When a seller has little or no equity and good terms on their loan ask them "Would you CONSIDER selling the house for what you owe?"
By showing them what they would net after selling through an agent, paying closing costs, negotiating price, doing minor repairs, paying a commission and perhaps making continuous loan payments until it's sold, many times they see that they will net less than they think.
Larry Potter----> http://budurl.com/ngja
http://www.youtube.com/watch?v=ObVVfulxlBk
www.ATicketToWealth.com
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