A net pal, Mark, the house painter, in Portland Oregon, wrote me glumly. "FORECLOSURES are endemic, many more more now than in the 80's paper said. Folks are just walking away from their homes. If only we could find out where these strapped owners are......and take over their payments"

I wrote back, WOW! GREAT IDEA, INTENSE! And, EASY TO DO! Just a 'reach out' tactic, a few meetings and talking with folks who respond. Not only thru flyers but you can do it when you paint houses. You want to create a partnering. Connect the guy with 5k stored in a bank who doesn't think he has enuf to buy an actual home/downpayment (what with high closing costs, etc) and the SELLER. THE C.A.S.A cooperative aquisitions idea is very similar! (CLICK ON URL!)

Maybe buyer's credit isn't up to a 200k home, but even warped CREDIT will DO THE JOB if  he meets the family walking away from a 200k home under duress. They transfer title with a land contract. NOTE: Click on/ READ THIS important FILE.   Talk to a real estate person although when I DID the man said 'hey I'd have no business if everyone did that. I'm against it!" A banker told me about it, says it works SO I learned it's really a hot way to buy property. See, everybody's happy except the REALTOR. So force your realtor to help you do it.  Call a realtor and make arrnangements, saying "Look, I'll be buying others once I have some equity. YOU WILL HANDLE ALL MY DEALS even if you don't make much on this one." . Say "I FIND thousands of low income people when I paint their apartments. I also find thousands of people who are in foreclosure. LET Real estate dude THINK you are people-finding in the extreme! That way, he/she wants you.

When you learn how, she's made a ton of money already for her time, you've learned the ropes, (CLICK ON THIS ONE) you can walk on your own at that point without the realtor! See this article:

Foreclosures Closing In On Cash-Strapped US Families
from news.

The economy may be showing signs of recovery, but these are times of quiet
financial desperation for a growing number of people in the crescent of
suburbs that surround the Twin Cities.

Unemployment remains stubbornly and comparatively high in certain
industries, and bankruptcy filings are surging. Home values continue to
increase, but so do the number of people who can no longer afford to make
their mortgage payments.

By the end of November, home foreclosure sales in fast-growing Sherburne
County were already up 50 percent over all of 2001. Foreclosures in Carver
County, home to some of the highest household incomes and home values in
the region, have almost tripled this year, and personal bankruptcy filings
are up 26 percent.

"We've seen a 50 percent increase in the number of people coming in for
help," said Jan Backlin, a mortgage foreclosure prevention counselor for
Anoka and Washington counties. "A lot of people are in deep financial

Recessions always bring a spike in foreclosures and bankruptcies, but
lawyers, mortgage counselors and others say things are different this
time. Many homeowners have taken advantage of soaring home values and low
interest rates and have borrowed heavily against their homes to pay off
credit cards, meet margin calls in their depleted brokerage accounts, or
buy new plasma-screen televisions. A job loss, drop in income or a sudden,
unexpected expense has left them with little or nothing to fall back on.

"People have been encouraged or duped into stripping all the equity out of
their homes," said Liz Ryan Murray, a program officer with the Home
Ownership Center, a consumer advocacy group in St. Paul.

Nationwide, more than 12 of every 1,000 mortgaged homes were in
foreclosure at midyear, up from nine a year earlier, according to the
Mortgage Bankers Association of America. In the three months ended last
June, lenders began foreclosing on four of every 1,000 mortgaged homes,
the highest rate in the 30-plus years the association has been keeping

Minnesota's foreclosure rate is still half the national average, in part
because of the number of assistance programs available to homeowners. But
the state's rate is rising too. At midyear 2001, fewer than four of every
1,000 mortgaged homes were in foreclosure in Minnesota. Twelve months
later, 5.3 of every 1,000 mortgaged homes in Minnesota were in
foreclosure, and five times that many were at least 30 days late on a
mortgage payment.

Job losses hurt

The economy is the main culprit. Minnesota has seen a net loss of about
54,000 jobs since March 2001. Unlike previous recessions, the most recent
hit the Twin Cities especially hard as companies such as ADC
Telecommunications and Northwest Airlines slashed their payrolls. State
figures show that the Twin Cities lost almost 30,000 high-paying
transportation and high-tech manufacturing jobs in an 18-month span.

"In many ways, the Twin Cities was in the eye of the storm of this
recession," said Jay Mousa, director of research for the Minnesota
Department of Economic Security.

The bulk of foreclosures is still in Hennepin and Ramsey counties, but the
total is up less than 2 percent so far this year. Foreclosure sales in
Scott County through November, meanwhile, were up 55 percent over all of
2001. Hennepin and Ramsey counties also had the smallest increase in
personal bankruptcy rates during the three months ended Sept. 30.

Nationwide, foreclosure rates are higher among low-and moderate-income
families with imperfect credit and high-interest loans. But that is not
the case in the newer, wealthier Twin Cities suburbs, where the price of a
house can easily top $200,000. Recent foreclosure notices include a $3
million Wayzata house, a $250,000 home in Maple Grove and a $400,000 home
in Chanhassen.

