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Title Insurance: The Basics
2008-05-13 10:11:00
I have often found that many homebuyers lack a fundamental understanding about title insurance. While most past clients have admitted to briefly discussing the topic with their real estate agent, they don?t seem to understand its purpose or function–only that it will be an additional expense on the settlement sheet for which they are responsible. What is Title Insurance ? Title insurance is a policy of insurance that protects against losses arising from defects in and/or claims against the title to property. Examples of such defects and/or claims include tax liens, easements, mechanic?s liens and ownership claims by third parties. Lender?s Policy/Owner?s Policy There is no legal requirement to purchase title insurance prior to acquiring a property. In practice, any lender will require you to obtain, at a minimum, a Lender?s policy of title insurance for an amount equal to the loan. This protects the lender?s investment in the event of a third-party claim. The insurance...
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The Part-Time Real Estate Investor
2008-05-12 13:04:00
Many people want to invest in real estate but have one small problem ? they have a full-time job. While they may prefer to be a full-time real estate investor, they need the income from a job to survive. While real estate investing may provide a great income, it is difficult to make enough to live on right away. The obvious solution is to start part-time while continuing to work. It should be noted that part-time does not mean spare time. Who among us has any spare time? Our free time always seems to be consumed by this, that and the other thing. Investing part-time requires that we set aside specific hours to pursue our real estate ambitions. If you took a second job working somewhere a few hours a week you would be expected to be there at specified times. Part-time investing is no different. Set specific hours that will be devoted to your investment business. Set Goals Determine what form of real estate investing you want to do. After you have made your selection be sure to set...
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Finance Apartment Building Purchase with a Limited Partnership?
2008-05-12 11:01:00
Many aspiring apartment building investors are eager to buy their first apartment building but many times they don?t have the requisite 20% financing that banks and commercial lenders require. There are certainly creative ways to overcome this obstacle, however, it should be stressed that there is no one answer or magic solution that will apply to every deal. The apartment building buyer should first and foremost evaluate the property to make sure that the property will ?debt service?. This simply means that the total income produced from the property will be able to pay for all of the annual expenses including the principle, interest, taxes and insurance. In addition to covering all of these expenses the property should also show a profit as well. Banks require a debt service coverage ratio of 1.2 or 1.25 on most apartment building investment deals. After determining that the apartment building will have a positive cash flow and a debt service coverage ratio of at least 1.2 ...
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Bigger Pockets if you Wholesale to Owner Occupants
2008-05-10 22:27:00
If you are looking for bigger pockets RIGHT NOW, your concentration should be focused on wholesaling real estate deals to buyers who are looking to occupy the property, and helping them secure the financing needed to make to deal happen. If you haven?t become best friends with a mortgage broker then your business may be suffering. In my opinion, Mortgage Brokers play the single most important position on the field of real estate investing. I am pretty sure most of you investors have very reliable brokers in place to handle your acquisition needs; but what about the needs of your owner occupant buyers. Become the one-stop shop for buyers and allow your earnings to run on cruise control. The ideal scenario is to acquire a property via contract for 50 to 60 cents on the dollar and AS-IS, of course. Have your mortgage broker procure a 100% loan for your buyer at 80% of market value and look to generate a hefty cash now assignment fee. Lucky for us, FHA goes up to $700K. So a ho...
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The Lazy Man?s Way To Real Estate Investing
2008-05-09 19:16:00
American investors can thank an Australian investment vehicle for letting them invest in real estate the lazy way. Officially born in 1971 in the land down under it was, and still is, known as the Real Estate Investment Trust (REIT). When I was a stock broker, some of my clients fell in love with this income producing product because they quite often paid higher yields than stocks or bonds. They also were and still are highly liquid. The REITs with sound properties in their portfolio not only paid like clockwork but paid well. The same holds true today even though the market has been whacked around a bit. I am not advocating anyone or everyone become a REIT investor. While I still like them, I prefer to slog around neighborhoods looking at potential inventory and doing the attendant research. My son on the other hand is the true lazy American. He will let someone else do the work for him. REITs are perfect for him. For those who may not be familiar with real estate investment trust...
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The Real Estate Investor Buying Process
2008-05-08 21:55:00
The Investor Buying Process 1. Build your TEAM If there was one thing that will make a difference between a good experience/deal or a bad experience/deal…it is your team. Your team could consist of a Real Estate Agent, Mortgage Broker, Title/Escrow Agent, Insurance agent, Home Inspector, General Contractor, Real Estate Attorney, and the list can go on. We are going to start with the most important…and that is your Real Estate Agent and Mortgage Broker. So how do you know the difference between a good team member and a bad one…we recommend the book Rich Dad’s Real Estate Advantages …in chapter 5 it covers some of the questions to ask and what to look out for. We have listed a few of these questions for you?. 2. Your Exit STRATEGY (& Credit) = Loan Options You need to start with your exit first. If we break down your exit strategies, they will fall into 2 categories?cash flow or capital gains. What is the difference? My parents have a ranch a...
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Real Estate Lessons Learned Or Lost?
2008-05-07 18:02:00
Will we ever learn? Doesn’t look like it. You’d think what with all that has gone down with the subprime mortgage/credit mess, the real estate industry (or, at least, segments of it) would be in the forefront of a much needed reform movement. Instead, there seems to be an almost pathological desire to return to “normal” as soon as possible. While it is certainly true that people all over the country are finding it difficult to obtain mortgages–even people with good credit ratings, hardly a week goes by when I don’t read a newspaper ad or hear a radio commercial that tells would-be home buyers that they can get a mortgage even with rotten credit, the very thing that go us into this ordeal in the first place! Since most people with bad credit are finding it nearly impossible to get reasonable mortgages, it is baffling about why some places are advertising that they can? I don’t have a good theory on what they might be up to and would be intere...
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BiggerPockets.com Mentioned in U.S.News & World Report: Six Secrets of Inte
2008-05-06 20:45:00
When U.S.News & World Report ’s Luke Mullins was researching and writing an article about using the internet for home buying, I’m pleased that he turned to BiggerPockets.com as one of his key sources of information. Six Secrets of Internet Home Buying by Mr. Mullins, a really nice guy, BTW, details some good tips for home buyers who may be using the internet to assist in their quest for a new home. The interview and mention was another nice acknowledgment of what we’ve been able to accomplish with BiggerPockets, and I look forward to working with more journalists in the future on their articles. What’s great is that several friends of BiggerPockets, including the always great Pat Kitano were also interviewed for the piece. I hope that everyone gets a chance to check out the article and all of Luke’s other articles. Thanks, Luke! Advertisement: Payday Loans Online from the leader in online cash advances since 2003. Share This This Post is from ...

