Mary Cummins, Real Estate Appraiser, Animal Advocates, Los Angeles, California

Mary Cummins, Real Estate Appraiser, Animal Advocates, Los Angeles, California
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Showing posts with label texas. Show all posts
Showing posts with label texas. Show all posts

Sunday, November 24, 2024

What will Donald Trump, Scott Turner do to HUD? Same thing Trump Did First Term, Cut the Budget and Programs, by Mary Cummins



Photo: Wikipedia, Donald Trump, Scott Turner, HUD, Mary Cummins, Real Estate Appraiser, 

Donald Trump nominated ex-football player, motivational speaker and Pastor Scott Turner to be the head of HUD. Scott was a Texas State Representative for the 33rd District for two terms. He was also on Trump's White House Opportunity and Revitalization Council during Trump's first term. In 2023 he was hired as Chief Visionary Officer (lobbyist?) at JPI a real estate company.

When Turner was on the White House Opportunity and Revitalization Council he co-produced a one year report. That report was the result of the Trump 2017 Tax Cuts and Jobs Act. It dealt mainly with plans to promote investments in Opportunity Zones. A final report released in 2020 stated they were involved in different grant programs. Trump cut the HUD budget at least 18% during his term so grant programs and funding were reduced. That appeared to be a name only PR council and report.

We can expect Trump to again cut the HUD budget. I personally feel some programs are vital and others should be cut. I'd like to suggest HUD cut the funds given to NFHA for defamatory advertisements trashing appraisers. They could also cut the funding for the improper sting operations and lawsuits regarding appraisers. They should also look into the false and frivolous appraiser complaints. Hire an independent real estate appraisal company to investigate to see if the values in question were market value or not. If they weren't, investigate. If they were, dismiss the complaint and send an all clear letter. So much money was wasted on these worthless programs that did not find appraiser bias.

Trump in his Project 2025 plan stated he'd get rid of PAVE. The PAVE Task Force is over and it didn't really change anything. The main purpose was to get black, Latino and lower income votes and to keep campaign promises about solving made up problems. Joe Biden lied and said appraisal bias was a huge problem causing wealth inequality. The real problem is income inequality causing wealth inequality. Biden said he alone could fix the fake problem if they voted for him. The fake problem didn't exist. 

We were already doing all of the suggested PAVE programs. We already had appraisal appeal aka Reconsideration of Value ROV processes. We already had mandatory bias, discrimination and fair housing education. We already had a complaint process. We were already planning a PAREA like solution to the mentorship program problems. The PAREA program is not yet successful with only a handful of graduates at huge expense. Appraisers are almost as diverse as real estate agents. The issue is high initial cost, time and inability to make a living in the current market. This goes back to income inequality. 

Most people think HUD has the power to solve the housing crisis. It does not. HUD only oversees public housing programs and government backed mortgages. They have no control or jurisdiction over the real causes of the housing crisis which is insufficient number of housing units. That problem is caused by the states, counties and cities building requirements. It's not a problem under the direct jurisdiction of the federal government.

Trump has made some suggestions for helping the housing crisis. He will most likely roll back the Inflation Reduction Act which mandated more energy efficient homes. I doubt the developers will trickle down those savings to the consumer. Trump also suggested using federal lands to build homes. Those lands aren't in areas where people want to live. The last time the government did that developers built cheap shitty homes on swamp land such as Marin City. Trump said he'll reduce interest rates but he has no control over that Department. 

It will be interesting to see what Donald Trump and Scott Turner actually do with HUD. I predict they will just reduce the budget and cut programs like Trump did last time. Turner will do a lot of positive press and release a lot of positive reports while he obeys Trump and guts the Department as much as possible. 


Mary Cummins of Cummins Real Estate is a certified residential licensed appraiser in Los Angeles, California. Mary Cummins is licensed by the California Bureau of Real Estate appraisers and has over 35 years of experience.


Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary, Cummins, #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, certified, single family, condo, condominium, pud, hud, fannie mae, freddie mac, fha, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, brea insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, 1073, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls, historical appraisal, facebook, linkedin

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Tuesday, July 12, 2022

Los Angeles Sixth Street Bridge and Texas Seventh Street Bridge Similarities - Mary Cummins real estate appraiser

After I posted about the new Los Angeles Sixth Street Bridge and viaduct a Texas friend told me it looked like the Fort Worth, Texas Seventh Street Bridge and viaduct. They look very similar. Some facts about both. 

The Los Angeles, California Sixth Street Bridge and Viaduct built 2022 is 3,500 ft long with 20 arches and four traffic lanes. It took six years at a cost of $588,000,000. It replaced the 1930 Sixth Street Bridge and Viaduct.





https://www.sixthstreetviaduct.org/

The Forth Worth, Texas Seventh Street Bridge and Viaduct built 2013 is 1,000 ft long with 12 arches and four traffic lanes. It took four months to build at a cost of $25,000,000. It replaced the 1919, 1954 Van Zandt Viaduct.


https://www.fortwortharchitecture.com/7thstbridge.htm

Arches are actually a common bridge element. Early bridges back before Roman times were arched for structural integrity. Here's an article on only arched bridges.

https://structurae.net/en/structures/bridges/arch-bridges

The original Sixth Street Bridge built in 1930 below had arches but only two. The LA bridge has arches that go below the bridge driving surface whereas the Texas one does not. Still, they are very, very similar bridges. I think at the very least the LA bridge was inspired by the Texas bridge.



