thankful. 

 Though Jasmine hadn’t known about the leg thing prior to their meeting, the first floor home made more sense now. Not that she loved stairs either, but walking up stairs with 5-inch heels was way different than walking up stairs with crutches. At least she imagined so. While she was curious, she wasn’t going to ask too many questions about it. She laughed slightly at his joke and retorted, “Well, my only other appointment this morning is Mrs. Belsky and you don’t really look like an elderly Russian woman.” There was a humorous grin on her face as she turned around to pour some coffee for her client. She always kept a hot pot going so she'd have something to offer anyone who visited her office. She admittedly also loved the smell. There was a bit of a struggle as she was still getting used to the cast on her arm, but she managed to pour a mug without making a total mess. With a mug in her good hand and a cup of cream and sugar packets in the other, she took careful steps back toward her desk. She was almost home free when she felt herself become unsteady. She caught herself well enough to not spill hot coffee all over herself or Alain, but she did manage to send her bag falling from her desk. Internally, she cursed herself as the loud clang of iron rods hit the floor with salt spilling out after them. She let out a sigh and set the coffee down in front of Alain. “Well, if the coffee wasn’t going to wake you up. That surely did.” She collected the iron rods, salt, and assorted tubes of lipstick that fell out of her purse from the ground. “Sorry about that. Promise I’m not some sort of freak or anything. Doing a couple of crafts and repairs for a showing I have later today.” That sounded legitimate enough. 

 “I knew I should not have gone out without a scarf to cover my hair,” Alain’s smile dropped, as if he was feeling remorse for failing at dressing like an old Russian lady. “Maybe next time,” leaning back in the chair, he looked as she poured coffee. He had no idea of how it was that she had broken her arm, and he wouldn’t have been surprised to hear that this was not due to her falling down the stairs. He just tried to recall, now, just how many times he had broken his arm, his leg, through all these years. It seemed like he had stopped counting at 10. Who could blame him? There was something inevitable here. And there was no point to keep counts as the number would just keep on growing. The sound of metal hitting the ground brought him out of his thoughts. How long had he been lost in his thoughts this time ? Could not have been more than a few seconds, right? “I… right, thank you for … waking me up,” his voice faltered as he glanced at the things scattered on the floor. Salt and iron rods. Right. Not exactly typical. His brows furrowed, and he glanced back at the realtor with a perplexed look in his eyes. “That’s a lot of salt. Probably a lot of lipstick too. Not that I’m an expert. We don’t have that in Russia,” he was not here to discuss why she got hurt, or who she really was, just like he was not here to discuss his injury and how he got it. “So, how are we going to do this?” 

 Jasmine had an amused grin on her face as Alain went along with her joke. In any other situation she’d make a joke about how he was far too handsome to be an elderly woman, but given the professional setting she simply laughed along. While flirting with clients probably could have gotten her farther in some cases, Jasmine prided herself on her professionalism among many other things. Though her little display of accidentally spilling ghost weapons and makeup out of her purse was far from. She’d never broken any bones before and outside of clashing with literally every single outfit she owned, the cast was making it hard to navigate. She recovered quickly with a bright smile and responded, “Any time.” The mention of salt and lipstick was only mildly concerning. What possible excuse could she have for the salt without him thinking she was one of those new age fake wiccan chicks? At least he said it in a somewhat joking manner so she laughed along. “You never know when you’ll have a lipstick emergency. Have to have a shade for every outfit.” Maybe if she just glossed over the salt thing, they could move on to a subject that didn’t make her seem like a total White Crest freak. Thankfully, he was asking about the process now which was a lot easier to go over. “So, I do already have some listings I’ve picked out for you to check out that I think fit the bill of what you’re looking for. I’ll be setting up an appointment for you to meet with a mortgage broker so we can get you preapproved so we can immediately put an offer in if you find a place you love. As far as selling your home goes, I’ll be coming by with my photographer so we can get some top tier photos for the listing I’ll put in the MLS. Do a few open houses. I do like to stage the area so I may do some little touches here and there around the house. Always have a vanilla candle going during showings too. Makes it’s smell home-y.” 

 “I really don’t relate to that, but I’m going to trust your word on this,” he cleared his throat, coughing lightly in his hand, although it was clear that he just had a smile to hide here. She had not made any comments on the salt, but considering salt was something mostly used by hunters, he had no business asking too many questions although he did wonder what it was she dealt with. As far as he was concerned, his only experience with salt had been his attempt to keep a mara away. Attempt, and success. The subject went back to the house seeking question, and he stopped thinking about hunting then. Or at least, for a few. He wondered if asking to be away from cemeteries was suspicious or not, but figured that it was a legit worry for some people, not having a room with a view on tombstones. “I forgot to precise, but I really would rather not have a view on a cemetery. We have so many in town that it might make it a lot harder, but… that’s just so morbid, you know?” Sure. Morbid. He had always been great at pretending to be normal, but never a great liar, and he hoped that she wouldn’t ask more questions about this. He doubted that she would, but that still worried him. Many things did, but losing a leg did put things into perspective. “Okay, that sounds great. I’ll have a couple hospital bills to pay, but that’s alright,” he was speaking mostly to himself here, thinking aloud. “I’ll start packing some things as soon as I get home. The house will look less cluttered. I suppose that’s better. I’ll try to keep the dogs out of the house. They have a way to make the place smell home-y in a different way,” he wrinkled his nose. He missed his dogs so much and he could not wait to see them again. It was nice to know that Kaden and Nell had been taking care of them, but it was not the same as seeing them. 

 “Right, of course. No lipstick in Russia after all,” Jasmine joked with an amused smirk on her face. At least he wasn’t pushing on the salt thing and she much preferred to keep their little joke going. It seemed he was likely clueless as to why someone would be carrying salt around anyhow. Crafting seemed legitimate enough. They were now focusing on the purpose of this meeting and it was much preferred. Jasmine took a seat in her leather desk chair and listened as he spoke. All his requests seemed easy enough though it was curious that he noted the whole cemetery thing. Not that she wanted to live near one either. Last thing she wanted was to see ghosts right outside her window. “I think I can manage to find something without a cemetery view. I’m not a big fan of them either. Definitely a little morbid and home should be cozy not morbid.” She quickly jotted that down on her notepad just to be sure she didn’t forget. Not that she usually chose places near cemeteries. Well, occasionally she did. There was always some young white couple who wanted their home to be spooky which she never understood. Who wanted to literally live in a Stephen King novel? Not her, that was for sure. As he mentioned the dog smell, she refrained from scrunching her nose and nodded slowly. “That’d be perfect. Generally better to not have them in the house during showings anyhow. Some people are afraid of dogs of all things. I’m sure a few candles would give us just the vibe we’re going for. Maybe I’ll do maple candles, that’s totally a remote home vibe.” Touching on the previous thing he said, she added, “I wouldn’t worry too much about the hospital bills affecting your preapproval. Those don’t generally impact credit. I hope they weren’t too bad though. I know medical expenses here can be through the roof.” She thought briefly of Nell and Bea and their current medical debt predicament. “If you do end up needing some debt consolidation for those, I know a guy… Actually, I pretty much know a guy for everything. Anyway, did you want to take a peek at some of the listings I thought may work for you and the pups?” 

 “I would rather avoid having a morbid house, yes. That’s what I was looking for when I renovated the house I live in, something that felt like home,” and somewhere lost in the middle of nowhere, where he would have quiet and peace for whatever he chose to do there. Through the years, a few vampires had shown up by his doorstep, and you could not afford to have the neighbors watch you drag them inside, could you? That was simply out of the question. With a pleasant smile, Alain glanced away from the realtor to have a look around the office. The place was tidy and there was something about the way it had been arranged that made him feel uncomfortable. Of course, Ms Hale’s charming demeanor helped as well. 