Buy an Apartment Building with No Guru Included
2008-05-06 00:47:00
There are many thousands of savvy investors across the United States who would love to begin investing in apartment buildings but they just don?t have a plan for success. In other words, they don?t have a clear understanding of the necessary skills, knowledge, and mechanics of commercial real estate investing. Unfortunately, there are very few resources available to the first time apartment building buyer that offer clear, concise and effective information that can be followed like a business plan. The market is flooded with gurus and secret formulas but most of these gurus and formulas are ineffective and actually will have a negative impact on the efforts of the first time apartment building investors for reasons that will be explained in the following article. Many real estate gurus that teach apartment building investment seminars are very successful real estate investors, however, their major flaw as educators lays in the fact that they teach one ?system? that has worked for ...
More About: Building , Guru

A Walkaway Joe
2008-05-05 13:00:00
In the late 1990s country music star, Trisha Yearwood, had a hit song titled Walkaway Joe. The title of that song would be an apt description of many borrowers today. These people invested in real estate by leveraging themselves as much as possible. Many of them bought homes with little or no money down. The softening of real estate prices has left many of these investors owing significantly more than the house is worth. A lot of people decide to walk away from the homes rather than fulfill the obligation that they signed for. They make a business decision based strictly on dollars and cents rather than feeling any moral obligation to repay the loan. There will always be people that are blindsided by some catastrophe in life that sends them into foreclosure. Perhaps a job loss or medical crisis has impaired their ability to repay. I hope these individuals find a way to get back on their feet and find a way to get on with their lives. They are not the problem. Born to Be a Leaver? ...
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Creating a Mortgage Fraud Law with Some Bite - A Thought Experiment
2008-05-04 17:19:00
I was just reading an article about how Mortgage Fraud is now a specific crime in Missouri, but couldn’t help but think to myself whether or not this law goes far enough. While I haven’t read the law itself, a $2,500 fine and/or jail is just not going to cut it. The loans must still be written off by the lenders, and of course, what happens is the banks eat up the cost, and the general public funds the bailout. We’ve been bailing out banks due to the housing bubble for months now, and funding the crimes of those people who engaged in mortgage fraud and who in the end, couldn’t afford, or simply didn’t want to pay their mortgage anymore. I was thinking about all of this and came up with an innovative idea that would likely stop 90% of future mortgage fraud. Is it something that would ever go into law — not a chance — but if it did, it could change the fate of lenders and could prevent the average citizen from having to pay for the stupi...
More About: Commentary , Mortgage Fraud , Experiment

