Monday, March 26, 2018

Case Study: Why I don't know where the house is I sold and Why I really don't care...

HAPPY NEW YEAR!!! (I meant to post this in January...Don't be a procrastinator like me!😯)

The year is 2018 and I love to write, but I really don't feel like writing a whole lot today, so I am going to make this short and sweet. I hope your first week of 2018 is going well. I am having a great time learning about real estate and exploring all of the opportunity in it. I have been studying real estate for two years now. I did my first sale transaction back in 2003. It was a favor for an investor friend of mine. I found him a property, texted him the pictures and eventually signed the purchase sale agreement as his power of attorney. He wired the money to the title company and only really saw the house after the closing. That experience really peaked my interest, and I wanted to do more but I got caught up in the daily grind and everyone tells you, "Go get a job!" I was not ready to be an entrepreneur because of my fear of being outcast for not conforming to the norm. 

I have always had a hard time working a "nine to five". Ask anyone who has worked with me. I have always struggled. Many times I can't even get there on time. I have a Masters in Business Administration and a Masters in Education. Why? I have no idea. I hate working. The work I do is not mentally stimulating. Truth is; I just want to run and hide from the status quo.

The key is finding ways to support myself financially without working. There is a saying that goes, "Do something you love and you will never work a day in your life." My goal has always been not to all. REAL ESTATE is making that dream a reality! I will expound on that idea later.
I need to explain to yall what I do. I am a VIRTUAL REAL ESTATE fanatic. My self-created title is REAL ESTATE MEDIATOR. Essentially, all I do is put deals together with little to no money of my own. Some people call that "brokering" deals. Confession: I do not have a real estate license. I have taken the required courses, but I do not have a license. I am debating on if I should take the test or not, but we can talk about that later. Anywho....VIRTUAL REAL ESTATE; Someone asked me,"How is it virtual?" Virtual means to do something using the internet.

I sold a house a couple months ago and I have not seen it. I found it with the power of my internet. I sold it with the power of my internet. I received a wire transfer as evidenced by my online banking platform. If you do not like the internet, you do not like money. The internet is the number one most powerful tool for making profit in business. Period. There is no better way.

Here are 11 easy steps to closing your first virtual wholesale deal;
STEP ONE: Find a discounted property for sale at an online auction or real estate sale page.
STEP TWO: Google the address and gather info about the property from other websites.
STEP THREE: Read the directions and policies of the seller and website platform. Take notes.
STEP FOUR: Register to join as a buyer on the website.
STEP FIVE: Choose a state to focus on and find a title company. Make sure you know the title company's address, attorney's full name and email address and wiring instructions. (You can request wiring instructions by email.)
STEP SIX: Browse the site. Bid on the property of your choice or submit an offer as directed.
STEP SEVEN: Win the bid. Receive the purchase sale agreement. Electronically sign it and either use your personal name or business' name as the buyer on the contract. You can only buy properties with registered business name, if you choose not to use your personal name.
STEP EIGHT: Contact your funding partner, private investor or lender for the πŸ’°earnest money deposit, email the info about the property to your buyer's list, and hope one of them provides the earnest money OR use your own money to cover it. The investment will likely pay off triple fold!
STEP NINE: Once all parties have signed off on the contract, you will have 30 to 45 days to sell your contractual rights. You can sell (your contractual rights to the) property through email marketing, text message marketing and or social media. IMPORTANT: Make sure you get the lock box codes from the seller. If they won't give it to you directly, you will need to reach out to a local realtor to help you with the access, because some buyers will want to see the home in person,Believe it or not. πŸ˜ƒLOL!
STEP TEN: After emailing, texting and or posting your real estate deal make sure to respond to inquiries in a timely manner. Some buyers make offers with time stamps. They will only wait for a period of time for a response. They will need to know if you accept their offer or not. KISS: Keep it simple. "Your offer is accepted. Thank you." OR "Thank you for your offer. Our counter offer is $____." Never say "No". Always Agree or provide a counter offer for them to ponder over.
STEP ELEVEN: If you receive a good offer ACCEPT IT IMMEDIATELY. Send the buyer the title company information along with their wiring instructions. Also, send the buyer a purchase sale agreement to sign. I use for most of my real estate documents, however, you can also send the contract as an attachment to the buyer's email and have them sign and scan or fax it back to you. Do whichever one you are comfortable with. IMPORTANT: You will have to send the buyer the PSA and double close if you want to hide your profits OR if you are selling a foreclosed home.

If non of these conditions exist, instead of sending the buyer a PSA, you can send them an
Assignment contract.

You can assign your interest instead of selling the house with a PSA. If you sell the house using a PSA, you will need to secure transactional funding to buy it.  If you have a good spread this funding will be easy to get approved for. No credit checks. No bank statements needed. 

