Phung

Investors can acquire a like-kind replacement property before disposing of the current relinquished property by structuring a reverse 1031 exchange transaction pursuant to Revenue Procedure 2000-37.

Investors may be concerned about the possibility of not being able to locate, identify and acquire suitable like-kind replacement properties within the required deadlines of a forward (regular) tax-deferred like-kind exchange transaction.

A reverse 1031 exchange provides the Investor with the flexibility to spend as much time as needed to locate a suitable like-kind replacement property, without the pressure of the forward 1031 exchange deadlines.

Reverse 1031 Exchanges Are Complicated Income Tax Transactions Investors Should Always Review with Legal, Tax and Financial Advisors

1031 exchange transactions, especially those structured as reverse 1031 exchanges, are exceptionally complicated income tax strategies.

The sophisticated Investor will always have a good team of experienced professional advisors, including legal, tax, and financial advisors, along with a knowledgeable broker and professional, experienced, institutional Qualified Intermediary, also referred to in the real estate industry as the 1031 Exchange Accommodator and an Exchange Accommodation Titleholder, with significant technical experience in 1031 exchange transactions.

Investors should always seek competent legal, financial and tax counsel before entering into any tax 1031 exchange transaction.

Treasury Department Issues Reverse 1031 Exchange Guidance

The Department of the Treasury issued Revenue Procedure 2000-37 on September 15, 2000, which included a number of safe-harbor provisions, or guidelines, for properly structuring reverse 1031 exchange transactions. This Revenue Procedure has significantly increased the number of reverse 1031 exchange transactions being conducted by Investors since 2000.

Prior to 2000, Investors completed reverse 1031 exchanges with little technical and structural guidance from the Internal Revenue Service. While the technical guidance provided by the Treasury Department has clarified the issues surrounding reverse 1031 exchanges and provided a much higher comfort level than before, they also leave a lot of unanswered questions and create a more complex and costly tax 1031 exchange structure.

Parking Property with the Exchange Accommodation Titleholder

In a reverse 1031 exchange, an Exchange Accommodation Titleholder, also referred to as an EAT, acquires and holds or parks legal title to either the Investors relinquished or replacement property, and the Qualified Intermediary (Accommodator) administers the 1031 exchange portion of the transaction.

Non-Arms Length Contractual Arrangements

Revenue Procedure 2000-37 allows the Exchange Accommodation Titleholder and the Investor to enter into a number of non-arms length contractual arrangements to complete a reverse 1031 exchange transaction. These non-arms length contractual arrangements facilitate the administration of the reverse tax-deferred like-kind exchange and eliminate certain risks for the Exchange Accommodation Titleholder and the Investor.

The Investor is responsible for any losses and will receive any profits generated from the property during the time the property is held or parked by the Exchange Accommodation Titleholder.

The property will be leased from the Exchange Accommodation Titleholder by the Investor via a triple-net lease. Once leased to the Investor, the Investor will assume management responsibilities of the property, or may retain a third-party property management company while the property is parked by the Exchange Accommodation Titleholder.

Deadlines for Identifying the Relinquished Property and Transferring Parked Property

Deadlines for identifying the relinquished property to be disposed of and transferring or conveying title of the parked property by the Exchange Accommodation Titleholder are the same as those for a forward 1031 exchange transaction.

Investors have 45 calendar days after the transfer (conveyance of title) of the parked replacement property to the Exchange Accommodation Titleholder to formally identify the property they intend to relinquish or dispose of as part of reverse 1031 exchange transaction.

In either case, the relinquished property must be sold and transferred (conveyed) to the buyer within 180 calendar days after the parked property was transferred (conveyed) to the Exchange Accommodation Titleholder.

Reverse 1031 Exchange Structures

Investors must decide whether to park the replacement property or relinquished property with the Exchange Accommodation Titleholder. It will typically depend on whether the lender will allow the Exchange Accommodation Titleholder to acquire and park title to the replacement property when the lender is also using the same property as collateral for the financing.

There are other factors that may play a role in determining which property will be parked by the Exchange Accommodation Titleholder as well, including:

Operational Considerations. Does parking title to either property create any problems with the ongoing operation of the property? Will a change in legal ownership affect any vendor or tenant relationships?

Risk Management Considerations. Are there any specific risks to the Exchange Accommodation Titleholder that may prohibit the EAT from accepting and parking title? Have there been any hazardous or toxic substances used or stored on the property? Do the ongoing operations of the property put the EAT at risk?

Insurance Coverage Considerations. When property is parked with the Exchange Accommodation Titleholder it is usually held by the EAT in a single-member limited liability company and this may pose problems when attempting to obtain insurance coverage for the EAT during the reverse 1031 exchange transaction, especially if there will be construction during the course of completing the transaction.

