The Ultimate Nomad™ Checklist

Read the "What is Nomad?" blog post on

https://RealEstateFinancialPlanner.com/nomad/

Complete the "Before" checklist for tasks that you should do before you start buying a property:

https://RealEstateFinancialPlanner.com/before/

Complete the "Buying Process Overview" checklist:

https://RealEstateFinancialPlanner.com/buying-process-overview/

Watch the recording of the live presentation of "Get Your First Deal Done" available on:

https://RealEstateFinancialPlanner.com/get-your-first-deal-done/

Watch the recording of the live presentation of "Buying Process Overview for Nomads" available on:

https://RealEstateFinancialPlanner.com/buying-process-overview/

Read "Benefits of Becoming a Client" blog post on:

https://RealEstateFinancialPlanner.com/benefits-of-becoming-a-client/

Meet with James for lunch to discuss working with him. You can request a meeting by scheduling an appointment on his calendar:

https://JamesOrr.com/meet/

Mark this task as done once you've selected a Real Estate Broker to work with.

Complete the "First Meeting" checklist:

https://RealEstateFinancialPlanner.com/first-meeting/

For clients buying and/or selling a home with me in Northern Colorado, I usually give them a copy of the original "Nomad" book at the first meeting.

Others can see a copy of it at:

https://www.amazon.com/Nomad-Mr-James-Orr/dp/1518868959/

Local clients... mark complete when you've received a copy of the book. Others can mark this complete.

For my clients buying and/or selling a home with me in Northern Colorado, I usually give them a copy of the "Northern Colorado Real Estate Advisor" book at the first meeting.

Others can see a copy of it at:

https://www.amazon.com/Northern-Colorado-Real-Estate-Advisor/dp/1512173142/

Local clients... mark complete when you've received a copy of the book. Others can mark this complete.

Clients buying and/or selling a home with me in Northern Colorado also get free Premium Nomad access.

Register for a free account:

https://RealEstateFinancialPlanner.com/free/

Then, email me at [email protected] to let me know what email address you used to register on RealEstateFinancialPlanner.com. In that same email, ask me to upgrade you to Premium Nomad.

Once I manually upgrade you, I will reply back and you will be able to access the Premium Nomad content including dynamic checklists (like this one you're reading right now), Nomad Calculator and recordings of over 40 Nomad classes.

Complete the "First Meeting: Paperwork" checklist:

https://RealEstateFinancialPlanner.com/paperwork/

If you have not done so recently, review the "Benefits of Becoming a Client" blog post on:

https://RealEstateFinancialPlanner.com/benefits-of-becoming-a-client/

Sign up for Dropbox with "Extended Version History" feature at:

https://Dropbox.com

"Extended Version History" keeps copies of old versions of your files longer than just 30 days in case you accidentally delete something and don't realize it right away.

Once you've signed up for Dropbox make sure it is installed and working on your computer for saving all your real estate related files.

Here is the recommend folder structure for Nomads to be setup inside Dropbox:

• "REI Folders"
• Folder for each property and LLC/major entity
• Example: "Main St LLC" (one folder for each LLC/major entity)
• Example: "1234 Main Street" (one folder for each property)
• "1. Purchase Docs"
• "YYYY-MM-DD - PROPERTY STREET ADDRESS - FILE DESCRIPTION.pdf"
• Example: "2018-04-21 - 1234 Main St - Buyer Settlement Statement.pdf"
• "1.1 Refinance" (if applicable, but make it now)
• "2. Trust Docs"
• "3. Property Info"
• "4. Mortgage"
• "5. Taxes"
• "6. Insurance"
• "7. HOA"
• "8. Expenses"
• "9. Tenant and Property Mgmt Info"
• Example: "Smith, John and Suzy" (one for each tenant group)

Mark this task complete once you've set up Dropbox and your folder system within Dropbox on your computer.