Mary Cummins of Cummins Real Estate is a certified residential licensed appraiser in Los Angeles, California. Mary Cummins is licensed by the California Bureau of Real Estate appraisers and has over 35 years of experience.


Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary, Cummins, #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, certified, single family, condo, condominium, pud, hud, fannie mae, freddie mac, fha, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, brea insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, 1073, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls, historical appraisal, facebook, linkedin DISCLAIMER: https://mary--cummins.blogspot.com/p/disclaimer-privacy-policy-for-blogs-by.html
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Saturday, January 1, 2022

How to File Your Own Lady Bird Deed Real Estate by Mary Cummins Real Estate Appraiser Legal Expert

Lady Bird Deed, ladybird deed, enhanced life estate, revocable, real estate, trust, estate, deed, form, free, texas, vermont, west virginia, mary cummins, real estate appraiser
Lady Bird Deed, ladybird deed, enhanced life estate, revocable, real estate, trust, estate, deed, form, free, texas, vermont, west virginia, mary cummins, real estate appraiser

 

A "Lady Bird Deed" is also known as an "Enhanced Life Estate Deed." The deed allows the person owning the property, the life estate, to have full control over their property for life. They can terminate or change the deed at any time because it's revocable. The owner of the property has full continued power and authority over their assets without the involvement of the beneficiary. Without such a deed the owner would not be able to mortgage, sell the property or give it to someone else. 

In my experience the main purpose of such a deed is when a parent wants to leave their home to their child/children to avoid probate and eliminate transfer taxes. Prior to the Lady Bird Deed the transfer was irrevocable. That means you could never retract the deed if say your child mistreated you or became involved with elements such as drugs, gambling, debt, prison or a person, marriage you didn't feel was in their best interest. With the Lady Bird Deed you have full control of the property and can change your mind and take it back any time you like. 

The main estate and tax reasons to use a Lady Bird Deed are of course to avoid probate and taxes. The deed automatically transfers the property to the designated beneficiary upon death of the original owner avoiding probate. Because of the way assets are classified through the usage of a lady bird deed, anything left to a family member is termed an “incomplete gift” for tax purposes. This classification comes with two important benefits. "First, because of their incomplete status, these assets do not have any gift tax associated with them – there’s no need for the beneficiary to file a gift tax return. Second, the assets are included in the deceased family member’s estate when they pass. Because of this, the property qualifies as adjusted – essentially removing any appreciation that may have occurred while the original owner still retained the asset, which means the new owners will not have to pay as much in income taxes if they decide to sell the property." There are also benefits it you apply for Medicaid. A Lady Bird Deed does not have to be disclosed as a transfer. 

If you ever change your mind about the deed, you can file a revocation document or a new deed giving, selling the property to someone else.

Legal Terms Used in a Lady Bird Deed

ESTATE IN REMAINDER - The estate which is owned after the owner of the life estate dies. If you own the home and Lady Bird deed it to your son, your son owns the estate in remainder after you die.

GRANTOR - The Grantor is the owner of the property who is giving the estate in remainder.

GRANTEE - The Grantee is the owner receiving the property or estate in remainder. The Beneficiary.

LEGAL DESCRIPTION - The legal description is generally what is included in the deed that legally describes the property which is the land. It is generally tract # x lot # x. "Tract # 5745 lot 300." If there is more than one portion of a lot, if could be longer such as "MONTROSE TRACT AS PER BK 5 PG 170 OF MAPS SE 40 FT OF LOT 14 AND ALL OF LOT 13." Farm land is even longer and more complex. 

LIFE ESTATE - The estate which is owned during the life of the owner of the estate. If you own the property and lady bird deed it to your daughter, you own the life estate. 

PROPERTY ADDRESS - The United States Postal Service address of the property. Example, 123 Main St, Los Angeles, CA 90012. 

How to File a Lady Bird Deed

Go to this link and download the pdf. You can also just use the text below and make your own form.

https://drive.google.com/file/d/1o_ztG6MHl6vhDpkERU8VOfJSGhtr71sD/view?usp=sharing

Fill out the form. 

Get it notarized by a licensed notary. Be sure to bring your identification. They may charge you $5 or $10 to notarize it but your bank may do it for free.

File the form with the County recorder where the property is located. 

Text from the form.

*******

Lady Bird Deed 

This Deed is made on this day of _______________, 20__, between the 

Grantor ______________________________ 

of address __________________________________________________ and the  

Grantee Beneficiary ______________________________ 

of address _________________________________________________. 