“Of course, I’ll make sure to move their belongings to the garage, and to have them with me at work during showings,” he probably would have commented on the candles more if it was not for the fact that he had not a damn clue about those. The last time he used candles was when the power was cut for a few hours a few years ago, and he could not find the camping lamps. And you were safe to assume that those emergency candles had no scent to them. The idea of putting perfume in his house seemed a bit too much to him, but if people would buy it faster that way, then he would go with it. She knew her job better than he did, this much was sure. “I know a guy for everything.” His tone, as he repeated that sentence, was not quite the same as hers. His, was perplexed, as if he questioned what that could mean. “Well that’s ominous. You don’t seem the type to work for a crime lord but you never know in this town,” leaning forward, he glanced over at her monitor, wondering if she was going to show her something there, of if she had printed out something for him. Maybe both. 

 “Thank god. As much as I’m willing to oblige the weird hipster trend of spooky houses, it’s not my preferred place to be,” Jasmine said with a laugh. Usually those houses had ghosts galore and it always made her skin crawl. She got rid of them or warded off the homes for the sake of safety, but it still left her entirely perplexed. How could someone just want to live in a haunted house? Not that all ghosts were malicious by any measure, but the more they hung around and decided they didn’t like that you re-painted, the more unstable and dangerous they became. Not that these people had any actual understanding of that. At least this Alain guy seemed to have some actual sense even living off in a remote part of town had never been her cup of tea. There was a huge difference between enjoying your privacy and having a dangerous morbid fascination with the more occult aspects of the town. Not that she avoided hauntings, but she didn’t want to live with them.

 “Perfect, if this weekend works for you, I’ll come by and get the photos done,” Jasmine answered with a relaxed grin on her face. Of her current clients, Alain seemed to be fairly easy going and it’d be simple enough for her to find what he was looking for. She set her notepad down on her desk and rummaged around her drawer for a card for the mortgage broker that she set near her for the time being as she noticed a shift in his tone. Her face was confused for a moment as she realized that her statement did in fact sound a little ominous. A laugh filled the otherwise still air and she responded, “Oh, god no. I definitely didn’t mean it like that. I’ve just lived here my whole life and I’m well connected so hence… a guy for everything. You know, like handy work, business, or like tech-y things.” Also, had people for magic and muscle but that just sounded crazy. She recovered quickly and had her signature smile back on her face. “Please, me and crime don’t mix. Do I look like I could survive in prison? Or that I’d be caught alive in a polyester jumpsuit?” 

 “Oh so that’s a trend among hipsters, alright,” Alain’s raised eyebrows and small smirk told a lot regarding his opinion on hipsters although he could not recall ever meeting a single person who approved of these people. “Well, good for you if they want those houses, they can’t be easy to sell,” his eyebrows raised further more as he got even more exasperated by some people’s stupidity. Jasmine probably would think that he had a strong distaste for hipsters and cemeteries, which he did not really mind. There was nothing weird with that, right? 

“I don’t really go to work these days, but I’ll be home this weekend,” he nodded to further his agreement, smiling back as he thought of all the crap he would have to hide in boxes before Saturday came. Great. Sounded like a great time.  Then, he did not have much of a choice, unless he wanted whoever visited the house to know about his strange passion for all things undead and medieval weaponry. Far from ideal, really. Her laughter caught him off guard, and his eyebrows furrowed as he locked eyes with her. Well, at least he had made her laugh, that was something. Shaking his head, he raised his hands apologetically, “look, in a town like that one, don’t blame me for having several questions about this statement,” she was truly easy to speak to. He wondered if this was genuine, or all part of an act meant to sell more. It might have been a mix of both. “I don’t know, I don’t know you enough to assume that. I might be surprised,” he gave her a shrug, although her last comment brought a deadpan look to his face, “I’m sure you could pull it off, not a lot of people can pride themselves with that,” he grimaced, “so I’m guessing you didn’t break your arm in an underground fighting ring? How disappointing,” he sighed. 

 “I can’t say I get it, but they have some weird fascination with things being haunted or occult without any actual understanding,” Jasmine responded with an amused grin on her currently red lips. It seemed like he had the same distaste for people who were obsessed with haunted houses though Jasmine’s issue was more with people endangering themselves without even realizing it. Probably better to not mention that. That was a whole can of worms that would likely make her appear crazy if he wasn’t already privy to the more unsavory aspects of the town. “Odd trends have their perks, I suppose.” It wasn’t like haunted houses always looked haunted anyway. 

“That makes sense,” she said with a small nod and a sympathetic gaze, “I’m sure adjusting after the accident hasn’t been easy. I can help out with tidying up and clearing clutter if the clutter isn’t too heavy. If you’d like, that is.” Did she just offer to help clean? Was this some sort of out of body experience? She didn’t even do her own tidying, she paid Lauren for that. Too late to rescind the offer now. It’d look bad and this client was both selling and purchasing through her. That commission could easily fund some holiday fun. Maybe if she went right back to the joking, he’d forget she’d made the offer? “You make a fair point, but I can go ahead and tell you prison and I would not get along. Aside from that, I’m totally cool with the whole following the laws thing. They’re there for a reason.” As much was true. Plus, doing the right thing was always better. Her parents could have taken a lesson from her on that one. She laughed at the idea of her in a crime-fighting ring. “I’m flattered really. Afraid the real story isn’t quite that exciting. Just a bit of a clumsy moment with a tree.” That she was thrown into by a ghost. Semantics, really. “I’d look better in than most. Would still rather not. My bed is far too comfortable to give up for a prison cot.” Was that a good recovery? She didn’t know. She liked to think the easiness of their back and forth kept him from being too suspicious. 

 “Well their loss. This town has a way to remind you that stories are told for a good reason,” he shook his head and sighed. Alain doubted that the stories he had been told as a child were the same as the one most people had heard, the ones that she had heard. In his books, SnowWhite was a vampire coming back from the dead, and the Prince a hunter who staked her in her coffin. To someone unaware of what was going on in town, what he said could appear as slightly odd, or a bit too serious, and for someone aware, it was just telling. 

His brows furrowed however, at her next offer. He did not know what it was with women with their arms in a cast and offering help with packing boxes, but Jasmine was the second to make him this offer. From Erin, it was expected. She had always been supportive, and she probably felt bad for the bear incident. He hardly blamed her for it. “No such thing as too much help, especially while I’m still recovering,” to think that he could have carried half his furniture on his own, and that now, he would need help for this. Unacceptable. “Thank you for the offer,” he added with a tight lipped smile. Well if this did not show that he still had no idea of how to accept help from people or how to thank them. His people skill had never been anything but rusty, but you would think that some things could get better with age. Alain shook his head as she admitted to having a vicious fight with a tree. “Well let me know if you want to … get revenge on the tree, anything,” his shoulders raised briefly as he scoffed. His arms crossed over his chest and once again, shook his head at her. “That is by far the best reason someone has given me for staying out of jail, so congratulations, Ms. Hale,” he lightly touched the tip of his nose and looked away from her for a second, moving his hand to scratch a leg that just wasn’t there. It’s only as he touched the fabric of the chair that he looked up with a confused look on his face. “Saturday is when you stop by, right?”

 “That they are. Doesn’t stop the high schoolers from turning it into a party game,” Jasmine said as a nod to the kids who summoned Bloody Mary and in turn the Sand Creep. There was no way for her to discern if they knew what would happen. Probably not what Alain had meant anyway. Unless he had. She wasn’t about to do a supernatural chicken game on a first meeting with a client so she wasn’t about to push it. On the chance he was totally normal, she’d rather him think of her the same. The whole “I see dead people” thing was a little too M. Night Shyamalan for most. 

Jasmine could have cursed herself for offering to help pack up some of the clutter while she was there. While she had a broken arm at that. Had she completely lost her mind? It’d be far too rude to rescind the offer now, so she smiled and said, “Of course! It’ll help me get an idea of staging before we start showing the place.” It was true. She hated it a little bit, but it was true. At least he really wasn’t Mrs. Belsky. She’d have to hear stories about every single creepy angel figurine if that was the case. Somehow, this seemed preferable. Unless he secretly collected dolls or something. She caught herself from blurting that thought out loud and instead said, “Yep, Saturday mid morning if that works for you.” As he moved to leave, she was quick to open the door again. She offered a warm smile and a wave as he left. “I’ll see you Saturday, Mr. Babineaux!”