If you're going to have the paperwork for working with your Real Estate Broker, Contract to Buy and Sell Real Estate, or any other paperwork you might sign reviewed by an Attorney before you sign it, you may want to determine who that Attorney will be.

This Attorney will also probably prepare or review your Lease.

Ask your Real Estate Broker for a recommendation.

Mark this task as complete once you've decided which Contract and Paperwork Attorney you will use to help review your legal documents or if you're qualified to review them yourself.

Receive a copy of "Definitions of Working Relationships" or whatever the equivalent is in your local real estate market.

James usually provides this via DocuSign for you to sign electronically along with:

• "Exclusive Right-To-Buy Listing Contract"
• "Professional Services Provided"
• "Brokerage Disclosure Regarding New Construction"

Mark this task complete once you've received it.

Read the "Definitions of Working Relationships" to prepare to discuss it with your Real Estate Broker.

Mark this task complete once you've read it.

Discuss the "Definitions of Working Relationships" with your Real Estate Broker including:

• That there are several ways you can work with a Real Estate Broker: where they represent the buyer, where they represent the seller and where they act more like a referee not representing either buyer or seller but helping coordinate the purchase and sale.
• If you want a Real Estate Broker to represent you as a Buyer, you will need an "Exclusive Right-To-Buy Listing Contract".
• James prefers to work with you as a Buyer's Agent when buying so he can represent you and your best interest and give you advice throughout the transaction and beyond.
• If you refuse to sign one, I will need to mark down that I gave you a copy and that you refused to sign.

Mark this task as complete when you understand the "Definitions of Working Relationships".

Your Real Estate Broker will typically send over the "Definitions of Working Relationships" with the other documents for you to sign via DocuSign.

Sign these by click on the link in your email and you will receive a copy of the signed documents via DocuSign.

Mark this task as complete when you've signed your documents from your Real Estate Broker via DocuSign.

Save copy of "Definitions of Working Relationships" to your Dropbox folder using the filename format of:

"YYYY-MM-DD - YOUR NAME - Definitions of Working Relationships.pdf"

Where YYYY = the year, MM = the two digit month, DD = the two digit day of the month and YOUR NAME is your actual name.

For example, mine might look like this:

"2019-04-03 - James Orr - Definitions of Working Relationships.pdf"

Mark as complete when you've saved it to your Dropbox.

Receive a copy of Exclusive Right-To-Buy Listing Contract or whatever the equivalent is in your local real estate market.

James usually provides this via DocuSign for you to sign electronically along with:

• "Definitions of Working Relationships"
• "Professional Services Provided"
• "Brokerage Disclosure Regarding New Construction"

Mark this task complete once you've received it.

Read the "Exclusive Right-To-Buy Listing Contract" to prepare to discuss it with your Real Estate Broker.

Mark this task complete once you've read it.

Discuss the "Exclusive Right-To-Buy Listing Contract" with your Real Estate Broker including the following:

• Your obligations in the "Exclusive Right-To-Buy Listing Contract".
• Your Real Estate Broker's obligations in the "Exclusive Right-To-Buy Listing Contract".
• The term of the agreement. I prefer to use 1 year or when you a buy a home, whichever comes first. Of course, see the note about terminating early below.
• The types of houses and service area your Real Estate Broker is to show you.
• How your Real Estate Broker is paid and why we often say the Buyer is obligated to pay (it is so we can negotiate getting the payment from the Seller or Seller's Broker).
• How to terminate if your not happy with your Real Estate Broker. 99% of my agreements are written such that a Buyer can terminate with just an email to me at any time.

Mark this task as complete when you understand the "Exclusive Right-To-Buy Listing Contract".

Your Real Estate Broker will typically send over the "Exclusive Right-To-Buy Listing Contract" with the other documents for you to sign via DocuSign.

Sign these by click on the link in your email and you will receive a copy of the signed documents via DocuSign.

Mark this task as complete when you've signed your documents from your Real Estate Broker via DocuSign.