For example; Wholesaler Susan found a house on It had 3 bedrooms and 1 bath, located in Atlanta,GA. Susan placed a bid online and won the house for $36,000☺,and with fees and other costs the total price on the contract came to $48,000
  • Next, she used her own funds to wire in the required $2,000 deposit to the chosen title company. (Also, when a proof of funds was requested, she used her resources from her lender's website.)
  • Then, according to her contract she had 30 days to prepare to close. Through email marketing she found a buyer who agreed to buy the house for $58,000, so that is a $10K spread!
  • She will now need to send the END BUYER a purchase sale agreement stating a total price of $58,000 plus all closing costs. (I used to use a one page PSA, but now I use this two pager.
  • Susan called (and emailed) the folks at REIFunding aka Capri Capital LLC for the transactional funds she needed. She emailed the representative both contracts along with the title company's info and by closing day the $46,000 she needed was in escrow! (Her lender happily provided her one day funding at 2% interest.) 
  • Actually, before closing day the attorney from the title co. emailed her a HUD statement along with the request for her bank info and snail mailed other forms to her physical address for her signature. (First, they would need to close her deal..the A to B transaction. Then close the deal she made with the END BUYER...the B to C transaction...)
  • She mailed everything back and within a few days the deal was closed and $10,000 was wired to her bank account. Voila! Just like that! She became ten thousand dollars richer!
If you are lucky, you will be able to find a serious buyer on day one, but sometimes it takes a little longer. Worse case scenario: the property never sells and you lose money...but that is why it is important to build a strong buyers list before even searching for houses to sell. If your buyers are motivated enough they will put up the earnest money up for you and it will be a win win situation. The key is to make smart choices and follow through. Don't give up when complications arise, just learn from your mistakes and keep pushing forward.

In my next post I will go into details about my first out-of-state virtual sale. I still have never seen the place in person and really don't care if I ever do...
STAY TUNED, Queens and Kings!!

The throne is yours! Own it!

And remember: 

For more on this topic feel free to email me at

Thursday, March 30, 2017 IS THE ONLY REAL MONEY!

I am so excited about my new venture!! I was introduced to Karatbars International just yesterday while being nosey on Facebook. This investment just makes too much $ense! Everyone should have GOLD in their portfolio.

CASH is trash. Due to a little "I" word, INFLATION, it loses value bit by bit every single day.

Educate yourself about the US Dollar and why you need GOLD in your life in order to protect against inflation and gain prosperity.

WATCH "Karatbars New Presentation"

Why do you think you keep seeing WE BUY GOLD signs everywhere?
Why do they want your GOLD?
How many loaves of bread will a dollar buy you today? How much bread will a gram of gold buy you? This is some mind blowing stuff folks! Please watch and TAKE NOTE$

Go to today to start your free gold savings account and investment plan! You can be an Affiliate or a Customer -Your choice!

Pssst...Take a look at the National Debt Clock in Real time! This will blow your mind!

Take ACTION People! This is not one to ignore! GOLD IS THE ONLY REAL MONEY!
Learn and Earn.

Friday, December 2, 2016

New!!! QUEEN SOCIETY Event Calendar!!! 2017: The Year of the TURN UP!!!

πŸ‘‘πŸ‘‘QUEEN SOCIETY (a sisterhood of  educators✎&money makersπŸ’²)πŸ‘‘πŸ‘‘

2017:"The year of the TURN UP!!"Turn down for what??!! 2017 is set to be nothing less than Epic

Join the sisterhood, QS, for our year long celebration of being strong, smart, hardworking and devoted Queens! We talk love, money, and success! 

It is going to be a blast! Whoop! Whoop! Turn up! 

Turn Up! Get it, girl! 


What do you say, Queen? Will you join us? 

Happy New Year, Queens!

Saturday, Jan. 7th:
The Queens will attend a DALLAS COWBOYS GAME at AT&T Stadium! 

Buy Tickets; CHOOSE QUANTITY then click the BUY NOW Button--------------------->


Only 20 seats available! For more info click here. 


QS MEETUP @ Papadeux Duncanville Fri., January 20th 7:30pm Good Food! Great Networking! Free Drinks!

Address: Pappadeux Seafood Kitchen 800 E Highway 67, Duncanville, TX 75137-3406
RSVP by emailfacebook, or text me at 469.265.7392 and add your response here.




Attention all Queen Society Members and Friends!!! If you plan on traveling to Houston, TX for the SUPER BOWL WEEKEND Fri. Feb. 3rd thru Mon. Feb 5th. YOU NEED TO BOOK YOUR ROOM now OR INBOX ME TO reserve your spot!! 

####On rooms are starting at $77/night. You may have to stay in Seabrook/Kemah instead of Houston if everything you like is BOOKED UP! THE ROOMS ARE GOING FAST!! I have 3 rms. currently and you can INBOX me to save your bed for a low deposit, but if you want to book your own and pay the total $$$ upfront, simply go to ***WWW.SUNNYDOESTRAVEL.COM*** as soon as possible. You will thank me later! #QueenSociety.Net 

P.S. You can also book at ProTravel if u dont have patience to REGISTER***No Worries>>><<<SEE U thERE!


Psst....What happens in Vegas stays in Vegas!