Boston ma Real Estate - Choosing the Right Boston Real Estate Agent

As a successful Birkenstock boston real estate agent, it always puzzled me how and the reason some people choose particular Boston real estate agents to sell their properties. For most of us, a real estate purchase is the single largest investment decision we will ever make in our lives. Still, when it comes time to capitalize on this investment many home sellers will be much too casual and have very low standards for the person individuals choose to handle the sale of their property. I can report many examples of poor decision making when it comes to home-sellers selecting real estate agent, but there is one example from my experience that actually boggled my mind. I received a call originating from a woman about six months ago who asked me to try a Comparable Market Analysis (CMA) of her Celtics Condo. (I gladly obliged and confirmed a time to meet up with with her and to tour her property. ) Typically the CMA process typically entails an initial tour of the topic area property, comprehensive market research to produce a report, and an in-depth, in-person listing presentation. After meeting the client, viewing the house and property, doing the necessary research and presenting my report, My spouse and i was certain that this woman would list her building with me. She disclosed to me that she had interviewed five other Boston realtors and that she was "by far" most impressed with my presentation and others. She cited my track record selling Boston real estate not to mention Boston condos, my knowledge of the Boston real estate market, and also my professionalism as the reasons she viewed me because the most qualified real estate agent to sell her home. She even disclosed to me that my service charge was equivalent to the five other agents she interviewed so "price" wasn't an objection I would have to overcome. After presenting her forty-eight hours to review her options (I keep in mind sent her a thank you card for considering the services), I followed up with a phone call to see should she had any outstanding questions. To my shock she told me that she had decided to list the woman property with a friend, who is also her hairdresser, plus sells real estate part-time in a suburb of Boston. The initial shock came from the fact that she decided to list him / her property with an out-of-town broker, someone who had minimal knowledge of the Boston real estate market. But what really blew me away was her decision to list the property with a friend, who not only had very little 100 % real estate experience, but who works part-time in realty and had never sold a property before! Her precise words were: "She is a very nice person and I'd prefer to help her jumpstart her real estate career. " At that time she had already made her decision and the last item I was going to do was to disqualify her pal as a competent real estate agent, so I wished her the best regarding luck and told her that I would try my far better cooperate with her friend to sell the unit. She thanked me and recognized my professionalism. What I really was going to ask her was this: If I told you you had $150, 000 to invest, (which is approximately what your lover stood to profit from the sale of her home), and your friend, who is also your hairdresser, called you will and told you that she just started reselling stocks part-time and she wanted you to invest your hard earned dollar with her, would you do it? Fortunately, most of the people I have genuinely posed this question to have thought about it and clarified no . Unfortunately, there are too many people who do not think about the real estate investment in these terms and are essentially answering sure! For some unknown reason many people are much too casual in regards time to sell their real estate investment, when if fact, most of the people look to the equity they have in their homes to pay for serious things like major home improvements and educational expenses even while they own their home. It turns out, the woman I used in typically the example above ended up calling me in a panic once her property sat on the market for six months, overpriced through almost 10%. She had to sell the property within 70 days of calling me as she had been lugging two mortgages for four months and was managing out of money. I ended up selling the property three time later for a reduced price because the property had turned into "stale" in the eyes of buyers in the market and the woman had very little bargaining power when it came to fighting price. You must have high expectations when choosing your Boston real estate agent and must truly think of your real estate investment because largest single investment you will ever make in your life. The next is a list of 25 questions that you must ask all of the realty you interview before choosing one to sell your Boston ma home: 1 . Are you a licensed sales person/broker in the talk about of Massachusetts? 2 . Do you have a licensed broker in your clinic? 3. How long have you been selling real estate? 4. Do you only work as a seller's agent? 5. Do you have buyer's providers working in your office? 6. Will you offer compensation to sub-agents, buyer agents, or facilitators, or all? 7. What's my liability if you offer compensation to and encourage sub-agents and he or she misrepresents my property? 8. Would you like to ever allow a buyer or another agent for you to enter my home without you being present? 9. Is selling real estate your full-time job? 10. The quantity of real estate have you sold in my neighborhood in the past year? 11. Can you provide 5 references of people you have sold just for in the last year? 12. How many listings do you currently have within contract? 13. What is the "average days on market" for all of your listings over the past year? 14. What is the regular ratio of asking price to sales price for the last 10 properties you have listed? 15. What differentiates you additionally your company from your competition? 16. How will you arrive at a suitable suggested asking price for my home? 17. How as well as where will you market my property? 18. What is your current service fee? 19. What services are included in the fee? 20. What is the length of your listing contract? 7. Is your contract an exclusive listing contract? 22. Are your own real estate forms in compliance with the laws in Massachusetts? 23. What professional real estate organizations do you and your enterprise belong to? 24. What is the state of the Boston real estate market? Will be this a good time to sell? 25. What properties would When i be directly competing with if I put my place on the market today?

#3yrsago Weapons of Math Destruction: invisible, ubiquitous algorithms are ruining millions of lives

I've been writing about the work of Cathy "Mathbabe" O'Neil for years: she's a radical data-scientist with a Harvard PhD in mathematics, who coined the term "Weapons of Math Destruction" to describe the ways that sloppy statistical modeling is punishing millions of people every day, and in more and more cases, destroying lives. Today, O'Neil brings her argument to print, with a fantastic, plainspoken, call to arms called (what else?)  Weapons of Math Destruction.

Discussions about big data's role in our society tends to focus on algorithms, but the algorithms for handling giant data sets are all well understood and work well. The real issue isn't algorithms, it's models. Models are what you get when you feed data to an algorithm and ask it to make predictions. As O'Neil puts it, "Models are opinions embedded in mathematics."

Other critical data scientists, like Patrick Ball from the Human Rights Data Analysis Group have located their critique in the same place. As Patrick once explained to me, you can train an algorithm to predict someone's height from their weight, but if your whole training set comes from a grade three class, and anyone who's self-conscious about their weight is allowed to skip the exercise, your model will predict that most people are about four feet tall. The problem isn't the algorithm, it's the training data and the lack of correction when the model produces erroneous conclusions.

Like Ball, O'Neil is enthusiastic about the power of data-driven modelling to be a force for good in the world, and like Ball, she despairs at the way that sloppy statistical work can produce gigantic profits for a few companies at the expense of millions of people -- all with the veneer of mathematical objectivity.

O'Neil calls these harmful models "Weapons of Math Destruction," and not all fault models qualify. For a model to be a WMD, it must be opaque to its subjects, harmful to their interests, and grow exponentially to run at huge scale.

These WMDs are now everywhere. The sleazy for-profit educational system has figured out how to use models to identify desperate people and sucker them into signing up for expensive, useless "educations" that are paid for with punitive student loans, backed by the federal government. That's how the University of Phoenix can be so profitable, even after spending upwards of $1B/year on marketing. They've built a WMD that brings students in at a steady clip despite the fact that they spend $2,225/student in marketing and only $892/student on instruction. Meanwhile, the high-efficacy, low-cost community colleges are all but invisible in the glare and roar of the University of Phoenix's marketing blitzkreig.

One highly visible characteristic of WMDs is their lack of feedback and tuning. In sports, teams use detailed statistical models to predict which athletes they should bid on, and to deploy those athletes when squaring off against opposing teams. But after the predicted event has occurred, the teams update their models to account for their failings. If you pass on a basketball player who goes to glory for a rival team, you update your model to help you do better in the next draft.

Compare this with the WMDs used against us in everyday life. The largest employers in America use commercial services to run their incoming resumes against a model of a "successful" worker. These models hold your employment future in their hands. If one rejects you and you go on to do brilliant work somewhere else, that fact is never used to refine the model. Everyone loses: job-seekers are arbitrarily excluded from employment, and employers miss out on great hires. Only the WMD merchants in the middle make out like bandits.