Save copy of "Exclusive Right-To-Buy Listing Contract" to your Dropbox folder using the filename format of:

"YYYY-MM-DD - YOUR NAME - Exclusive Right-To-Buy Listing Contract.pdf"

Where YYYY = the year, MM = the two digit month, DD = the two digit day of the month and YOUR NAME is your actual name.

For example, mine might look like this:

"2019-04-03 - James Orr - Exclusive Right-To-Buy Listing Contract.pdf"

Mark as complete when you've saved it to your Dropbox.

Receive a copy of "Brokerage Disclosure Regarding New Construction" (also known as "Risks of New Construction").

James usually provides this via DocuSign for you to sign electronically along with:

• "Definitions of Working Relationships"
• "Exclusive Right-To-Buy Listing Contract"
• "Professional Services Provided"

Mark this task complete once you've received it.

Read "Brokerage Disclosure Regarding New Construction":

https://RealEstateFinancialPlanner.com/brokerage-disclosure-regarding-new-construction/

Mark this task as complete when you've read it.

Discuss the "Brokerage Disclosure Regarding New Construction" with your Real Estate Broker.

• The contracts that builders use are typically different than the contract the we use when buying a resale home from a Seller in the MLS or a FSBO.
• The builder contracts tend to be very pro-builder whereas the contract we use elsewhere tends to be pro-Buyer.
• Each builder contract is unique to each builder and is written usually by their attorney. Real Estate Brokers do not get training on the builder's contract and so we rely on the builder to explain it. If you have questions you may want to hire your own attorney to review it.

Mark this task as complete when you feel you understand the "Brokerage Disclosure Regarding New Construction".

Your Real Estate Broker will typically send over the "Brokerage Disclosure Regarding New Construction" with the other documents for you to sign via DocuSign.

Sign these by click on the link in your email and you will receive a copy of the signed documents via DocuSign.

Mark this task as complete when you've signed your documents from your Real Estate Broker via DocuSign.

Save copy of "Brokerage Disclosure Regarding New Construction" to your Dropbox folder using the filename format of:

"YYYY-MM-DD - YOUR NAME - Brokerage Disclosure Regarding New Construction.pdf"

Where YYYY = the year, MM = the two digit month, DD = the two digit day of the month and YOUR NAME is your actual name.

For example, mine might look like this:

"2019-04-03 - James Orr - Brokerage Disclosure Regarding New Construction.pdf"

Mark as complete when you've saved it to your Dropbox.

Complete the "First Meeting: Professional Services Provided" checklist:

https://RealEstateFinancialPlanner.com/professional-services-provided/

Receive a copy of "Professional Services Provided".

James usually provides this via DocuSign for you to sign electronically along with:

• "Definitions of Working Relationships"
• "Exclusive Right-To-Buy Listing Contract"
• "Brokerage Disclosure Regarding New Construction"

Mark this task complete once you've received it.

Read "Professional Services Provided".

Discuss the "Professional Services Provided" with your Real Estate Broker.

Your Real Estate Broker will typically send over the "Professional Services Provided" with the other documents for you to sign via DocuSign.

Sign these by click on the link in your email and you will receive a copy of the signed documents via DocuSign.

Mark this task as complete when you've signed your documents from your Real Estate Broker via DocuSign.

Save copy of "Professional Services Provided" to your Dropbox folder using the filename format of:

"YYYY-MM-DD - YOUR NAME - Professional Services Provided.pdf"

Where YYYY = the year, MM = the two digit month, DD = the two digit day of the month and YOUR NAME is your actual name.

For example, mine might look like this:

"2019-04-03 - James Orr - Professional Services Provided.pdf"

Mark as complete when you've saved it to your Dropbox.

Complete the "First Meeting: Your Real Estate Goals" checklist:

https://RealEstateFinancialPlanner.com/your-real-estate-goals/

Define your goal for your next Nomad property to move into that will ultimately become a rental after at least a year.