For good and valuable consideration paid by the Grantee Beneficiary, the receipt of which is hereby 

acknowledged, the Grantor does transfer and convey the following described property to the Grantee 

Beneficiary effective on the Grantor's death: 

Property Address: ______________________________________________________________ 

Legal Description: ______________________________________________________________ 

 _____________________________________________________________________________ 

 _____________________________________________________________________________ 

The Grantor reserves a life estate for himself/herself during the Grantor's lifetime coupled with an 

unrestricted power to convey during the Grantor's lifetime, which includes the power to sell, gift, 

mortgage, lease and otherwise dispose of the property, and to retain the proceeds from the 

conveyance. 

EXECUTED this day of _______________, 20__. 

Grantor Name: _________________________ 

Grantor Signature: ______________________

STATE OF _________________________ 

COUNTY OF _________________________ 

On this day, personally appeared before me, _________________________, to me known to be the 

person(s) described in and who executed the within instrument, and acknowledged that he/she signed 

the same as his/her voluntary act and deed, for the uses and purposes therein mentioned.

Witness my hand and official seal hereto affixed on this day of _______________, 20__. 

Notary's Public Signature: ______________________ 

*******

More information about the Lady Bird Deed here.

https://agrilife.org/texasaglaw/2019/11/22/enhanced-life-estate-deeds-aka-lady-bird-deeds/

Disclaimer: I am not an attorney. I am a licensed real estate broker, appraiser, expert with over 35 years of experience. I help people fill out basic real estate forms. If you need legal, estate or tax advice, please, contact a licensed attorney in your state. I'm in California. Lady Bird Deeds are recognized in Texas, Florida, Michigan, Vermont, and West Virginia.

Mary Cummins of Cummins Real Estate is a certified residential licensed appraiser in Los Angeles, California. Mary Cummins is licensed by the California Bureau of Real Estate appraisers and has over 35 years of experience.


Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary, Cummins, #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, certified, single family, condo, condominium, pud, hud, fannie mae, freddie mac, fha, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, brea insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, 1073, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls, historical appraisal, facebook, linkedin
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Wednesday, March 15, 2017

Eminent domain in Texas, California, Arizona, New Mexico and the border wall - Mary Cummins real estate appraiser

Eminent domain, Texas, lawyer, attorney, commission, hearing, appeal, real estate appraisal, Dallas, Mary Cummins, real estate appraiser, Biersdorf & Associate
No need to reinvent the wheel. Here is an explanation of the process from an eminent domain attorney in Texas. This is the same process we have in California. In California you can be compensated for up to $5,000 for an appraisal. You can also have some or all of your legal fees covered. Check with an attorney first.

The Eminent Domain Process from Biersdorf & Associate. "The majority of eminent domain cases in Texas meet the requirements for public use and necessity. Examples of cases that meet this criteria are the acquisition of private property for a road expansion project; the acquisition of property for a school expansion project or installation of new sewer lines.

If the taking of your property meets the requirements for public use and necessity, then continue reading to learn more about the eminent domain process in Texas. Please note there are extended explanations for all of the numbered sections in the flowchart.  We will be adding additional information on each item in the flow chart in the near future. Please be aware that the flow chart is simply an overview of the process and should not be used as a tool to take matters into your own hands.

http://www.condemnation-law.com/texas-eminent-domain-attorney/process/

Extended Flow Chart Information:

1. Government Announces Project and Properties Affected
2. Property Owner Hires an Attorney
3. Government Inspects and Values Property
4. Government Makes Offer to Property Owner
5. Attorney Evaluates Offer
6. Determine Negotiation Strategy
7. Select Appraiser to Determine True Property Value
8. Property Owner Settles with Government
9. Deed is Transferred
10. Owner’s Case is Done
11. Property Owner Does Not Settle With the Government
12. Government Initiates Eminent Domain Proceeding
13. Commissioners Appointed
14. Commissioners Hearing
15. Government Pays or Deposits Award, Takes Possession
16. Owner Accepts Commissioners Award as Final
17. Owner Appeals Commissioners Award
18. Trial on Compensation

If you have questions regarding the eminent domain process in Texas, contact us for more information. The eminent domain process in the state of Texas is complicated, and if you are undergoing eminent domain and want to make sure you are justly compensated, you should speak to an eminent domain attorney. Speaking to an eminent domain attorney regarding your case will keep you informed of your rights, the eminent domain process, and whether or not your attorney’s fees will be paid for by the state of Texas."

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the
Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game and the USDA. Mary Cummins is also a licensed real estate appraiser in Los Angeles, California.


Google+ Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, wildlife, wild, animal, rescue, wildlife rehabilitation, wildlife rehabilitator, fish, game, los angeles, california, united states, squirrel, raccoon, fox, skunk, opossum, coyote, bobcat, manual, instructor, speaker, humane, nuisance, control, pest, trap, exclude, deter, green, non-profit, nonprofit, non, profit, ill, injured, orphaned, exhibit, exhibitor, usda, united states department of agriculture, hsus, humane society, peta, ndart, humane academy, humane officer, animal legal defense fund, animal cruelty, investigation, peace officer, animal, cruelty, abuse, neglect #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit
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