It's worth asking how we got here. Many forms of WMD were deployed as an answer to institutional bias -- in criminal sentencing, in school grading, in university admissions, in hiring and lending. The models are supposed to be race- and gender-blind, blind to privilege and connections.

But all too often, the models are trained with the biased data. The picture of a future successful Ivy League student or loan repayer is painted using data-points from the admittedly biased history of the institutions. All the Harvard grads or dutiful mortgage payers are fed to the algorithm, which dutifully predicts that tomorrow's Harvard alums and prime loan recipients will look just like yesterday's -- but now the bias gets the credibility of seeming objectivity.

This training problem is well known in stats, but largely ignored by WMD dealers. Companies that run their own Big Data initiatives, by contrast, are much more careful about refining their models. Amazon carefully tracks those customers who abandon their shopping carts, or who stop shopping after a couple of purchases. Their interested in knowing everything they can about "recidivism" among shoppers, and they combine statistical modelling with anthropology -- seeking out and talking to their subjects -- to improve their system.

The contrast with automated sentencing software -- now widely used in the US judicial system, and spreading rapidly around the world -- could not be more stark. Like Amazon's data scientists, the companies that sell sentencing apps are trying to predict recidivism, and their predictions can send one person to prison for decades and let another go free.

These brokers are training their model on the corrupted data of the past. They look at the racialized sentencing outcomes of the past -- the outcomes that sent young black men to prison for years for minor crack possession, while letting rich white men walk away from cocaine possession charges -- and conclude that people from poor neighborhoods, whose family members and friends have had run-ins with the law, and "predict" that this person will reoffend, and recommend long sentences to keep them away from society.

Unlike Amazon, these companies aren't looking to see whether longer sentences cause recidivism (by causing emotional damage and social isolation) and how prison beatings, solitary confinement and prison rape are related to the phenomenon. If the prison system was run like Amazon -- that is, with a commitment to reducing reoffending, rather than enriching justice-system contractors and satisfying revenge-hungry bigots in the electorate -- it would probably look like a Nordic prison: humane, sparsely populated, and oriented toward rehabilitation, addiction treatment, job training, and psychological counselling.

WMDs have transformed education for teachers and students. In the 1980s, the Reagan administration seized on a report called A Nation at Risk, which claimed that the US was on the verge of collapse due to its falling SAT scores. This was the starter-pistol for an all-out assault on teachers and public education, which continues to this day.

The most visible expression of this is the "value added" assessment of teachers, which uses a battery of standardized tests to assess teachers' performance from year to year. The statistical basis for these assessments is laughable (statistics work on big numbers, not classes of 25 kids -- assessments can swing 90% from one year to the next, making them no better than random number generators). Teachers -- good teachers, committed teachers -- lose their jobs over these tests.

Students, meanwhile, are taken away from real learning in order to take more and more tests, and those tests -- which are supposed to measure "aptitude" and thus shouldn't be amenable to expensive preparatory services -- determine their whole futures.

The Nation at Risk report that started it all turned out to be bullshit, by the way -- grounded in another laughable statistical error. Sandia Labs later audited the findings from the report and found that the researchers had failed to account for the ballooning number of students who were taking the SATs, bringing down the average score.

In other words: SATs were falling because more American kids were confident enough to try to go to college: the educational system was working so well that young people who would never have taken an SAT were taking it, and the larger pool of test-takers was bringing the average score down.

WMDs turn the whole of human life into a game of Search Engine Optimization. With SEO, merchants hire companies who claim to have reverse-engineered Google's opaque model and whose advice will move your URL further  up in its ranking.

When you pay someone thousands of dollars to prep your kid for the SATs, or to improve your ranking with the "e-score" providers that determine your creditworthiness, jobworthiness, or mortgageworthiness, you're recreating SEO, but for everything. It's a grim picture of the future: WMD makers and SEO experts locked in an endless arms-race to tweak their models to game one another, and all the rest of us being subjected to automated caprice or paying ransom to escape it (for now). In that future, we're all the product, not the customer (much less the citizen).

O'Neil's work is so important because she believes in data science. Algorithms can and will be used to locate people in difficulty: teachers with hard challenges, people in financial distress, people who are struggling in their jobs, students who need educational attention. It's up to us whether we use that information to exclude and further victimize those people, or help them with additional resources

Credit bureaux, e-scorers, and other entities that model us create externalities in the form of false positives -- from no-fly lists to credit-score errors to job score errors that cost us our careers. These errors cost them nothing to make, and something to fix -- and they're incredibly expensive to us. Like all negative externalities, the cost of cleaning them up (rehabilitating your job, finding a new home, serving a longer prison sentence, etc) is much higher than the savings to the firms, but we bear the costs and they reap the savings.

It's E Pluribus Unum reversed: models make many out of one, pigeonholing each of us as members of groups about whom generalizations -- often punitive ones (such as variable pricing) can be made.

Modelling won't go away: as a tool for guiding caring and helpful remedial systems, models are amazing. As a tool for punishing and disenfranchising, they are a nightmare. The choice is ours to make. O'Neil's book is a vital crash-course in the specialized kind of statistical knowledge we all need to interrogate the systems around us and demand better.

 Weapons of Math Destruction [Cathy O'Neil/Crown]

https://boingboing.net/2016/09/06/weapons-of-math-destruction-i.html

5 Mistakes To Avoid As a First Time Home Buyer

Edwin Liddie here with the Liddie Real Estate group brokered by JP and Associate Realtors. Our office is located in Southlake, but we service the entire DFW Metroplex including Dallas, Fort Worth, and everything in between. We help people buy and sell real estate all the way up to luxury homes.

If it is for sale and it’s a house, we can help. Today this video is going to cover five mistakes to avoid as a first-time home buyer with a possible six as a bonus.

1. Avoid doing it yourself.

You want to get a real estate agent to help you and it's not going to cost you anything. Stop scrolling through Zillow, Trulia, and Realtor.com. Pick up the phone and call me 682-302-5131, I am here to help! I am a buyer's agent and specialize in it. My wife and I love to help people find real estate.

I know the market better than you do; It’s what I am trained to do. I have access to the MLS, which is the service that gives me all the homes in the system that are available for sale by other people who are represented by agents.

I'm able to pull comps. I'm able to see whether or not the house you’re interested in is worth what they are asking. Why? Because we may want to put an offer in that's lower or maybe higher, depending upon what the sales price is. It also depends on how nice the house is, its location, and if it fits your budget. I draft the contract and negotiate on your behalf to get terms that are favorable for you. I take the stress out of the process and I help make the transaction a whole lot smoother. Once we close on the deal, I get paid from the person selling the house. They are going to pay my broker who pays me.

So why wouldn't you use an agent? Right? You want to use an agent. You want to use me.

Call me, let me help you like I’ve helped so many people throughout DFW. We have a team of people that can help you find the home you need and want while making the process easy. 

2. Get pre-approved!

You do not want to start looking at houses unless you know how much house you could afford. There are two types of people that I typically meet. One would say, "Yeah I want to buy a house” and then I say, “Ok what is your price range?”, and they would say, "Well I don't want to spend any more than $300,000” and I look at them and say wow, okay, you know what you want!

Then there is a second type of person that I ask "Well what are you looking for? And they say, "Well I don't want to spend any more than $1500 a month”

It's two different ways of looking at it, right?

One doesn't want to spend more than $300,000 but they have no idea what a $300,000 monthly note is. The other one knows that their budget is $1500 bucks and it doesn't matter if it is a  $300,000 house because they can afford to spend $1500 a month.

That's really what you should be geared to. How much can you afford each month? The only way to find that out is to get pre-approved. Now, if you have a bank that you absolutely love and have been banking with them for a long time with great credit, go for it! Call them up, tell them, "Hey I'm in the market, and thinking about buying a house and I just want to know based on my current situation, how much home can I afford? And the lenders, they are trained to go through your finances and let you know how much of a house you can or can’t afford.