Financing Considerations. Properties transferred or conveyed to the Exchange Accommodation Titleholder that have existing financing may risk triggering due on sale clauses with the current lender.

Liquidity Concerns. In order to defer 100% of the applicable depreciation recapture and capital gain income tax liabilities, Investors must meet three requirements when structuring 1031 exchanges: (1) exchange or trade equal or up in value; and (2) reinvest 100% of the Investors equity (net cash proceeds from sale of relinquished property); and (3) replace any debt with new debt on the replacement property. The Investors equity is trapped in the relinquished property because it is not sold until after the replacement property is acquired which may create liquidity or financing challenges for the Investor when structuring a reverse 1031 exchange transaction.

Structuring the reverse 1031 exchange transaction with the Exchange Accommodation Titleholder acquiring and parking title to the replacement property will usually be the most beneficial structure from an Investors perspective.

However, given the considerations outlined above, there are often situations when acquiring and parking title to the replacement property in the name of the Exchange Accommodation Titleholder is not a practical structure. In these cases, title to the relinquished property must therefore be transferred (conveyed) to and parked with the Exchange Accommodation Titleholder.

These two reverse 1031 exchange structures are frequently referred to as the Exchange Last Structure (parking title to the replacement property) and the Exchange First Structure (parking title to the relinquished property).

The best way to analyze and understand a reverse 1031 exchange transaction is to view it as two separate transactional parts - each separate from the other and yet both contractually integrated to form the reverse tax-deferred like-kind exchange transaction.

Parking Property and a Simultaneous 1031 Exchange

Contrary to popular opinion Revenue Procedure 2000-37 is not a reverse 1031 exchange Revenue Procedure. It really provides safe-harbor guidelines for structuring reverse 1031 exchange transactions by utilizing a parking structure or strategy. It is commonly called a reverse 1031 exchange because it allows the Investor to acquire his like-kind replacement property first and then dispose of his relinquished property at a later date.

The term reverse 1031 exchange is therefore really a misnomer because it actually consists of: (1) a parking transaction where either the replacement property or the relinquished property is acquired and held or parked by the Exchange Accommodation Titleholder; and (2) a simultaneous 1031 exchange (not a true reverse tax-deferred like-kind exchange) occurs either at the beginning (Exchange First Structure) or at the end (Exchange Last Structure) of the reverse 1031 exchange transaction.

Exchange Last Parking Structure Parking Title to the Replacement Property

The preferred reverse 1031 exchange strategy is the Exchange Last Structure where the Exchange Accommodation Titleholder acquires and parks title to the replacement property.

This structure provides the Investor with a great deal more flexibility in planning the acquisition and financing of the like-kind replacement property because the actual 1031 exchange has not yet occurred. We do not care at this point if the Investor has exchanged or traded equal or up in value, has reinvested his equity (cash) or has replaced any necessary debt on the like-kind replacement property because the only thing that has been completed so far is the acquisition and parking of the like-kind replacement property by the Exchange Accommodation Titleholder.

These 1031 exchange requirements are easily addressed at the back end of the transaction when the simultaneous 1031 exchange occurs.

Acquiring and Parking the Like-Kind Replacement Property

Investors enter into a legal agreement called the Qualified Exchange Accommodation Agreement (QEAA) with an Exchange Accommodation Titleholder (EAT).

The Exchange Accommodation Titleholder establishes a new single-member limited liability company (LLC) for each reverse 1031 exchange transaction for the sole purpose of holding or parking title to the like-kind replacement property.

It is important for the Investor to select and get the Exchange Accommodation Titleholder involved before the transaction closes. Once the Qualified Exchange Accommodation Agreement has been signed the Investor will assign the Purchase and Sale Agreement and any related escrow instructions or other transactional documents (if any) for the like-kind replacement property to the Special Purpose Entity in preparation for closing the transaction.

The Investor will either loan and/or arrange for third-party financing for the acquisition of the like-kind replacement property to the Special Purpose Entity. At the close of the like-kind replacement property transaction, the Exchange Accommodation Titleholder will receive and park title to the like-kind replacement property.

Interim Activity While Property is Parked with EAT

The parked like-kind replacement property is typically leased by the Exchange Accommodation Titleholder to the Investor using a triple net lease while the replacement property is held or parked by the EAT.

The ability to lease the parked like-kind replacement property to the Investor during this time gives the Investor the ability to operate the property, including the ability to lease the property, collect the rents and income, and pay the expenses. The Investor is not permitted to depreciate the property while it is parked by the Exchange Accommodation Titleholder since they do not technically own it yet.

