If you're going to go this route, I think it's extremely important to have actual data sheets sent to you so that you can begin to learn how to evaluate values. You'll soon discover that no one runs comps like you do. After all, a comp is merely someone's opinion of what a property is worth. I've had Realtors provide alleged comps on properties that were in different subdivisions miles away, fifty years older than my target property, with a different number of bedrooms and baths, different foundation structures, sold years prior, etc. Do you really want to trust six figure decisions to someone else's judgment?

Become a Realtor Although I frequently see disparaging comments about Realtors and liability associated with becoming one, I think this line of thinking is way overblown. I can promise you that if you're in real estate long enough; you're going to end up a target for someone. Whether or not you happen to have a real estate license is probably irrelevant.

Then there's theory that you're held to a higher standard if you're licensed. Again, who cares? You're not going to operate your business to at least standards that Realtors are held to?

No, I'm not licensed and I go back and forth on whether or not I should be, but my decision, or lack of one, is based on costs versus benefits and being lazy. I've never met a successful investor who also happened to be licensed who told me not to get my license. It's seems to be only folks who aren't licensed who warn me of "risks". So, my suggestion is to not rule out this possibility simply because someone else told you to or you read something on a newsgroup.

Obtain an Associate Membership In some areas, Board of Realtors will sell associate or affiliate memberships to non-licensed individuals. For example, appraisers may qualify and I've heard of investors being able to obtain a membership as well. In my area anyone who wants access to MLS must have a real estate license or someone in their office who is licensed. If you don't know if this is available in your area, it's certainly worth a phone call.

Relationship Access Building relationships with Realtors and other professionals who have access to MLS is another great way to gain access. Granted, this methodology takes longer and requires ongoing efforts, but it is an effective way to get comps. You may start out initially with receiving faxes and then progress to limited and supervised access to MLS during non-work hours. From there you might achieve non-supervised access, which then gives way to a full-fledged copy on your home computer. Anyway, you get picture. As relationship grows and Realtor is fairly compensated for time spent, you'll find it easier to ask for favors.

As far as how you do this, I would suggest scheduling lunches with appropriate people. If you take ten Realtors out to lunch over a month, you'll find someone willing to work with you. I would suggest contacting agents who specialize in commercial properties. The reason is simple. Agents who work residential listings and buyers need to use MLS on a daily basis.

Commercial agents typically don't. In fact, in my area commercial real estate deals are handled almost exclusively through networking. In other words, it's done by word of mouth, phone and faxes and MLS isn't even used. However, being a member of Board of Realtors still requires paying same dues regardless of fact that commercial agents may not really use MLS. Is it possible that one might agree to let someone else pay for that service that they're being charged for, but not using? Hmmm...

If you're going to take this approach, tread lightly. In many areas allowing non-licensed individuals access to MLS is viewed as a violation, thereby putting agent's license and livelihood at risk. Again, it's a relationship thing. However, perhaps that agent opened a "branch office"? Anyway, it's something to consider and I wanted to let you know that not only is it possible to do this, it's not even that difficult.

Summary In summary, let me state that no method for getting comps will surpass importance of learning your market and more particularly, your farm areas. However, that takes time and I wanted to let you know there are other ways to get it done while you're gaining knowledge and experience. In my opinion combination of MLS access and firsthand knowledge is critical in determining comparable values, but that's not always possible, especially when just starting out.

So, it's time to get busy chasing MLS access and learning your farm areas. Good investing...

Sincerely, Tim Randle

http://TexasRealEstateClub.com

(c) Copyright 2003, All Rights Reserved.

If you are more motivated by doing toughest part first, then begin with that. As they say, eat a live toad first thing in morning, and nothing worse will happen to you rest of day. Tackle that "toad" -- task you have been putting off, one that is hanging over your head -- because it will lift an immense load and you will feel much more productive.

5. Delegate some tasks to others. If you don't enjoy doing it, can you delegate it to someone else? Or even if you enjoy doing something but find that you have too much on your plate, either delegate it to someone else or renegotiate your commitment. Read my March 2002 article, To Do or NOT to Do…That is Question! to help you sort out your commitments. If you're feeling overwhelmed, you may benefit from doing a RAM Dump, which is described in my March 2001 article, March 4th…Time to March Forth!

(Articles are posted at http://www.orgcoach.net/newsletter/freenews.html) 6. Don't be a perfectionist. Unless you're a rocket scientist at NASA, you're paid to get results - not to be perfect.

7. Commit yourself to action with specific deadlines. Promise results to others. Fear of losing face is a powerful motivator. Or build in accountability for yourself by telling a friend, co- worker or your coach exactly what you plan to get done each week. Ask them not to accept any excuses from you, and to remind you why you said you were doing all this in first place. Set up a weekly check-in with an accountability partner where each of you reports to other.

One of most powerful tools I know of for getting things done is weekly planning process. Make a weekly appointment with yourself to plan your coming week. During your planning session, schedule important activities and tasks so you have a concrete plan for following through with your intentions. Then promise yourself a reward once you've completed task. It may take time to break procrastination habit, so give yourself permission to fail a few times. Remember that even a small amount of progress may allow you to achieve more than you ever have before.

GONE FISHING? Back and forth, searching for right spot, you throw your line out time and time again. "This is place" you think, as you wait for a bite. Another snag! You begin to reel as tension increases. Snap!

Tired of fishing for information? According to one study, average executive wastes up to one hour a day – that's nearly two months per year -- looking for lost and misplaced information. What a drag on your time and energy! It's time to cast aside your old habits and try some new techniques. Don't put this off, or you'll be on a permanent fishing expedition! Do it now!!!

People pile instead of file for two primary reasons: (1) a fear of never finding it again once it's filed away; (2) a fear of forgetting to follow up on something requiring action. I recommend two essential tools to assist you – Kiplinger's Taming Paper Tiger, a program that guarantees you will find anything you file or store in 5 seconds or less, and a customized tickler file system, which gives you a place to store things until you have time to follow up and reminds you of important follow-up at appropriate time. Used consistently, these tools are guaranteed to save you lost time you've spent fishing for documents in past. Check out my website at http://www.orgcoach.net for information on both of these tools.

Visit http://www.orgcoach.net eleclasses.html to learn more about my free monthly Buried in Paper TeleClass or my De-Clutter Your Life TeleClass series.