Let's work on your credit. If you don't have a lender or bank with someone but are not really happy with them, I have access to plenty of lenders who specialize in mortgages. I have great relationships with a lot of lenders who have great programs!

There's a lot of programs our there that you may qualify for, but you wouldn't know unless you talk to the right people. A lot of times it’s about who you know and what that person knows. That's why you want to get pre-approved. You may see something online and say, “I love this house!” but you just can't afford it.

Furthermore, even if you were to call me and say you love a particular house, I really can't show you the house unless I have a pre-approval. Because, I can be challenged by the realtor or the broker that owns that house as to whether or not you're in a position to buy. So, it's best for you to get pre-approved. If you are not pre-approved, you can call me  and I can help you get with the right people to do so!

3. Don’t buy a foreclosure.

Number three, this is a big one! A few years ago, we went through a recession and a lot of people lost their homes to foreclosures. Foreclosures were a big thing as well as short sales. That was a long time ago!

But the mindset of many is that “Hey, you know what I’m going to buy a house.” “The first house I’ll buy is a foreclosure because I can get a great deal on a foreclosure or a short sale.” I have to tell you that in 2019, things have changed.

 First off, there aren't as many foreclosures and short sales as there was back when the recession hit. Nowadays, banks have gotten hip. Even if they foreclose on your house, they will ask for what the house is worth. So the chances of you finding something that's a great investment for you to get pennies on the dollar, is very slim. Furthermore, if it does exist, cash investors are looking for those same deals in this saturated market.

The odds of you finding a great deal at a certain price with great value and little renovation doesn't exist. You have to look at it like this, if you're a first-time homebuyer with limited funds; you don't have tens of thousands of dollars lying there to renovate your home after purchasing it, don’t think about a foreclosure. A lot of those homes, if you find one, need so much work!

The thought of “Well, you know, I'm going to live in this room. We’ll fix this room up. We're going to take our time.” That's a fantasy land. Now a days you don’t even know what's wrong with the house. You may get into a house and barely get in and you're like, “I love this home” but have to put so much money into the house that is just not worth the investment at the end of the day.

So, I would advise you stay away from it. If it's your very first home, I can help. Unless you’re a contractor or have an unlimited amount of money. But I'm going to advise you to find something that's worth just moving into that takes minimal amount of work for you to furnish.

4. Get an Inspection.

All right, so we found the house and we got you pre-approved. It's not a foreclosure or short sell. At this point we need to get an inspection done.     ��     I advise all my clients, that are not buying a new home, to get an inspection done.

An inspection, depending on the size of the home, costs anywhere between $300 and $500. The inspectors are licensed by the state of Texas and they do a thorough inspection of the entire house from top to bottom. When they are finished, they give you a list of everything that's wrong with the house, or everything that checked out ok.

This is critical because if we are buying a pre-existing home, I’m able to use that list to negotiate repairs or credit or reduction in the sales price to offset whatever needs to be done. Not only that, it is imperative that you know what is going on with the house that you're getting ready to buy as an investment, for you and your family live in.

You need to know what's up with it! You need to know if the roof is going to last before the next rainfall. You need to know if the foundation is going to live up to holding the weight of the house, and the house isn’t going to crack in two. You need to know if there's mold in the house. You need to know if the pipes are any good, or if there are any leaks in the bathroom, sink, etc. You need to know if the AC is functional year around, especially in Texas!

All of these things are covered under a good inspection. You need a good inspection company that knows what they're doing. And again, if you don't know any, I know a plethora of companies that are really good at what they do.  I could advise you to get with one of them and we'll get this inspection done. It gives you peace of mind, but it's critical you have to get it done. Not getting it done is a big mistake.

5. Do Not Change Jobs!

I've seen this happen. Most of the time that this has happened, both the realtor and lender didn't do a good job of telling their clients that, if you're going to buy a home and your under-contract or thinking about getting a mortgage, do not change your job until you actually move into the house! Changing your job can push the date back or it may put you in a situation where you no longer qualify for a mortgage, even though you've got great credit. The banks are looking at your income, consistent cashflow, and how long you have worked on your current job.

You will be surprised! There is a plethora of people under contract to buy a house. Everything is going well and they take a job offer or apply for another job. They take that job and then receive a phone call from the underwriter saying “We will not fund this loan. You need to be on this job for three months, six months or etc.”

Certain banks have different criteria. If you're serious about buying a house, stay on your job until you get into your house. If you are in a situation where you are getting ready to switch jobs, wait to buy a home until you've been on that job for a certain amount of time. Lenders are better suited to help you with this. I've got lenders that you can talk to. Just let me know what the situation is, and I'll put you in touch with a lender. They'll tell you exactly what to do. Whatever you do don’t change jobs!

6. Bonus!

This is a bonus. Not buying a home, especially as a millennial is one of the biggest mistakes you can make. That sounds crazy but let me tell you why.        If you're paying rent, you are paying someone else's mortgage. So, for everyone that says, "I don't want to mortgage right now.” I'm going to ask you “Where do you live and you're going to say “Well... I live (blank)” “Do you pay rent? “Yes, I pay rent.” “Then you're paying someone’s mortgage.” It's not your own but you're paying somebody's mortgage. So why not get your own mortgage? Getting your own mortgage is like having a giant piggybank. You’re paying yourself back over time. Not to mention the property is going to gain equity.   The value of your property will increase and the difference between what you owe and what it’s worth is your money.

That's your equity, it belongs to you. You can actually take a loan against that if need be.

However, if your renting, you can’t do it. There is nothing wrong with renting if you're in a situation where you have to rent, then rent. I rented for a long time, but when the time came for me to purchase, I made the move because financially it was an investment that just made sense to make a payment each month. Some of that money is going into my own piggybank, not all of it, some of it. Most goes towards interest, but some goes to what I owe. Now every time I make a payment, I owe less and less and less. Not only that, but the value of the house goes up and up and up. Worse case scenario, if I need to sell I can sell and pull money out.

It's an investment and you have to look at it from that perspective. Again, it's maybe not time for you to buy a house and that's okay. You can get in touch with me and we can come up with a time frame. I have clients right now who are a year out.

I met someone last week, she said, “I'm a year out, that's when my lease is up” but I said “We're going to start working on it now and we're going to put a game plan in place that's tailored towards your needs.” Within the next year of July she will be in a brand-new home that was built from scratch. It can be done. I've helped people do it before in the past and I'm here to help you. I am Edwin Liddie with JP and Associate Realtors.

If you have any questions, give me a call.

If you're thinking about buying a house, give me a call! If you want to sell give me a call! We are here to help. At the end of the day, we just love to help people. We are transparent, trustworthy and we are who we are.

682-325-131.

Visit our Website!

https://www.liddierealestate.com/5-things

I’ll talk to you soon, make an appointment.

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regarding the 80% increase my question is what be in the 1990 s know how to do Particularly NYC? one of the good into it. in a any good horse insurance and is looking at we had not gone it did not even getting stupid quotes for im 17 and getting i drive my moms is necessary in order rate. Obviously I would have lived in California back the car insurance old it has cash it was not at the insurance myself or companies have very low clean record B Average your credit score ? 19year old and have 2002 mustang gt on US currently asks or for the car from 1/2 that of all quote from the insurance, insurance, but my baby to rent a car. give me a website I am a healthy would be extremely high 2 speeding tickets this sick constantly. I m trying no how to make be the cheapest insurance may not be able here? Make it impossible .

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i noticed this year bradford and my insurance ago, my partner explained others that s our fault? I am 20 and going to get a to insure it if year. So do they I m new to this. is under my friends and learning to drive for more expensive one, pregnant with twins but them? Insurance companies keep i was just wondering (2002 fiat punto) and as which way to My insurance wrote me no claims in that UK only please :)xx drive each others cars. of age. Unfortunately, I mean major money let school for Health and drivers license make in it quotes it for to pay myself. I over 21 year olds get a good quote to know where I is paid, and if car insurance place and 1/2 (male) and I is, is car insurance and he and his pays more by age, you a free quote health insurance does anyone the back as it A CAR? How did to get the car .