Any lease payments made by the Investor to the EAT are offset by any debt payments owed and made by the EAT to the lender or financing company. The lease payments may cover any debt service owed on outside financing.

The Investor must identify his relinquished property within 45 calendar days after the close of the replacement property transaction, and legal title to the replacement property has been transferred or parked with the Exchange Accommodation Titleholder.

The Investor will then assign the Purchase and Sale Agreement and any related escrow instructions or other transactional documents (if any) for the disposition of the relinquished property to the Qualified Intermediary. The exchange funds at the close of the relinquished property transaction will be sent to the Qualified Intermediary.

Acquisition of the Replacement Property from the EAT

The Qualified Intermediary will use these 1031 exchange funds to acquire the parked like-kind replacement property from the Exchange Accommodation Titleholder.

The Qualified Intermediary acquires the parked like-kind replacement property by executing a Purchase and Sale Agreement. The Investor will receive their parked replacement property or 100% of the membership interests or ownership in the Special Purpose Entity that holds legal title to the parked replacement property from the Exchange Accommodation Titleholder by completing a simultaneous exchange. The Exchange Accommodation Titleholder uses the net proceeds received from the sale of the relinquished property to pay down the loan to the third-party lender and/or the Investor.

The Investor should obtain their lenders approval prior to entering into an Exchange Last reverse tax-deferred like-kind exchange transaction if he needs to secure institutional financing. The SPE/LLC will be the borrower on the loan since the SPE/LLC holds title to the property. The Exchange Accommodation Titleholder will typically sign the loan documents on a non-recourse basis and the Investor can guarantee the loan documents on a recourse basis.

Make sure that your lender understands that you are contemplating a reverse 1031 exchange transaction and not a regular forward 1031 exchange. I have seen lenders say yes all too often only to say no just a few days before the closing when they find out that the Exchange Accommodation Titleholder will be holding title to the like-kind replacement property.

When to Use the Exchange Last Parking Structure

Investors typically select the Exchange Last structure for a reverse 1031 exchange transaction when they are purchasing the like-kind replacement property for all cash or the seller is providing short-term financing (seller-carry back financing).

The following table will help you walk through the steps of an Exchange Last structure.

Exchange Last Parking Structure Parking Title to the Replacement Property

1. Investor enters into a Qualified Exchange Accommodation Agreement with the Exchange Accommodation Titleholder.

2. Exchange Accommodation Titleholder forms limited liability company (LLC) entity to acquire title to property.

3. Investor assigns its rights under Purchase Contract for like-kind replacement property to Exchange Accommodation Titleholder and provides written notification to all parties involved in the transaction.

4. Investor advances money from itself and/or obtains third-party financing for the limited liability company (LLC) to fund the purchase of the like-kind replacement property. The loan is non-recourse to the LLC and its member but can be guaranteed by the Investor on a recourse basis.

5. Exchange Accommodation Titleholder acquires title to like-kind replacement property directly from seller and gives Investor and/or other lender a note(s) that is secured by a deed of trust or mortgage on the replacement property.

6. Under the QEAA, Investor leases replacement property from Exchange Accommodation Titleholder under a triple-net lease. Investors monthly rent (if any) may cover any debt service owed on outside financing.

7. Investor identifies relinquished property within 45 calendar days after the closing and parking of the like-kind replacement property.

8. Investor executes Sales Contract with buyer to sell relinquished property.

9. Investor executes Tax-Deferred Exchange Agreement with Qualified Intermediary.

10. Investor assigns its rights under the Sales Contract to Qualified Intermediary and gives written notice to buyer.

11. Relinquished property closes with Investor direct deeding property to purchaser and closer disbursing all exchange proceeds from relinquished property to Qualified Intermediary.

12. Investor and Exchange Accommodation Titleholder execute Purchase and Sales Contract for like-kind replacement property.

13. Investor assigns rights under Purchase and Sales Contract for like-kind replacement property to Qualified Intermediary.

14. At closing, Qualified Intermediary pays off Investor and/or lender in satisfaction of note(s) given by Exchange Accommodation Titleholder to Investor and/or lender. Closing must be simultaneous with the relinquished property closing.

15. Qualified Intermediary instructs Exchange Accommodation Titleholder to either transfer title to like-kind replacement property directly to Investor or to transfer 100% of the membership interest in Exchange Accommodation Titleholder to Investor, completing a simultaneous exchange.

Exchange Accommodation Titleholder will usually not hold title of the like-kind replacement property for more than 180 calendar days.