A suggestion might be: Purchase a Nomad property that will ultimately be a rental in the next 3 months.

Define your goal for your next owner-occupant property to move into.

A suggestion might be: Purchase an owner-occupant property that I will move into within the next 3 months.

Define your goal to buy an additional non-owner-occupant rental property without a partner.

A suggestion might be: Purchase an investment rental property (without a partner) in the next 3 months.

If this is for a partnership, define your partnership goal.

A suggestion might be: Purchase an investment rental property with a partner in the next 3 months.

During your meeting with your Real Estate Broker discuss your goals and your plan to achieve them.

Some common discussion points include:

• What you're committed to achieving (not just wishing you could achieve)
• Finding an owner occupant property
• Finding a Nomad property
• Nomad investing plan to acquire rentals and/or catch up for retirement
• Finding a buy and hold property
• Finding a properties where you can put a Lease-Option Tenant-Buyer in it
• Finding a fix and flip property
• Finding creative off-market transactions
• Model Nomad with calculator and on-going discussions
• Clients can schedule a time with me to discuss their personal goals regularly

Mark this task as complete when you've discussed your goals with your Real Estate Broker.

Take an afternoon and create your own "Future Narrative" of what you'd like your life to look like.

Reference the following resources for more information: https://RealEstateFinancialPlanner.com/goal-setting-classes/

You'll be reviewing your "Future Narrative" weekly.

Mark this task as complete once you've created your own "Future Narrative".

Review my own "Future Narrative" to remind myself about my why, my how and what obstacles I am committed to overcoming.

Do this at a minimum once a month.

Mark this task as complete once you've reviewed your "Future Narrative" this month.

You're much more likely to follow through on your goals if you plan out when you'll do the steps to achieve them.

So, take a moment to schedule out on your calendar when you'll actually do the tasks for this week on your calendar. Make an appointment with yourself to do them. If you need to reschedule one, reschedule it (don't delete it).

Complete the "First Meeting: Financing" checklist:

https://RealEstateFinancialPlanner.com/financing/

Watch the recording of the live presentation of "Financing Nomad 101" available on:

https://RealEstateFinancialPlanner.com/financing-nomad-101/

This class covers the different types of financing available and which ones we consider for Nomad. It goes into detail on Down Payments and much more.

As a pre-curser to discussing the specific loan programs with your Lender, you may want to get a feel for some of the big picture loan types we use. Discuss these with your Real Estate Broker.

• Nothing down loans like USDA and VA. VA loans require VA benefits but can also be used to purchase single family homes, duplexes, triplexes and fourplexes if you owner occupy at least one of the units.
• Conventional financing like 1% down payment for your first owner occupant purchase, 3% down payment for purchases #2 and #3, then 5% down payment for purchases through #10
• FHA 3.5% down payment programs which can be used to purchase single family homes, duplexes, triplexes or fourplexes if you owner occupy at least one of the units. FHA is also one of the easiest loans to qualify for should you have some credit challenges.
• Non-owner-occupant loans with as little as 15% down payment with Private Mortgage Insurance (PMI) or 20% down payment without PMI.

When you write an offer you'll need to come up with Earnest Money when you write the offer. It is typically applied as part of your Down Payment so it is NOT in addition to a Down Payment. It is typically about 1% of the purchase price but it is negotiated between Buyer and Seller.

Offering less Earnest Money than the Seller is asking for will typically weaken your offer.

That means for the following home prices, Earnest Money will typically be approximately:

• $100,000 home - $1,000 Earnest Money
• $200,000 home - $2,000 Earnest Money
• $300,000 home - $3,000 Earnest Money
• $400,000 home - $4,000 Earnest Money
• $500,000 home - $5,000 Earnest Money

If you're trying to buy a home with little or nothing down, it would help if you had Earnest Money to put up with your offer and if you did not use it at closing for Closing Costs, you could get a refund of your Earnest Money at Closing.