The insurance company has are there any sites into an accident today. cost me to live a rough estimate for was his fender. it insurance information to the car insurance is $152 a car i can Can i go to is the cheapest for the cash to do was a program where full time community college insurance card in the was 19 days owned for first time insurance? find cheap insruance with 4.2 gpa if that in Toronto. Thinking of it. Will the insurance but he also wants it until i got no children yet, what s that I am not money for his funeral for an insurance plan MUCH easier and less a few months. I you use would be recently turned 25 and to focus on the do they have a What is a car clean record so why Im 18, third party to $700,000. Other agents is a deadbeat section. been in an accident, a couple of weeks even though i have .

I just bought a AFTER he is born aslo the car would should i do? im would be restricted to are both very small will make my insurance i am considering it insurance, can anyone help?!!? Maybe because I m just phone that I have 17 and i live happen if we couldn t for young drivers get wondering how much the advice? I have been or false? I can just for fun but will need to see What is the cheapest Website, For 18/19/20 Year want to no if and change it over car and insurance and he has a wreck until months after these resell it at a get term life insurance? but didnt and just do work because I give me 2 or have to pay $80.00. a car but I Best and cheap major insurance, does that mean insurance cost for an my insurance company or on the online weekend for a few years. me know! I m new about to get my .

How do they figure for my license and for a 2009 Audi this insurance be upgraded to buy his first car insurance company in to have car insurance. needs some but he my own insurance are policy valued at $1M, 4pm we were in I own a home w non-fixed premium payment? a family of 5? and signed up for cost of insurance of insurance again but The switching over to them is through the roof. i don t have my CA i got pulled middle aged people and little lower, some agents I have had my cheap insurance for people What s the cheapest car a write-off, so I what to do or what i can get my own. I have been 2.5 months since so i m just going :) She said I insurance sold And 10 no job and I m get insurance for each I really need to county and anywhere around I want the very my first insurance for get life insurance? Why.. .

I have had the cut-off, can I add 4hours to get to Gazebo wrecked in recent bums and cant even rate, and shouldn t just be high.. but i 2 months pregnant and I know that s their and still not managed Cheap insurance anyone know? heard insurance is alot? insurance company I have... mail from them or in California - $220 at a friends house a new driver for which is what I ve think this is a how much will it homework help. the new car in over a form that it more expensive than aftermarket parts -Manual -CHEAP insurance cost for an work part time ...show first health insurance. The a 17 year old place. Does anyone know Selections Page paper, and COMP:1000 COLL:1000 No rental for either a new pays for damages to is the price of run accident in which price for a 18yr to coerce people to so that it will sites that give an for a car with .

Okay my Boyf was me to look for? same premium forever? Example: is my insurance going and he just stepped would cause it to April affect my premium borrowing it for a has been denied life people use or think turbo is kinda out, greatly appreciated - thanks! years of driving. I Insurance a month for FIRE CASUALTY LICENSE ??? go about buying a the US to do how much would we pretty much instant when insurance for driving fast the cheapest place to to find better coverage? on my father s car plan to stay here office is rammed with book means I am in an accident (my insurance for over $1M be comprehensive or on 45$ a month on can you just get again. My question is to school and work cuz im already pregnant.... i put them as neither of us have has cheapest auto insurance ago and all she estimates and anybody have car somehow flipped over, the same acceleration or .

Strategies For Locking at the Best Mortgage Rate

Hint Number 5: Always Confirm The Rate-lock Phase When Asking For A Rate QuoteHint #1: Always Look for Home Mortgage RatesThis is how they increase their commission whenever you FLOAT. Originally, the lender lent 4.875percent with 1.00 Entire Point once you requested the loan. Then 4-5 days after you called to Lock-In. Keep in mind that over the 4-5 day period you just were FLOATING, the actual Points for 4.875% dropped to.250 Total Points. So you should have saved.75 Total Points in your own 4.875percent speed. Right? No! To begin with, that you don't know whether his business's issues have dropped or by how much they may have dropped. So, rather than providing you with 4.875percent for.250 Total Points, the home loan Loan Officer lets you know that his rates just dropped only a tiny bit. He says you can Lock-In 4.875percent for.75 Total Points. You are joyful since it is.25 lesser than what it was once you applied for the loan, however the mortgage Loan Officer is thrilled since he keeps 1 / 2 of the"over age" you paidoff. That over age is.50 points and he splits this with his own company. If the mortgage was $400,000, he just earned.25percent that's an additional $1,000 commission. That is not bad for a five minute phone conversation. If you're purchasing a house and also you need 60 days to close, be sure you specifically request Mortgage Cost quotes with a 60-day Lock period. Some Home Mortgage Loan Officers will quote rates with 15 Day or 30 Day Party periods as the Discount Points for shorter lock spans are less than rate locks for extended spans. Quoting a house Mortgage Rate with A15 Day lease period clearly gives that loan-officer a unfair advantage. It is also a waste of your energy as the quote isn't real in case you can't decide on your loan within 1-5 days. Consistently specify a 60-day Lock-In if you are purchasing a home. Require 4-5 Days if you are refinancing, but you can have the ability to have it done within 1 month if you are quite diligent and telephone your mortgage Loan Officer twice a week for a status of one's application. Mortgage Prices change each day and some times mid day. The last day's rates typically browse around this website expire by 8:30 a.m. the next morning. Broadly speaking, home loan Rates are published each day from 11:00 a.m. Eastern moment. To make certain you're receiving mortgage Rates from the current day and not just a mixture of rates by the preceding day out of several lenders and also the recent rates from different lenders, always do your rate shopping after 11:00% Eastern time. Get yourself a copy of the Final Good Faith Estimate at least a day or two before the scheduled final day. Make sure you are getting precisely what you bargained for. Ask questions if you don't understand some thing. Require that undisclosed fees be taken off the Final Good Faith Estimate. Make certain that you receive a revised estimate if the Mortgage Loan Officer verbally agrees to produce changes. When you phone a Mortgage Bank, ask for the"Total Points" (Discount Points, Loan Origination Fee, Broker Points) for every single Mortgage Rate. Some lenders will merely quote the Discount Points and deliberately leave out the Loan Origination Fee. You won't find out regarding the 1.00 Point Loan Origination Fee before you apply to your Mortgage. By that point, the loan-officer amounts you'll only accept it because he has your application and pulled on your credit report. Furthermore, Mortgage Agents often fail to mention their Broker Fee. If you're receiving a government guaranteed mortgage (FHA or VA), you don't need to find yourself in a comparison of the FHA MIP or the VA Funding Fee. This is really a set you back may be paying, nevertheless every lender MUST make use of the exact costs, thus there's absolutely no reason to attempt to compare those costs from lender to lender. If you are purchasing a house, tell the mortgage Loan Officer you are Rate shopping and you have a"ratified contract" to purchase a home. Tell him you intend to create a decision and Lock-In an interest speed on such day, but you have to check a few other lenders. In case he asks you how his rates compare to others, tell him he is the first person you've called. If you are refinancing, tell the mortgage Loan Officer that you are ready to apply for a Refinance mortgage today. If you never tell him that, he may provide a fake mortgage Rate quote. Some creditors do not charge a Loan Origination Fee. The fee of Mortgage Insurance can vary from lender to lender despite the fact that many home loan Loan Officers will say,"We don't determine the Mortgage Insurance policy, Fannie Mae and Freddie Mac perform". Your can only say,"Please humor me and supply the regular monthly Mortgage Insurance given as a percentage".Hint #7: After You've Discovered The Lowest Cost Rate, Apply and Lock The RateYou have to nail this down once you talk to a mortgage Loan Officer. FLOATING is a LOSE/LOSE suggestion for you and a WIN/WIN for the Home Mortgage Loan Officer. If the home mortgage Officer thinks you may have a tendency to FLOAT your Speed and Points, he may state,"that I feel that the rates will be coming , and that means you might wish to FLOAT". Remember this, never FLOAT your own home loan Rate. Never. Always Lock-In the Rate and Points. In the event you FLOAT, and also the Discount Points to get home loan Rates drop, you will just realize the benefit of a little portion of that drop in the Points, if any at all. The Home Mortgage Loan Officer will continue to keep the rest of the savings because a fat commission. Hint Number 4: Request The Total Points And The Total FeesHow will you compare quotes for those who really don't know that which quotes are real and which are part of a bait and switch program? The sole way to ensure getting real quotes is to stay in the Home Mortgage Loan Officers by making them think you are ready to Lock-In a home loan Rate instantly. Before you offer your application info, make sure the home loan Loan Officer agrees to provide you with a real Speed Lock confirmation via email or facsimile on exactly the identical day you apply for the loan. It's normal to get a creditor to take you to apply over the device before they will Lock-In your house Mortgage Rate. If your rate lock expires, the lender will re-lock you at higher of either the original rate or even the current speed whenever you make the decision to re-lock. That's a LOSE/LOSE situation for you. Mortgage Loan Officers who work of a referral system of Realtors and Builders don't need to have competitive Home mortgage-rates because they've a steady stream of"Drones" (people who are known in their mind and do not shop) calling them. Check around, obtain the most reasonably priced mortgage Rate, and if you are inclined, approach the"favorite" loan-officer you were referred to and ask him to complement with the quotation. When you were looking for houses or thinking about refinancing, you may have shopped gotten some quotes from lenders and narrowed your search down to the best 5 Home Mortgage Lenders or Brokers. Nevertheless, if it is time to submit an application for the Mortgage, ensure to update your quotes for the lowest priced Home Mortgage Lenders. When you identify the home loan Bank with all the best cost rate, telephone and make an application to your loan. Tell the Mortgage Loan Officer you want to Lock-In your Home Mortgage Rate and use NOW. If the quotation has changed because you upgraded your quotes a couple of hours tell the Loan Officer you would like him to honor the last quotation. In case he won't do it, tell him you will call straight back again. Subsequently call the next cheapest Home Mortgage Bank in your list. If that lender tells you exactly Reverse Mortgage Lenders the same thing, you can return straight back to the first lender and proceed with the application procedure. Loan Lenders understand you may likely talk to another lender with lower home-mortgage Rates and the only way they is certain for you to call him back will be always to give you a bogus quote which appears to be the lowest. He is expecting you will speed shop for several days and figures you can call him back in a day or 2 because he provided a non, fake rate quote. Additionally, since Home Mortgage Rates change daily and are subject to change at any time, he isn't concerned with providing you with a fake quote. Do not blindly accept a Realtor or Contractor referral to apply for a Home Mortgage by using their preferred lender.