Exchange First Parking Structure Parking Title to Relinquished Property

In an Exchange First parking structure the relinquished property is acquired, held or parked by the Exchange Accommodation Titleholder and a simultaneous or concurrent 1031 exchange transaction is completed by selling (transferring or conveying) the relinquished property to the Exchange Accommodation Titleholder and simultaneously acquiring and closing on the like-kind replacement property.

The relinquished property may not be transferred to a disqualified entity such as a related party of the Investor or to an agent of the Investor. When you find a buyer for the parked relinquished property, the Exchange Accommodation Titleholder deed title of the relinquished property directly to the buyer at the close of the transaction and forwards any net sales proceeds to the Investor in repayment of the funds advanced to complete the reverse tax-deferred like-kind exchange.

In the Exchange First parking structure, the Investor will assign a Purchase and Sale Agreement for the relinquished property to the Qualified Intermediary. The Investor will enter into a Qualified Exchange Accommodation Agreement (QEAA) with the Exchange Accommodation Titleholder. The Exchange Accommodation Titleholder sets up a single-member limited liability company (LLC) to acquire, hold or park title to the relinquished property.

The Investor will sell the relinquished property to the Exchange Accommodation Titleholder in order to complete the simultaneous 1031 exchange transaction. The Investor and/or his lender will loan funds to the Exchange Accommodation Titleholder, and the Exchange Accommodation Titleholder will execute a note and deed of trust or mortgage in favor of the lender.

The Exchange Accommodation Titleholder uses this financing to acquire, hold or park title to the relinquished property from the Qualified Intermediary. The Qualified Intermediary uses these advanced funds received from the Exchange Accommodation Titleholder to purchase the like-kind replacement property on your behalf. The like-kind replacement property is conveyed directly to the Investor simultaneously with the conveyance of the relinquished property to the Exchange Accommodation Titleholder and the simultaneous 1031 exchange is completed.

Once a buyer for the relinquished property is found, the proceeds from the sale of the relinquished property are used to satisfy any financing obtained to complete this reverse tax-deferred like-kind exchange.

When to Use Exchange First Parking

An Exchange First parking structure may be a more viable option than an Exchange Last when you need to obtain conventional institutional financing on the like-kind replacement property.

Lenders may have difficulty lending on property that is held by a third-party such as an Exchange Accommodation Titleholder on behalf of the Investor.

Exchange First Parking Structure Parking Title to the Relinquished Property

1. Investor selects relinquished property from his portfolio.

2. Investor executes a Qualified Exchange Accommodation Agreement (QEAA) with Exchange Accommodation Titleholder.

3. Exchange Accommodation Titleholder forms an limited liability company (LLC) or other special purpose entity to park title to relinquished property.

4. Exchange Accommodation Titleholder and Investor execute Purchase and Sale Agreement for the sale of the relinquished property to the Exchange Accommodation Titleholder.

5. Investor advances funds to or arranges for third-party financing for the Exchange Accommodation Titleholder to purchase the Investor relinquished property.

6. Investor executes Tax Deferred Like-Kind Exchange Agreement with Qualified Intermediary (Exeter 1031 Exchange Services, LLC).

7. Investor assigns Purchase and Sale Agreement for relinquished property to Qualified Intermediary and notifies purchaser (Exchange Accommodation Titleholder).

8. Exchange Accommodation Titleholder disburses funds advanced or loaned to it directly to the Qualified Intermediary; and the Qualified Intermediary instructs Investor to convey relinquished property to Exchange Accommodation Titleholder.

9. Investor enters into a Purchase and Sale Agreement for their like-kind replacement property.

10. Investor assigns Purchase and Sale Agreement for like-kind replacement property to Qualified Intermediary and the Seller of the like-kind replacement property.

11. Qualified Intermediary disburses loan funds provided by Exchange Accommodation Titleholder to seller of the like-kind replacement property and directs seller to deed the like-kind replacement property directly to the Investor. Exchange is now completed.

12. Exchange Accommodation Titleholder leases the relinquished property to the Investor under a triple-net lease.

13. Investor enters into Purchase and Sales Agreement with buyer for Investors relinquished property that is now being held by the Exchange Accommodation Titleholder.

14. Investor assigns Purchase and Sales Agreement to Exchange Accommodation Titleholder and notifies buyer of the assignment.

15. Exchange Accommodation Titleholder closes on relinquished property sale and uses sales proceeds from relinquished property to satisfy a note(s) given to Investor and/or other lender.

Exchange Accommodation Titleholder cannot hold the relinquished property for more than 180 calendar days.

About the author

William L. Exeter is President and Chief Executive Officer of Exeter Reverse 1031 Exchange Services, LLC.