Real Estate Foreclosure and a Ground Breaking Court Decision
2008-05-02 22:05:00
Readers of this blog fully understand foreclosures are on the uptick and will likely to stay that way for the remainder of the year. However, some people may not fully realize the challenges being mounted against foreclosures from all fronts. It seems the lenders/banks have it had too easy for too long and have become complacent in their obligations to prove their standing, i.e. right to foreclose. To compound the problem, some note owners aren?t even aware foreclosure is being carried out in their name. The Decision Probably the most publicity generated in this arena is the Boyko decision in Ohio. It seems fed up, is a mild way to describe the feelings of the property owners in this case. This link is a 6 page pdf download of Judge Boyko?s opinion. It has far reaching possibilities and isn?t being taken lightly by people and organizations fighting against foreclosure as is practiced today. An article in Cleveland?s newspaper, The Plain Dealer, explains the case and some of the ra...
More About: Estate , Real Estate , Foreclosures , Ground , Foreclosure

Welcome to Blog Contributor, Tom Koizol
2008-05-02 19:49:00
Introducing Our Newest Blog ger, Tom Koizol Tom introduced himself to me a week ago and I was extremely impressed with him. Tom is a Foreclosure Consultant in Nevada, as well as professional writer, speaker, and Astronaut (just kidding about the Astronaut thing). He has an extensive background in real estate, as well as in other financial areas, and was even an investment columnist for 2 California daily newspapers. We’re excited to have Tom, and look forward to his contributions here on the blog! Everyone, please be sure to give Tom a warm BiggerPockets welcome! Advertisement: Real Estate Investing Forums Discuss real estate, network, or learn about investing on our forums! Share This This Post is from the BiggerPockets Real Estate Blog. Copyright © 2008 BiggerPockets, Inc. All Rights Reserved. Welcome to Blog Contributor, Tom Koizol

The Longest Real Estate Closing Ever?!?! Finally - Resolution!
2008-05-01 21:23:00
January 9, 2008 was a LONG time ago! On that date, I went into contract with a buyer of one of my properties. Fast forward one hundred and fourteen days later (114) - Today - And look at my joy! WE FINALLY CLOSED!! In that time, my buyer went through 2 mortgage brokers, 3 banks, and I think we’ve both lost more than a little bit of our hair. We’ve dealt with countless people who repeatedly lied to us about closing dates. We’ve spoken with many individuals who WOULDN’T commit to ANY closing date, despite that being the norm - isn’t it? To say that the banks and others we’ve dealt with simply toyed with our emotions, would be putting it kindly. Throughout this horrifying experience, I did learn a few things: The banks don’t want to lend out money anymore - with the government clamping down and mortgage write-offs in the high billions, it seems that banks are doing everything in their power to avoid giving out loans. Loan and Mortgage Insu...
More About: Commentary , Estate , Real Estate , Real , Finally

Real Estate Investment based on how the market IS, not its up-ness or down-
2008-04-30 23:10:00
I read several posts lately about the dire nature of the real estate market with questions about whether now is a good time to invest based on the “badness” of the market. These are sensible warnings and no one can be faulted for calling a spade a spade. However, the assumption that someone is in denial if they claim now is a good time to invest might be a little too sweeping as generalizations go. I agree that anyone who has his head in the sand and is pretending all is well is treading on a thin mindset, but there is something else to consider. The market is what it is. In a way, an investor’s impetus to invest is outside comparative market analysis, except in the sense of predicting time frames for turnarounds. In other words, an investor’s main concern is not if the market is up or down, but rather does a particular investment make sense in the context of where the market is and the future prospect of where the market might go. Hardly anyone will ever tim...
More About: Estate , Real Estate , Real Estate Investment , Market , Investment