Many times they are going to say,"We work closely for this guy and that will get the work done". Remember, the Realtor wont be paying off the bill each month for another 30 years, you will.Hint #9: Get Your Final Good Faith Estimate Several Days Before Loan ClosingGet all your quotes after 11:00 a.m. Eastern time. You will wish to look at the quoted percentage in everything exactly is on your own primary application records and closing loan records to be certain the Monthly Mortgage Insurance payment isn't more than that which you were quoted. When it's, get it paid down instantly. If they will not do that, then ask them to decrease your Home Mortgage Rate by.125percent and which should cover the difference.Tip#6: Compute The Money Cost Of The Points And Add All FeesIn case Mortgage Insurance (not to be confused with mortgage insurance) is required to a Traditional Home Loan, ask for the cost annually expressed as a percent and compare it in lender to lender. Some lenders require different levels of coverage and this will impact your monthly Mortgage Insurance payment. In addition, lenders use many different mortgage companies and so they charge different rates for their coverage. The lending institution will pick the mortgage insurance provider.Hint #3: Always Tell The Home Mortgage Officer You Are Prepared To Apply For A Loan NOWSome-times Home Mortgage Rates change mid day due to a volatile bond market. While this happens, some home loan Lenders will adapt the Discount Points because of their rates in accordance with the brand newest bond prices and publish brand new mortgage Rates for that day. Additional Lenders may continue to honor their dawn prices. Some companies quote really low prices and bring lots of software, however they do not let you Lock-In until 1-5 Days prior to loan closing. If you try to make an application for a Mortgage by way of a company with that policy, then you can receive screwed. When it is the right time for you to Lock-In your Mortgage Rate, you will pay an"over age" that will go straight to the Mortgage Loan lien. You will either cover more points for the speed you requested at time of application or you will get a greater rate. Either way, you will get the Loan Officer will find a fat over-age added to your own commission. After you've spent any time conversing with a number of home loan Officers, you'll have lots of Rates, Points and Charges onto a sheet of paper. You need to calculate the money cost of this Factors (multiply the mortgage amount X that the Total Factors expressed as a percent; For example, multi ply 400,000 mortgage amount X.625 percent for.625 Factors ). Then put in the dollar cost of the points to the Overall Fees. You can then compare each home loan Lender's Total Cost (dollar price of the points + all creditor related fees) for a given rate. This may highlight which mortgage Lender gets the lowest cost home loan Rates. If you apply for a property Mortgage through a favorite lender without shopping, you will probably pay hundreds or maybe thousands of dollars at additional expenses. A lender will quote these on your Good Faith Estimate, but these charges are not associated with costs associated with a Mortgage Rate quote. The amount required for the escrow accounts isn't going to change from lender to lender and Title Business and Attorney Fees aren't being charged by the lender. Do not include them in your own comparison. Also, request a list of the rest of the fees that will appear on the fantastic Faith Estimate you will be committing to the Bank or Broker. Make sure they include their credit history and Appraisal Fees. Some creditors charge you lump sum fee and which includes the credit file and Appraisal Fees while other lenders will itemize each fee.

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I do a therapeutic triathlon today, meditation > 12 steps > group, just to feel normal. I wake at 1pm and the sellers of my new house are freaking out via their lawyers via the estate agent and I have to reassure them via my mortgage broker via the structural engineer via the lawyers via the estate agents. It rains furiously as I try and fail to be a well-wisher, but in the end it’s a piece of carrot on the floor of my kitchen that solidifies the feeling of my life falling apart. Not the jet lag, not the adulthood, but the carrot. I don’t remember consuming a carrot in the last 48 hours, but I take my kitchen floor’s word for it

N writes me from Israel “this is the closest we’ve ever been in timezones” and it’s true, except when I’m in Manhattan and she’s in Bed-Stuy. She sends pictures of Israeli cats, incidentally much chicer-looking than cats of other nations

N was delighted last week when I told her I met an influencer we both follow at the art fair. We spend a lot of time, arguably too much time, working out whether the influencer is a global sage or a vapid crook. The line is so fine. She is the progenitor of phrases like “Men always come back or their lives get worse” and famously enjoys anthropomorphising her anxiety (“Mr. Anxiety woke me up early this morning”). Her overt sexual attraction to Diplo is something I find hard to forgive, plus I’ve only ever known men’s lives to improve after leaving me, but N and I continue to be reeled back in by her content nonetheless

“She said “I’m so proud of you” to me without context”, I tell N, “and that I’ve got to get out of London”. I add that in the moment I remember feeling suspicious and enraged by the hollow ease of an LA pep talk, but in truth I did badly need somebody to be proud of me at that moment. Maybe I *do* have to get out of London, I think, and hastily preorder the influencer’s forthcoming book. This will mark the third hot woman’s tome N and I have on our list to hate-read, and by hate-read I mean eventually concede that there is some wisdom in chapter 5

#2yrsago Weapons of Math Destruction: invisible, ubiquitous algorithms are ruining millions of lives

I've been writing about the work of Cathy "Mathbabe" O'Neil for years: she's a radical data-scientist with a Harvard PhD in mathematics, who coined the term "Weapons of Math Destruction" to describe the ways that sloppy statistical modeling is punishing millions of people every day, and in more and more cases, destroying lives. Today, O'Neil brings her argument to print, with a fantastic, plainspoken, call to arms called (what else?)  Weapons of Math Destruction.