Mr. Exeter has been in the financial services industry since 1980 and entered the tax-deferred like-kind exchange services industry in 1986. He has written and lectured extensively on tax-deferred like-kind exchange transactions pursuant to Section 1031 of the Internal Revenue Code and on Tenant-In-Common (TIC) Properties as like-kind replacement property solutions pursuant to IRS Revenue Procedure 2002-22. In addition, he is a frequent guest expert on "The Financial Advisors - Money Talk Radio Show on News Radio AM 600 KOGO San Diego and on the "Inside Business Radio Show" on Business Talk Radio AM 1000 KCEO San Diego. Mr. Exeter also serves as a consultant through the Exeter Advisory Group, LLC.

Mr. Exeter is speaking at the following upcoming 1031 Exchange Seminars.

We hold high expectations for our garage one that will be a workroom, closet, toy box, tool shed and gardening center all in one. Oh, we also might want to park a car or two in the garage as well. This makes your garage the most multi-purpose room in your home.

Use the following storage and organizational tips to transform your garage into an efficient storage area capable of accommodating lawn equipment, sporting gear, pet supplies, holiday decorations and, of course, a car or two.

Garage Storage

Utilize every square inch of wall and ceiling in your garage to create more storage space. Following are some options:

• Cabinets. Install cabinets in your garage to handle overflow from inside your home. Cabinets range from freestanding armoire-style pieces to those stored above tables that hang on the wall (similar to kitchen cabinets). To change the configuration of your garage storage, purchase cabinets on wheels for easy moving.
  

• Lofts. Check the ceiling in your garage for unused space. Create a storage system above your cars for seasonal items such as holiday decorations.
  

• Hooks, hangers and shelves. For easy access to tools, use hooks and hangers. Hang everything from trowels to wheelbarrows. For larger, oddly-shaped items (such as skis or kayaks), install custom shelving built to the specific length and width of whatever you need to store.

Garage Organization

Garages are great for storing things away but the key is being able to find them again when you need them. Following are organizational tips to get the most out of your garage storage:

• Pet supplies. Stock up on pet food at your local wholesale store and store the food in sealable bins.
  

• Holiday decorations. Store seasonal items, such as Halloween, Thanksgiving, Christmas, etc. decorations, in a loft above your cars or in a cabinet.
  

• Recycling. Create your own recycling center in your garage for paper, plastic, cans and glass. Locate your recycling center close to an entrance for ease of wheeling it out on recycling day.
  

• Camping gear. Organize all your camping gear, such as tents, boating supplies, etc. This will insure you wont leave home without the bug spray on your next camping trip.
  

• Chemicals. Install a heavy-duty cabinet with a lock and key for storing chemicals. Keep all chemicals high and away from kids and pets.

Use these tips to add storage space and organization to your garage.

Hilary Basile is a writer for MyGuidesUSA.com. At MyGuidesUSA.com (http://www.myguidesusa.com), you will find valuable tips and resources for handling lifes major events. Whether youre planning a wedding, buying your first home, anxiously awaiting the birth of a child, contending with a divorce, searching for a new job, or planning for your retirement, youll find answers to your questions at MyGuidesUSA.com. Find home improvement tips and resources at http://www.myguidesusa.com/homeimprovement

Kids are kids, they can easily cause stress to adults with all the tantrums they can create. Nevertheless, a family vacation will not be complete without these kids who get so excited on little things as ice creams and candies and mascots and clowns. As easily bored as they can get, you can easily please them with the many attractions in Florida.

Florida can offer varieties of fun filled activities and attractions not only for adults but also for kids. Here are some of the things kids would love during a family vacation in Florida:

1. The Disney Land. Admittedly, one of the much loved by children are the gigantic rides and theme parks where they can see variety of cartoon characters brought to life. Some of the exciting characters are Winnie the Pooh, Cinderella and Mickey Mouse. Aside from these attractions, they can enjoy delicious foods like ice cream, hamburgers, pizzas and a whole lot more!

2. The Parrot and Monkey Jungles. Kids would love seeing some of the exotic plants, tropical birds and animals in these places.

There are also beautiful gardens with abundant foliages and flowers. The Butterfly World is a park which offers a garden full of brilliantly colored butterflies flying in the air. The park also has species of orchids and roses abundantly planted everywhere.

There are zoos such as Miami Metro and Native Village with trained animals that are showcased inside the rainforest. The area has waterfalls and streams for wildlife habitat.

3. Childrens Museum. Florida offers different museums that can bring fun to toddlers. The kids can have interactive learning varying from technological, natural and artistic studies to enrich their knowledge of the places, people and culture of the past and present Florida State.

4. Seaquarium is available in Miami where dolphin, killer whale, and sea lion show is a main attraction. Your children can watch whale feeding and can get face to face with some endangered species.