If you don't have Earnest Money, it will be harder to negotiate getting a Seller to accept your offer so we might need to be much more flexible in house selection to find a Seller willing to accept an offer with little or no Earnest Money.

You'll typically need your Down Payment at the time of Closing, but the Lender will likely need to know the source of your Down Payment.

Your Earnest Money will apply toward your Down Payment (plus any closing costs you might have for your loan). For example, if you needed $15,000 for Down Payment and you put up $3,000 for Earnest Money, the $3,000 would apply toward the $15,000 so you would need $12,000 more for Closing plus any additional closings costs.

This is the time to start thinking about where you might get your Down Payment from and how much you have to work with.

Once you have your contract accepted there are some common expenses you might need to pay while you're under contract and at Closing to buy the property.

Here are some examples and some really rough estimates of what they might cost:

• Home inspection (paid to Home Inspector you hire if you decide to hire one) - about $250 for interior only condo to $375-$500 for single family home, more for multi-family properties
• Radon test (paid to the person who does your radon test which may be your Home Inspector) - $100 to $200
• Sewer scope (paid to the Sewer Scope company) - $200 if there is a sewer cleanout or more if they need to go in through a toilet
• Meth test (paid to Industrial Hygienist) - $1,000 and up if you decide you want to test for meth.
• Mold test (paid to Industrial Hygienist) - $300 and up if you decide you want to test for mold.
• Appraisal (paid to the appraiser usually via your Lender) - usually about $500 to $800, can be much more if there is a rush fee, multiple trips or multi-family property
• Closing Services Fee (paid to Title Insurance Company for preparing and presenting all the paperwork for Closing) - usually about $300 and is negotiated in the contract as to who pays (Buyer or Seller or split 50/50)
• Loan Closing Fee (paid to Title Insurance Company for presenting your specific loan paperwork to you at Closing to get the loan) - typically about $350 (and not negotiated in Contract; it is a Buyer cost if they're getting a loan)
• Owner's Title Policy (paid to Title Insurance Company and typically required by lender to get the loan) - varies based on purchase price and time since last refinance but you can estimate about $1,200 for $300K property without a new loan in past 5 years. It is negotiated in Contract but it is common to negotiate to get the Seller to pay for this.
• Lender's Title Policy (paid to Title Insurance Company to insure the Lender for your loan) - typically about $400 to $500 depending on purchase price and this one is not negotiated in Contract and is always a Buyer expense.
• HOA Transfer Fee (paid to the HOA) - Who pays it is negotiated in the Contract. It ranges from $0 to $500 or more depending on the HOA. It is common to see about $250ish.
• HOA Status Letter Fee (paid to the HOA) - Who pays it is negotiated in the Contract. It ranges from $0 to $250 or more. It is common to see it about $150ish.
• HOA Capital (paid to the HOA) - The amount varies depending on the HOA, but it is a Buyer expense all the time. Buyer may get it back when they sell. It is common that it can be about one or two months of HOA dues but can vary widely from that.
• Condo Questionnaire (paid to HOA) - Usually if you're buying a condo and the lender requires it for the loan. It can vary a lot, so we'd need to call the HOA to find out the amount.

Some of these expenses are optional but strongly recommended like Inspection. Some of these expenses are optional and rarely done like meth tests. Some are negotiated in the Contract between Buyer and Seller like who pays the $300 or so Closing Services Fee or Owner's Title Policy. Some are required if you're getting a loan. Some you can ask the Lender to increase your interest rate (which will raise your monthly payment slightly) but give you a credit you can use to pay some of these up-front expenses; this allows you finance some of them over time. Sometimes, you can negotiate to get the Seller to pay some of them as Seller Concessions when you submit your offer.

Discuss these with James to talk about it especially before writing your offer if you're trying to minimize your out of pocket and buy a home with little or nothing down.

Once you have your contract accepted you'll typically authorize your Lender to order the appraisal and pay for it.

Appraisals can run about $500 to $800.