Everything Is Getting Better: A Real Estate Fairy Tale
2008-04-30 16:31:00
I’ve decided to lie to you. At least, I’m being honest about it! I have grown tired of reporting weekly, it seems, on the ever expanding, contracting global credit market and the resultant deep recession the U.S. currently finds itself on the cusp of. Americans, perhaps more than people anywhere, love being in denial. We deny we are getting fatter and fatter by eating McDonald’s 15 pounders; we deny that our kids are getting dumber and dumber even if high school seniors often can’t point to the U.S. on a world map; and, we deny that we are in denial, even though we clearly are…about a lot of things. So, why not be in denial about the alleged mortgage/credit crisis (note, I said, alleged!!). Here Goes Home prices are now actually at an all time high! I know, if you read “the news” you’ll be told that prices of existing single family homes fell another 2.6 percent in February for an annual decline of 12.7 percent. Just deny it! Th...
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Apartment Building Location, Location, Location.
2008-04-29 16:27:00
Determining the economic value of an apartment building?s location can pose challenges for novice apartment building investors as well as seasoned experts. As compared to evaluating the location of a residential single family home investment property, an analysis of an apartment building location can seem overwhelming. When examining the location of a single family home the necessary data to reach an educated opinion of a properties location for investment purposes can easily be comprised by determining such factors as recent sales prices in the neighborhood, the general appearance and upkeep of the surrounding houses, the school district, the rents in the area and the areas major employers. When assessing the location of an apartment building, especially in a city that is unfamiliar to the investor, additional data and further analysis is necessary to create an educated analysis of the apartment building?s location. Factors of Analysis The economic analysis of commercial real e...
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Overcoming the Objections from "Subject to" Sellers
2008-04-29 02:32:00
Just as a review, buying property ?subject to? means buying a property subject to the existing financing. The seller?s original financing stays in place until either refinanced or sold to a third party. The investor/buyer takes title to the property while leaving the loan in the seller?s name. If we were to take over payments on a property worth $100K and the mortgage payoff is roughly $50K; our offer should be in the $80K range. That leaves a $30K equity payout to the seller. In the perfect world we would love for the seller to agree to accept that $30K when the property is refinanced or sold to a third party. Assuming that the seller accepted these terms, the seller always is concerned about how they are protected. In these types of transactions we immediately notice that there really isn?t any way to force the investor to make on time payments on a seller?s loan. The seller generally has to trust that the investor/buyer is not going to let the payments go after a few mo...
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Carnival of Real Estate Investing: It?s Back, 88 Times Over!
2008-04-28 18:28:00
Hey Everyone and welcome to the 88th Edition of the Carnival of Real Estate ! This week, we had 23 submissions and I’m going to share with you 14 of the ones I think are most interesting. Top Pics Will’s Why I Still Love Real Estate Investing: Being A Landlord on the Your Finish Rich Plan blog, talks about the pros, cons, drawbacks, and discusses many tips for the wanna-be landlord. The post is quite thorough, and a definite read for any potential landlord! Neelakantha’s 101 Tips & Resources for the Upside-Down Homeowner is a comprehensive list of tips and resources for homeowners who are upside-down on their homes. (International Listings Blog) Quick Reviews Cliff Jacobson shares his list of the Top Ten Foreclosure Myths at the WebHomeUSABlog. While the list is a good one, it appears as though the list concentrates on REOs (bank owned properties), and not those properties that are in foreclosure, but haven’t gone to auction yet. Dan Melson ...
More About: Commentary , Real Estate Investing