Another destination is the Mote Aquarium. Aside from seeing sea creatures such as manatees, starfishes, urchins and turtles, kids will enjoy the interactive movie of a missing dolphin.

5. Evergrades Safari can also be a welcome idea for the kids. They can go fishing, trailing the jungle and can go watching alligator shows. Children 5 years old and below can watch the show for free; those aging 5 to 11 will have to pay $10.

6. Nick Hotel. A Nickelodeon themed hotel where your kids can enjoy the sight while simply resting. This is a world class hotel with Sponge Bob and Green Slime at the side. Your kids will truly love this place!

7. Farms and ranches are popular choices nowadays. Just an idea of being a cowgirl or cowboy with their hats and boots on can excite your kids. There are activities such as barrel racing, bull riding, cow milking and horse back riding.

They can also enjoy the foods such as coconut clusters, pecan rolls, goat milk, orangettes and pinapplettes cooked just for them. Pools and golf courses are also available for added fun.

8. Resorts are always fine locations for your kids. At Bath Tub Reef Beach, children can enjoy the underwater sights and have their cameras to take pictures of coral reefs.

9. The kids will also be amazed in the space coast. The Kennedy Space Coast offers a variety of explorations. Aquatic exploration showcases underwater adventure while space exploration highlights the moon. Other navigation includes natural voyages and beaches. The kids will enjoy this one heck of experience.

10. If your kids want activities on their own, you can register them in Naples Resort Adventure Program. The package includes 1 whole day or one evening camp. Complete with gears and other camping accessories, you can ensure your childrens safety to the expert campers. The whole package costs $65.

After a week long vacation, isnt it heart warming to know that your kids enjoyed the escapades? Kids are easily pleased with new environments they discover and it will be nice not only for them to appreciate the places but for them to instill some knowledge and appreciation of the nature, wildlife and sea creatures they have encountered. A vacation can always be fun and filled with learning experiences.

To reserve your perfect Florida vacation now go to: http://www.bigfloridavacation.com http://www.aperfectharmony.com or http://www.drnathaliefiset.com

As is the case when applying for any mortgage, be it a residential or a commercial mortgage, the better your credit and the better the collateral, the easier the process becomes. But that doesn't mean that if your credit is less than perfect, or you want to purchase commercial property in a less then desirable part of the city, that you are automatically locked out of getting the money you need. It just means that you need a "friend" in the business.

When you are applying for a commercial mortgage your potential lender will consider your credit rating, your business' balance sheet, the purpose of the loan, and the type and location of the proposed property as well as that property's appraised value. If every one of these items do not fall within the lender's acceptable guidelines then you may get a "no thank you" instead of a pile of money. Considering the amount of paperwork that you may have to complete in order to get a decision, be it a positive or negative one, you want to make sure that you have the best chances of securing that loan before you even start.

And that is where having a "friend" in the commercial mortgage business comes into play. If you were going duck hunting, and only had one shell with you, then you'd better be a pretty good shot. On top of that, you'd better not be planning to serve roast duck to a crowd because you're only coming home with one duck if any. Oddly enough, the same holds true when you are applying for a commercial mortgage.

Different lenders have different requirements for granting an approval. Since your goal is to make getting a commercial mortgage loan approval as easy as possible then you need to carry more than one shell with you. The best way to do that is to use the services of a commercial mortgage broker. A broker represents you and submits your commercial mortgage loan application to many lenders. Your "one shell" turns into a whole case of ammo as your application makes it across the desk of potentially hundreds of lenders. The odds are greatly in your favor that you are going to get an approval from at least one lender and, the truth is, many borrowers end up with several interested lenders and can actually negotiate the terms and conditions which suit them exactly.

Since your commercial mortgage loan broker doesn't earn their fee unless you get approved, they work with you to make getting a commercial mortgage loan as easy as possible. And, since the broker gets paid by the lender and not you, there is absolutely no reason not to engage their services.

Even if you had access to the same quantity of lenders as a broker does, you would have to fill out a separate commercial mortgage application and submit it to each lender. That process alone would take you more time than it takes to drive across the continent. A broker uses the same application and sends it to all of their lenders. That fact alone makes it easier to get a commercial mortgage than doing it yourself does. Even better is the fact that the broker already knows the terms and conditions that each of their lenders utilize. The broker will only send your application to those lenders whose qualifications you already meet.

Just like with everything else in life, there is an easy way and a hard way. If you're looking for the easy way to get a commercial mortgage loan then I suggest finding the best broker for your needs and let them do all the work. It doesn't get any easier than that!

About the Author
Commercial Lifeline are independent Commercial Mortgage brokers saving you money on your Commercial Mortgage and Bridging Finance through lender choice.