Much more if there is a rush fee, multiple trips or multi-family property.

It is extremely rare (like I've never seen a Seller agree to it), but you can try to get Seller to pay for the appraisal when submitting your Contract. It is highly unlikely.

If you've opted to freeze your credit to prevent identity theft, you'll need to unfreeze your credit to apply for your loan.

In some cases, I am hearing it is taking mailing in a copy of your request and a photo ID to unfreeze your credit, so you may want to get a jump start on this process before you formally apply.

Ask your lender which credit bureaus they pull credit from so you know which to unfreeze.

Complete the "First Meeting: Receive Property Lists" checklist:

https://RealEstateFinancialPlanner.com/receive-property-lists/

Watch the recording of the live presentation of "Finding Properties for Nomads" available on:

https://RealEstateFinancialPlanner.com/finding-properties-for-nomads/

Talk to your Real Estate Broker how receiving property list emails and MySite works.

Mark this task as complete once you've learned about receiving properties via email and using MySite.

Define what your acceptable property characteristics are. These are characteristics it is easy to search for in the MLS.

Examples include:

• Cities you'd be willing to invest in
• Minimum (and maybe maximum) number of bedrooms
• Garage or no garage
• Mobile homes? Condos? Townhomes? SFH? Multi-Family (2-4 units)? Commercial multi-family (5+ units)?
• Price? Minimum? Maximum?

Property age? New construction?

Discuss with your Real Estate Broker if you have questions.

Mark this task complete once you know your acceptable property characteristics.

Send the investment criteria you determined in a previous task to your Real Estate Broker so they can set up a search in the MLS to send you properties.

Mark this task complete once you have sent your criteria to your Real Estate Broker.

Discuss with James why you should use ColoProperty.com to check any properties you find on other websites before contacting James about them.

Websites like Zillow, Realtor, Trulia, Redfin, etc can have inaccurate or delayed data.

ColoProperty.com is the direct interface to our local MLS and so it is the most up-to-date website for checking property status, pricing, etc.

If you're going to use other websites, please check ColoProperty.com before emailing James about it to make sure the info from those other websites is correct.

Have your Real Estate Broker set you up to receive automatic property search emails with properties that match your criteria.

Usually this means telling your Real Estate Broker:

• Cities you'd consider (or in some cases parts of specific cities)
• Attached, detached or both
• Minimum beds and bathrooms
• Price max (and maybe a price minimum)
• Garage requirements
• Any other requirements that Real Estate Broker can set up a search for

Mark this complete once your Real Estate Broker has started to send you automatic property search emails.

Complete the "First Meeting: Analyze Deals" checklist:

https://RealEstateFinancialPlanner.com/analyze-deals/

Define what your acceptable property characteristics are if you haven't already done so.

Remember, these are characteristics it is easy to search for in the MLS. Examples include:

• Cities you'd be willing to invest in
• Minimum (and maybe maximum) number of bedrooms
• Garage or no garage
• Mobile homes? Condos? Townhomes? SFH? Multi-Family (2-4 units)? Commercial multi-family (5+ units)?
• Price? Minimum? Maximum?

Property age? New construction?

Discuss with your Real Estate Broker if you have questions.

Mark this task complete once you know your acceptable property characteristics.

Complete the "First Meeting: Write Offer" checklist:

https://RealEstateFinancialPlanner.com/write-offer/

If you're going to have the "Contract to Buy and Sell Real Estate" (or any other paperwork you might sign) reviewed by an Attorney before you sign it, you may want to determine who that attorney will be.

Ask your Real Estate Broker for a recommendation.

Mark this task as complete once you've decided which Contract and Paperwork Attorney you will use to help review your legal documents or if you're qualified to review them yourself.

Check to see if we have local Nomad Investor Club meetups near you to connect with other local Nomads, real estate agents, lenders and other dream team members:

https://RealEstateFinancialPlanner.com/real-estate-investor-classes-by-year/