The Power of Networking
2008-04-28 13:00:00
We have all heard the classic saying: It?s not what you know, but who you know. It?s true in life, it?s true in business and it?s certainly true in real estate. The people you know and the connections that you make have a profound impact on all aspects of your life. This was something that I discovered fairly early in my business career. When I started in the financial services industry as a stockbroker I spent the majority of my time dialing for dollars. I spent countless hours calling people I didn?t know in the hope that they might be willing to have a conversation with me, let alone become a client. I was sure, or at least I hoped, that there had to be a better way. I asked successful veterans for tips on building a business and what they had done to achieve the degree of success that they had. Two answers were constantly thrown back at me: networking and referrals. I was told to join the Chamber of Commerce and other business groups in order to build relationships that would le...
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A Real Estate Investor?s Nightmare: Meet The ?Rat House?
2008-04-25 17:35:00
(Note from the editor: The following tale shows what kinds of properties you can end up running into when investing in real estate. I’ve seen some pretty nasty homes as well, and you never forget them! - Josh) The “Rat House ” It seems that every house deal I have done ends up with a title rather than just refer to it by address. Some notable ones include, the Movie Theater House, the &*$% House, the Fish House, the Church House and the topic of this article?The Rat House. I had bought the small 3 bedroom house of 1,031 square feet in 2001. The house had an attached 2-car garage but, it didn?t feel as small as it was. I knew I had a big task ahead concerning the garbage and belongings of the previous owners. Trash was everywhere. In the hallway, there were four doors. One was for the bathroom, one for the master bedroom and two other bedrooms. The piles of trash, boxes and clothes were as high as five feet in most areas and walking down the hallway?Sideways, ...
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Construction Loans? When And Why To Use Them
2008-04-24 15:44:00
Why use a Construction Loan? Building your dream home or rehabbing your investment properties, though exciting, may present many challenges. Although you may be familiar with the traditional mortgage process, a construction loan includes additional elements of risk. In a typical construction project, the contractor will request funds when work is completed. Many times a homeowner will build their dream home without the use of financial institution funds. There are various ways to pay your contractor, many people feel they should pay cash, use a home equity line of credit from another property or cash out an investment. This presents unique challenges for the homeowner. The homeowner must manage the additional responsibility of ensuring all subcontractors and suppliers are paid in a timely fashion. The homeowner must also understand the statutory documentation requirements in their state. If the draw process is not properly managed and the contractor does not pay the subcontractors a...
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?And, The Debate Goes On?: To Invest Or Not To Invest In An Upside Down Rea
2008-04-23 16:04:00
In the 60s, Sonny & Cher (before Sonny crashed into a tree while skiing) had a big hit with the song “And The Beat Goes On”–or something like that. Now, in real estate, 2008, a good song title might be “And The Debate Goes On!” The “debate” is whether or not this is or isn’t a good time to invest in real estate. There are those who argue that real estate is always a good investment (see “Gone With The Wind” Chapter 6, page 147, paragraph 4, sentence 7, Scarlett’s dad to Scarlett : “There is always the land, Scarlett.”) And, as we know, in the end, it was the land that Scarlett returned to after the South got the s–t kicked out of it by the North (okay, I’m from New York, so I am partial to this version of reality..which happens also to be …well…reality!) Now, the cool thing about fictional characters is–they are fictional. They don’t really have to feed their famil...
More About: Economy , Commentary , Invest , Upside

A Flex-ible Real Estate Investment . . . The Trend Towards Increased Wareho
2008-04-22 23:48:00
There are several trends I’ve seen emerging. One has to do with cyber-shopping — online buying seems to be a trend that will only increase. Nothing is ever certain in our fast-changing world, but the convenience of cyber-shopping seems to have taken hold as consumers gradually get over the distrust of online buying and break their dependency of mall addiction. From recent observation I’d say the mall addiction hasn’t been altered drastically, but common sense tells me more and more people will be shopping online. This doesn’t mean products will be magically transported from the screen to the consumer’s homes, it means there will be more and more need for storage — something physical an investor might take note of. It’s funny sometimes how the new technology continues to depend on the structure of the old, but land, space and buildings will always be needed no matter how technologically advanced the forms of buying and selling become. T...
More About: Estate , Real Estate , Real Estate Investment , Investment , Flex

Apartment Buildings Verse Single Family Homes ? An Investment Property Comp
2008-04-22 16:04:00
A lot of the investors that I work with have some experience investing in single family homes but they want to know more about some of the advantages and disadvantages of investing in apartment buildings. The following lists are not meant to be exhaustive lists detailing every single advantage and disadvantage of investing apartment building and single family homes. The lists are just meant to reflect some of my own observations on each type of investment property. Also, these lists assume that the investor is buying the apartment building or single family home investment for the purposes of holding over an extended period of time. The lists don?t consider other investment techniques such as flipping. Advantages of Apartment Building Investment s Lower cost per unit than single family homes. Greater cash-on-cash return. Traditionally, apartment buildings offer a greater return than single family homes. Foreclosures! All of the families who have been displaced because of fore...
More About: Family , Property , Investment Property , Comp