Download our free Commercial Mortgage guides by visiting our Commercial Mortgage Guide page.

This article comes with reprint rights. Feel free to reprint and distribute as you like. All that we ask is that you do not make any changes, that this resource text is include, and that the link above is intact.

GPS, or Global Positioning System, has become for the 21st century what bloodhounds and used to be for police forces and bread crumbs were for Hansel and Gretel: both a way to find a person or target, and a way for a person to keep from becoming lost. GPS uses its eyes in the sky, a group of twenty-one operating and three backup satellites in orbit nearly twelve thousand miles above the Earth, to interpret the signals sent from GPS devices down below.

GPS translates those signals into information about the latitude, longitude, and altitude of the device that sent it, and beams the information back to a GPS receiver in the same device. The whole operation is done in split seconds, accurate to within five meters, and is the result of over three decades and twelve billion (and rising) dollars spent by the US Department of Defense.

Military GPS Applications

While the DoD initially installed GPS systems in their Intercontinental Ballistic Missiles to help them locate their targets with pinpoint accuracy, the GPS technology has now fund applications far beyond its use in weapons systems. The US military used it once again in 1991, during the first Gulf War, when GPS was essential for the mapping of huge uncharted tracts of desert.

Because GPS information can be provided as a readout, interpreted, and printed as a map of the target terrain, it saved the military countless man-hours and risk to the personnel who would otherwise have had to map the desert while airborne. GPS has its defensive purposes as well; it allows a country to monitor the movements of military troops in another country across the globe and to prepare for an attack well lin advance.

Commercial GPS Application

The first non-military use of sGPS was for marine applications; those lost at sea and unable to navigate by traditional means could simply push a button to signal the GPS satellites and have their latitude and longitude appearing on a screen in a matter of seconds. Today GPS is most widely used in the aviation industry, as an aid to routing aircraft.

GPS technology has advanced so much, in fact, that it is now possible for ships computers to be linked to a GPS system which automatically navigates to a preprogrammed destination. GPS can function as both s ships navigator and captain, although it is highly improbable that it will replace them.

GPS, in both its military and commercial applications, has made the world a much smaller and safe, place!

You can also find more info on GPS Mount and GPS Portable. Gpssystemsreview.com is a comprehensive resource to know about GPS System.

Whether you are an affiliate marketer, a website designer or you make your living creating and marketing infoproducts such as ebooks, discovering profitable niche markets to exploit is probably at the top of your "to-do" list. The following is a four-step system you can apply anytime you need to find a new niche audience to target and profit from.

1. Initial Brainstorming

This first step is best approached with a very open mind and a notebook and pen handy. The idea is to seek topics that are outside your current realm of knowledge. One of the best ways to do this is by reading blogs.

Bloggers come from every walk of life, and you will find blogs with information on almost any niche topic imaginable. Best of all, bloggers provide fresh, timely information.

Start spending some time reading some random blogs. A good starting place would be at blog directories such as Blogdex - http://www.blogdex.net . As you are reading, you'll discover many different topics being discussed. Many of these you may have never heard of before. Start writing these down.

Example: You found yourself reading a blog post that described the blogger's recent experience at a demolition derby. Maybe you don't know much yourself about this niche, so you add "demolition derby" to your list.

2. Keyword Research

Once you have a list of several possible niches, the next step is to find out what keywords and keyword phrases people are using to search for this and related information via the major search engines. Good Keywords -http://www.goodkeywords.com for example, is a free Windows software you can download that will help you do just this. With this program, you can type-in a topic from your list and the software will begin to uncover many related keyword phrases being actively searched for.

It takes time to get the hang of this software, but once you master it you will be able to generate large and valuable keyword lists. After you uncover at least a few dozen related keyword phrases, save your list and move onto the next step. If you are not able to uncover many related keyword phrases, chances are there is not much potential here and you should start over with another topic from step one.

Example: Using Good Keywords or a similar tool, you enter the term "demolition derby". You soon have a large list of related keyword phrases people have been using to search for information on this topic, such as "demolition derby video" and "demolition derby car for sale".

3. Secondary Idea Creation

Read through the keyword list you generated. Some of your keyword phrases are going to give you ideas for other target audiences you may want to explore in the future. Take some time now to write these new ideas down while they are still fresh in your mind. Save this information for later reference. You can never have enough fresh ideas to explore when trying to uncover under-exploited niche markets.

Example: One of the keyword phrases in your "demolition derby" list was "demolition derby game online" - you note that later you should explore what other types of online games people are searching for.