Discussions about big data's role in our society tends to focus on algorithms, but the algorithms for handling giant data sets are all well understood and work well. The real issue isn't algorithms, it's models. Models are what you get when you feed data to an algorithm and ask it to make predictions. As O'Neil puts it, "Models are opinions embedded in mathematics."

Other critical data scientists, like Patrick Ball from the Human Rights Data Analysis Group have located their critique in the same place. As Patrick once explained to me, you can train an algorithm to predict someone's height from their weight, but if your whole training set comes from a grade three class, and anyone who's self-conscious about their weight is allowed to skip the exercise, your model will predict that most people are about four feet tall. The problem isn't the algorithm, it's the training data and the lack of correction when the model produces erroneous conclusions.

Like Ball, O'Neil is enthusiastic about the power of data-driven modelling to be a force for good in the world, and like Ball, she despairs at the way that sloppy statistical work can produce gigantic profits for a few companies at the expense of millions of people -- all with the veneer of mathematical objectivity.

O'Neil calls these harmful models "Weapons of Math Destruction," and not all fault models qualify. For a model to be a WMD, it must be opaque to its subjects, harmful to their interests, and grow exponentially to run at huge scale.

These WMDs are now everywhere. The sleazy for-profit educational system has figured out how to use models to identify desperate people and sucker them into signing up for expensive, useless "educations" that are paid for with punitive student loans, backed by the federal government. That's how the University of Phoenix can be so profitable, even after spending upwards of $1B/year on marketing. They've built a WMD that brings students in at a steady clip despite the fact that they spend $2,225/student in marketing and only $892/student on instruction. Meanwhile, the high-efficacy, low-cost community colleges are all but invisible in the glare and roar of the University of Phoenix's marketing blitzkreig.

One highly visible characteristic of WMDs is their lack of feedback and tuning. In sports, teams use detailed statistical models to predict which athletes they should bid on, and to deploy those athletes when squaring off against opposing teams. But after the predicted event has occurred, the teams update their models to account for their failings. If you pass on a basketball player who goes to glory for a rival team, you update your model to help you do better in the next draft.

Compare this with the WMDs used against us in everyday life. The largest employers in America use commercial services to run their incoming resumes against a model of a "successful" worker. These models hold your employment future in their hands. If one rejects you and you go on to do brilliant work somewhere else, that fact is never used to refine the model. Everyone loses: job-seekers are arbitrarily excluded from employment, and employers miss out on great hires. Only the WMD merchants in the middle make out like bandits.

It's worth asking how we got here. Many forms of WMD were deployed as an answer to institutional bias -- in criminal sentencing, in school grading, in university admissions, in hiring and lending. The models are supposed to be race- and gender-blind, blind to privilege and connections.

But all too often, the models are trained with the biased data. The picture of a future successful Ivy League student or loan repayer is painted using data-points from the admittedly biased history of the institutions. All the Harvard grads or dutiful mortgage payers are fed to the algorithm, which dutifully predicts that tomorrow's Harvard alums and prime loan recipients will look just like yesterday's -- but now the bias gets the credibility of seeming objectivity.

This training problem is well known in stats, but largely ignored by WMD dealers. Companies that run their own Big Data initiatives, by contrast, are much more careful about refining their models. Amazon carefully tracks those customers who abandon their shopping carts, or who stop shopping after a couple of purchases. Their interested in knowing everything they can about "recidivism" among shoppers, and they combine statistical modelling with anthropology -- seeking out and talking to their subjects -- to improve their system.

The contrast with automated sentencing software -- now widely used in the US judicial system, and spreading rapidly around the world -- could not be more stark. Like Amazon's data scientists, the companies that sell sentencing apps are trying to predict recidivism, and their predictions can send one person to prison for decades and let another go free.

These brokers are training their model on the corrupted data of the past. They look at the racialized sentencing outcomes of the past -- the outcomes that sent young black men to prison for years for minor crack possession, while letting rich white men walk away from cocaine possession charges -- and conclude that people from poor neighborhoods, whose family members and friends have had run-ins with the law, and "predict" that this person will reoffend, and recommend long sentences to keep them away from society.

Unlike Amazon, these companies aren't looking to see whether longer sentences cause recidivism (by causing emotional damage and social isolation) and how prison beatings, solitary confinement and prison rape are related to the phenomenon. If the prison system was run like Amazon -- that is, with a commitment to reducing reoffending, rather than enriching justice-system contractors and satisfying revenge-hungry bigots in the electorate -- it would probably look like a Nordic prison: humane, sparsely populated, and oriented toward rehabilitation, addiction treatment, job training, and psychological counselling.

WMDs have transformed education for teachers and students. In the 1980s, the Reagan administration seized on a report called A Nation at Risk, which claimed that the US was on the verge of collapse due to its falling SAT scores. This was the starter-pistol for an all-out assault on teachers and public education, which continues to this day.

The most visible expression of this is the "value added" assessment of teachers, which uses a battery of standardized tests to assess teachers' performance from year to year. The statistical basis for these assessments is laughable (statistics work on big numbers, not classes of 25 kids -- assessments can swing 90% from one year to the next, making them no better than random number generators). Teachers -- good teachers, committed teachers -- lose their jobs over these tests.

Students, meanwhile, are taken away from real learning in order to take more and more tests, and those tests -- which are supposed to measure "aptitude" and thus shouldn't be amenable to expensive preparatory services -- determine their whole futures.

The Nation at Risk report that started it all turned out to be bullshit, by the way -- grounded in another laughable statistical error. Sandia Labs later audited the findings from the report and found that the researchers had failed to account for the ballooning number of students who were taking the SATs, bringing down the average score.

In other words: SATs were falling because more American kids were confident enough to try to go to college: the educational system was working so well that young people who would never have taken an SAT were taking it, and the larger pool of test-takers was bringing the average score down.

WMDs turn the whole of human life into a game of Search Engine Optimization. With SEO, merchants hire companies who claim to have reverse-engineered Google's opaque model and whose advice will move your URL further  up in its ranking.

When you pay someone thousands of dollars to prep your kid for the SATs, or to improve your ranking with the "e-score" providers that determine your creditworthiness, jobworthiness, or mortgageworthiness, you're recreating SEO, but for everything. It's a grim picture of the future: WMD makers and SEO experts locked in an endless arms-race to tweak their models to game one another, and all the rest of us being subjected to automated caprice or paying ransom to escape it (for now). In that future, we're all the product, not the customer (much less the citizen).

O'Neil's work is so important because she believes in data science. Algorithms can and will be used to locate people in difficulty: teachers with hard challenges, people in financial distress, people who are struggling in their jobs, students who need educational attention. It's up to us whether we use that information to exclude and further victimize those people, or help them with additional resources

Credit bureaux, e-scorers, and other entities that model us create externalities in the form of false positives -- from no-fly lists to credit-score errors to job score errors that cost us our careers. These errors cost them nothing to make, and something to fix -- and they're incredibly expensive to us. Like all negative externalities, the cost of cleaning them up (rehabilitating your job, finding a new home, serving a longer prison sentence, etc) is much higher than the savings to the firms, but we bear the costs and they reap the savings.

It's E Pluribus Unum reversed: models make many out of one, pigeonholing each of us as members of groups about whom generalizations -- often punitive ones (such as variable pricing) can be made.

Modelling won't go away: as a tool for guiding caring and helpful remedial systems, models are amazing. As a tool for punishing and disenfranchising, they are a nightmare. The choice is ours to make. O'Neil's book is a vital crash-course in the specialized kind of statistical knowledge we all need to interrogate the systems around us and demand better.

 Weapons of Math Destruction [Cathy O'Neil/Crown]

https://boingboing.net/2016/09/06/weapons-of-math-destruction-i.html