Finding Your Niche In Real Estate
2008-04-21 13:00:00
People invest in real estate for a myriad of different reasons. Some people have a very clear plan for what they want to accomplish, while others jump in on a whim. It can be very seductive to see the amount of wealth that can be created in real estate. With so many different avenues available to a new investor, which one is right for you? Do you start by being a bird dog or wholesaler? Many people choose this road because they do not have the access to capital that is required to follow other paths. Do you try your hand at being a landlord? This can be a fantastic way to amass wealth over the long-term but it can be a source of frustration as well. Perhaps you are looking to flip-and-grow-rich. There are a plethora of great deals to be had. The obvious challenge is being able to flip them to a willing buyer at a decent profit. My Chosen Route My path was to follow the rehab road. I was led in that direction by circumstance, not by an overwhelming desire to find my fortune in rea...
More About: Estate , Real Estate , Real , Flipping Houses , Niche

Is the Time Right to Invest in Real Estate? Chicken Little vs. PollyAnna
2008-04-19 17:41:00
If you’re considering real estate as an investment, there’s one thing you’re guaranteed to hear: Now is not a good time. Your brother-in-law, your best friend, and your Great Aunt Minnie (who keeps her riches in a cigar box under the doghouse) will all surely recite text and verse. The time for real estate is over. No one can make any money in this market. If you’d just invested back in ‘93, then maybe… Let’s start with an over-generalized, highly categorical statement that will surely cause twitching amongst the congregation: There are no bad times for real estate investment. And furthermore: Today is always a very good time to get started. Let’s Discuss Real estate is a diverse investment with multiple areas of interest. Saying you want to invest in real estate is similar to announcing you want to fly. O-kay… fly how? Are we talking single engine aircraft? Jet fighters? Helicopters? Or were you hoping to sprout wings? In the...
More About: Estate , Real Estate , Real Estate Investing , Time , Chicken

Five Additional Steps of Due Diligence When Buying a Rental Property
2008-04-18 15:17:00
Due diligence is a term used for a number of concepts involving either the performance of an investigation of a business or person, or the performance of an act with a certain standard of care. It can be a legal obligation, but the term will more commonly apply to voluntary investigations. A common example of due diligence in various industries is, the process through which a potential acquirer evaluates a target company or its assets for acquisition. ? From Wikipedia It is important to not only know what due diligence is, but how everyday investors make it work in their favor when buying a home. Proper homework can not only eliminate some of the risk when buying, but it can also lead to a better return on your real estate investment. An article is not enough to outline the various forms of due diligence one could perform on a real estate transaction. However, here are five simple but important steps to take when buying a rental or investment property: Neighborhood - Once you have...
More About: Buying , Real Estate Market , Real Estate Investing , Rental , Property

Apartment Building Investment and the Time Value of Money
2008-04-17 15:49:00
The apartment building investor should always be aware of the amount of money that he or she has invested in an apartment building and more importantly the ?time value? of that money. This concept of money?s value over a period of time becomes extremely important when comparing and contrasting different apartment building finance strategies. For example, the investor may want to evaluate an offer to buy his apartment building by another investor who requires that he offer owner financing. When offering the sale of an apartment building with an owner held note, the seller has to figure out what the value of the mortgage payments, over a specified period of time would be equal to in today?s dollar. The investor/owner must make these calculations so that he or she is able to compare the purchase offer to other offers which differ in terms. To figure out how the time value of money will effect investment returns the apartment building investor must determine what the ?present valu...
More About: Building , Money , Investment , Time , The Time

Real Estate Investors With a Good Attitude: Smile and Get?er Done!
2008-04-16 22:42:00
We’ve all heard about the importance of setting goals, but how many actually do it — I mean, how many actually organize their goals in achievable steps that all lead toward successful accomplishment? I do it better than I did, gaining more discipline as time goes on — through practice. I have a fairly large capacity for being able to keep things in my head, so I have to force myself to formalize all that’s in my head by creating a system. I have learned to write things down even though I’m confident at the time I’ll remember. Too, many times, I thought I’d remember, but things slipped my mind when unexpected information piled up. I’ve found that for myself the simplest system works best, and I am using a combination of Google tools. But my point goes beyond setting up a system and using it. I never realized how not using a system of goal achievement affected my attitude. Even though I can keep a lot of information in my head, it expen...
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