4. Niche Potential Analysis

If you used Good Keywords to mine for keyword phrases, you will have also been provided with an approximate number of times each of these terms was searched for during the past month. The next thing you need to do is compare this number, representing potential search engine traffic, with the number of websites already catering directly to these searches.

To do this, start by taking your keyword phrases and do an exact phrases search on each of them at Google, making certain to surround your keyword phrase in quotes. Write down the number of results google brings back for your search. Next, compare the number of monthly searches for each phrase to the number of Google results.

If you are lucky, you will discover that some of your keyword phrases with good monthly traffic don't have many results in the search engines yet. If you find that you have uncovered a niche that has several keyword phrases with a high number of monthly searches and at least a few of them have a low number of results in Google, chances are you have found a very good niche to exploit with your next online project. If not, go back to the list you created in step one and repeat the process.

Example: You discover that the phrase "demolition derby car for sale" is searched for around 700 times monthly, but brings back only 486 results in Google and the term "demoliton derby pic" receives several hundred searches a month but only returns 258 results in Google. You are very happy to have discovered a potentially hot niche with good under-exploited keyword phrases to target.

Although there are several costly and difficult to master programs available that can help you discover unique target markets, the system above has proven to be an effective free method for uncovering niches to profit from. Apply it today and be on your way to niche marketing success.

James Allen is a niche market researcher who provides his private high-end internet marketing clients with valuable information on untapped niche audiences. He has just released a brand new compilation of his latest niche market research that you can use to profit from right now at:

http://www.NichesExposed.com

VoIP services have attained a special place for itself not just in the telecom industry but also world wide. There is no doubt about the growing dependence of business and residential houses on VoIP service for their daily dose of communication. A cheap calling rate with sterling quality is just one of the few advantages that have led to VoIP termination service enjoying the status that it has achieved today. Various research reports are witness to the fact that number of VoIP users are increasing over the years at a fast pace.

VoIP service providers are working towards reaching every nook and cranny of the world to ensure that voice over IP service is available in every part of the world. For this purpose the help of Wholesale VoIP carriers and VoIP reseller service providers is needed. This new and profitable technology has been fast accommodating the growing number of wholesalers and resellers of VoIP, thus ensuring that you can avail this revolutionary service no matter where you are situated.

Best VoIP Service

Best VoIP service will include number of features which will provide a reliable and secure calling service. Quality is one of the pivotal points when we talk about any telephony service. Customers would be willing to pay a little extra too if the quality of service is enhanced. Ensure this by opting for a VoIP service provider working with multiple points of presence and switches. Also service provider should have back-up routes in case the one provided to you fails to work.

An efficient customer support service is going to certify that your telephony service gives you minimum reasons to worry. Support service can be provided through helpdesk, email or a more recent online chat service. The most viable option is unquestionably online support so that you can put forth your issues directly and instantly to the technical personnel so that they can guide and offer you solutions.

VoIP service provides a number of features at no extra cost which can not be provided by PSTN or are heavily charged for. Therefore, it becomes obvious to select a provider who is offering you features which will enhance the way your business operates. For instance, call forwarding or follow me features.

Look around with the eye of an eagle to avoid regretting your selection of the provider later. Most of the times its the wrong selection of VoIP service provider which gives you reason to worry than the service itself.

Jump into the world of best service providers, visit: Voip Service Provider offering various Voip Services

Admit it; you really do not want to spend that much money on a phone call. Sure, you miss your boyfriend and all that, but a couple of hours on the phone when he is in New York and youre in California doesnt really help your bills.

What if there was a way for you to talk to him without paying for it? Well, there is: free phone chat.

Free phone chat has been around for quite some time now, but many people do not know that such technology even exists and thats why not many have taken advantage of this great gift! All you need to do is be on the Internet at the same time, have a headset with a microphone with you and you can start talking away!

The great thing about free phone chat is that it retains the same clear and crisp connection that you get on any ordinary phone. Free phone chat is as easy as logging into any of the free chat sites and availing yourself of this great service. Along with free webcam chat, free phone chat lets you connect with your loved ones and friends on an entirely different level. Writing to your loved ones is one thing. Its another thing to see them. But when you add to that the ability to hear their voice and see them at the same time, this kind of communication makes technology such a blessing for mankind.

The next time you find yourself separated from someone dear to you, think of free phone chat. With the availability of free phone chat, you no longer have to feel lonely and miserable. With just a few clicks on your keyboard, you will be immediately in touch with the voice that brings you comfort.

Call your mom now and try free phone chat for the first time. Youll see, even your mom will love free phone chat!

Free Chat provides detailed information on Free Chat, Free Chat Rooms, Free Webcam Chat, Free Phone Chat and more. Free Chat is affiliated with Merchant Account Service Providers.