Too much house

In Carver County, the median household income is $65,540 and the average
sale price of a house in 2002 is up 19 percent, to $265,448. "Most of our
clients have conventional, low-interest mortgages, but they've suddenly
found themselves with more house than they can afford," said Denise Maki,
a housing counselor with the Carver County Housing and Redevelopment

One Waconia couple fell behind on their $170,000 mortgage after the salary
of the husband, who works in the travel industry, was reduced after Sept.
11, 2001. "We thought it would be increased in 2002, but it wasn't," said
the wife, who spoke on the condition that she not be identified. Their
home has been scheduled for a Jan. 3 foreclosure auction, although they
hope to negotiate a settlement with the lender before then.

Most lenders want to avoid foreclosure because they ultimately lose money
on the property, said Larry Wilford, a St. Paul attorney who represents
about two dozen mortgage lenders. Many private mortgage insurers also
require lenders to develop workout plans for missed payments.

For government-insured FHA or VA mortgages, a minority of the loans issued
in Minnesota, the Department of Housing and Urban development will pay up
to a year of missed principal, interest and tax payments. In those cases,
the homeowner signs a note promising to repay the amount when they
refinance or sell the house, said Anita Olson, HUD's chief of customer
service in Minnesota.

Help is available -- Read

Judicial JuJitTzu a very good intro.

Also search key words; UCC, debt elimination, sovereign, 1099OID.
Also visit sites:

The last 2 have over 150 hours of Sam Kennedy's audios and transcripts.
Sam is the guy you want to learn from. Listen to him live at Sunday nights 6pm PDT.

here's another good one;

Unlike many states, Minnesota also has its own network of organizations to
assist strapped homeowners.

The Minnesota Mortgage Foreclosure Prevention Association trains housing
counselors throughout the state, and their organizations receive state
funding that can be used, usually in the form of zero-percent-interest
loans, by homeowners to catch up on missed mortgage payments.

Financial assistance is limited, however, to $5,500 per family, and the
pinched state budget means many organizations have less money to dole out
this year. Anoka County Community Action, for example, has seen its budget
reduced 16 percent, to $50,000.

But even if they wanted to, housing counselors said they could not begin
to meet the financial demands of some homeowners.

"In some of these cases we're seeing people come in who owe as much as
$12,000" in back mortgage payments, said Backlin, the
foreclosure-prevention counselor.

Some people have to sell their home to avert foreclosure, but many are
reluctant to sell. Many have so much debt on their house that they would
not get enough equity back to buy another one. The tight and expensive
apartment market makes some fear that their family will end up homeless.

The Home Ownership Center, which tracks mortgage assistance efforts in
Minneapolis and St. Paul, said its clients are, on average, 4.8 months
behind on their mortgage payments. The average monthly payment rose to
$795 through the first six months of 2002, from $619 in 2001. "Higher home
values explains some of that increase, but it also reflects an increase in
the number of people with second mortgages," Murray said.

A Chanhassen homeowner, who asked that he not be identified because he did
not want his employer or family to know about his financial condition,
lost his $50,000-a-year telecommunications job in February 1999 -- on the
same day that he closed on a $92,000 townhouse. In the next 27 months he
landed but lost three more jobs in telecommunications sales. He took out a
$25,000 second mortgage, at 7 percent, to get current on his first, but
additional long bouts of unemployment left him three months behind on his
$595-a-month first mortgage and on his $110 monthly townhouse association
fees. When he tried to refinance again last summer, lenders turned him
down, and foreclosure seemed inevitable.

"I remember sitting at work one day, tears in my eyes, thinking I had no
choice but to declare bankruptcy," he said. A last-minute, $4,200 loan
from Carver County HRA helped him hold on to his house.

A growing number of homeowners are taking the bankruptcy route. Business
is booming for Jack Prescott, a New Brighton attorney who specializes in
personal bankruptcy filings. Most of Prescott's clients file a Chapter 7
petition, which is a liquidation of all debts, including the mortgage,
although the lender can then foreclose. But a growing number of his
clients are filing Chapter 13 petitions in hopes of holding on to their
homes. A Chapter 13 filing halts the foreclosure process and forces the
lender to negotiate a repayment plan for past-due mortgage payments.

"I do about thirty Chapter 13s a month, and nearly all of those are to
save a house," Prescott said.

More and more homeowners, however, have little choice but to surrender, at
least temporarily, their part of the American dream.

At 10 a.m. on a recent Friday, Sgt. Julie Boden stepped into the lobby of
the Carver County Sheriff's Office, opened a manila folder and began the
auction for a Watertown house. The 27-year-old owner, who bought the house
four years ago, wasn't there, but a representative for the lender was.

When Boden finished reading the foreclosure notice, a representative for
the lender presented a check for more than $94,000, the remaining balance
on the mortgage. The owner will have six months to come up with a similar
amount or be evicted.

Boden, who took over the foreclosure auctions in March after 18 years in a
patrol car, said she was stunned by the number of county residents who
were losing their homes and filing for bankruptcy. "I had no idea this was
going on," she said.

-- Eric Wieffering is at

LAST AND MOST IMPORTANT, if you are headed into a foreclosure,here is a site with a remedy.