Join us Friday February 24th for a weekend to remember! Members (and interested Non-Members) of Queen Society are welcomed to join us for the first group trip of the year; 
~πŸ‘‘Queens of LV 2017~Feb. 24th-26th, 2017~
~~We will have a 2 night stay at the luxurious Westgate Las Vegas Hotel Resort and Casino (formerly the LVH) which includes countless restaurants and gaming!

Choose Deposit
Check out the following itinerary provided by my travel agency;!

Las Vegas Weekend Getaway!

When: February, 24th-26th, 2017

Where: Vegas!

Who: Queen Society members and friends (Submit your $50 deposit today. Only 20 spots available)

$50 Reservation Deposit due by Dec.30, 2016 

$365 Flight and Hotel Deposit due by Jan. 30, 2017
Choose Deposit

"QUEENS OF LV" Itinerary:

Arrive from Airport. Check in at hotel. Change clothes if needed. 

Then Head over to GHOST BAR at the Palms Hotel to party 55 stories up with the best view of Vegas you will find! $10

12 noon Lunch at the luxurious BELLAGIO Buffet  $25

4pm Dinner on the Go @ Las Vegas Strip

6pm Gaming at Luxor Hotel

7pm Magic Show:

Product Image


Category D: rear view seating
Sat, Jan 7
2 tickets
Price per ticket$77.26
Service fee$5.95

Head over to Freemont Street for ziplining, people watching, eating and sight seeing!

Prepare to return home. Fly out Sunday night. Say Goodbye to Vegas😒Fare ye well!
Spring  Break Getaway!!! (details coming soon)

QS MEETUP (details coming soon!)

QS MEETUP (details coming soon!)

QS MEETUP (details coming soon!)

Queens' Essence Festival Adventure! (details coming soon!)

Monday, November 14, 2016


Guess what, friends?! 
Sunny is now designing clever tees for women (aka Queens)! 
Check out to get yours today!

Sunday, October 30, 2016

The Texas State Fair $$$$

On October 22, 2016 I went ahead and did it. Decided to not be cheap this time around and go to the Texas State Fair! I had a free ticket. Last year I didn't go. My stupid employer last year did not grant us teachers a fair day, a day off. Also, the fair ticket they had for me was delivered to the wrong campus. I was not sure how much a ticket was, but I was sure that I was not going to pay for it. In 2014, I went to the fair with my mom. I had a different employer at the time and my entrance was free. I really don't remember how it went that year and I have no pics of the adventure, but I know I did not ride any rides. I usually just go for the food and sightseeing. I also like the car show. In 2013, I remember, for the first time I went to the fair with a date. He was a very handsome guy from OK. We had a great time. No rides, just exploring the exhibits and eating the wonderful gut busters. This year was the same. All I wanted was a turkey leg. I try to budget as tight as possible because money runs away from me most days. I did not want to spend anymore than $80 for the whole experience, so I was a little on edge. First, as I approached South Dallas, the traffic was crazy.

As I drove around, with my daughter in the backseat of my jeep, I ran out of gas. All of the gas stations were being used as paid parking lots. It was hard to find one with pumps actually operating. When I finally did, I pumped my gas then asked the attendant, a young Hispanic guy, how much was it to park there. I could see the Fair entry gate directly across the street. The guy looked at me and said, "It's $25."  Twenty five dollars?  "That is too much. Yall crazy." I complained, then quickly jumped back into my SUV and hauled behind out of there. Right behind that station there was another lot. A Black teenage attendant told me it was $15 to park there. I waved the white flag and went ahead and gave him the money. It was a $10 savings. That's a lot. He also sold me a fair ticket for $10 which was good; a $4 savings. I needed that one for my daughter. Paying $20 for gas, $15 for parking and $10 for the ticket I was already down $45 before I even entered the dang place! However, my determination to enjoy my day and create fair park memories made me march on. 

Okay, so after fighting through the crowds, I found my favorite place; the food pavilion.:) It was shoulder to shoulder traffic in there. My daughter said she wanted nachos. Man, that line was a mile long. All I wanted was a turkey leg. I looked at the sign. The turkey legs cost 24 tickets! The tickets were $10 for 20 and 50 cents each. That's highway robbery. I was so mad at that. The nachos cost 15 tickets. Drinks were 8 tickets. I was being played like a sucker, me and all the rest of the attendees. How in the h%$#  are you going to charge that much for one entree? That is insane. Inflation is real around these parts. OMG!

We reluctantly bought the nachos and turkey leg. I was like, "Might as well. We are here now." They tasted the same as they always do; good. Nothing special, not $30 worth of yummy greatness, but good enough. I was eating and at the same time thinking, "They wont see me again." It is not just the prices, It's the principles of the matter. They are taking advantage of people who just want to have a little fun. In a big boring city like Dallas, Texas this fair thing is crucial. People look forward to it all year, and each year it gets more and more expensive. They have good marketing though and curiosity will always bring people back. It is a huge event. If I ever go again, I am taking the train and bringing my own drinks. They don't check bags. They won't see my tea and sodas at the bottom of my Coach. Might even bring a cooler. That's if I ever return, which the chances are slim to none.