An “Insider” is a person that has special knowledge about the inner workings of an organization or institution; someone that has access to information very close to the source

A Landmark “Insider” is one of our clients who has a completed and verified IPQ (Investor Profile Questionnaire – link found at the bottom of each platform web page) on file with Landmark. Whether it’s a banking institution that uses our resources to market wholesale assets or a client who has become a registered member of our network, Landmark provides the platform for our clients to take advantage of these opportunities while abiding by the laws associated with this industry.

We have cultivated our unique banking and investor relationships based on confidentiality, trust and the ability to perform. Due to the importance of these relationships and the sensitive nature of the information associated with our services a tiered level of access exists. See “How do I gain access to pools with “Executive” Status?” for details of an Insider with Executive privileges.

How do I set up an account?

From the Insider Assets page, click on any of the links to the platform (Residential, Commercial, Notes). Once there, you will find a tab in the upper right hand corner that says “Set Up Account” which will take you to an information screen where you’ll enter your access code, name, company, address and email. After checking a box agreeing to the terms of the service and the NCND (Confidentiality Agreement) you’ll receive access to view assets on the site. A signed NCND must be on file with Landmark within three business days for the account to stay active.

What can I see without setting up an account?

You can see an actual pool that sold called a “Sample Pool”. It contains properties similar to those currently available for purchase. From the Insider Assets page, click on any of the links to the platform (Residential, Commercial, Notes). Once there, you will see the “Sample Pool” at the top of the page.

How do I get an Access Code?

Most people are introduced to Landmark by way of referral (either word of mouth or electronic communication like email). If this is the case, contact that person for an access code. If you found Landmark on your own, send an email with a description of how and where you found us to support@landmarkinsiders.com and we’ll make sure you get one. We use access codes for tracking purposes to properly thank referrers (see next question for more details).

What access code do I give to people I know?

You can give them the one you used or email support@landmarkinsiders.com and ask for one especially for you that will always identify you as the referrer.

Landmark values those who complete an IPQ (Investor Profile Questionnaire as they are the ones Landmark has the closest relationship with and does the most business with. To show appreciation to the referrer, Landmark sends them $100 Visa® Gift Cards as follows:

• (2) $100 Visa® Gift Cards for a completed IPQ with at least $1,000,000 verified.
• (1) $100 Visa® Gift Card for a completed IPQ with at least $100,000 verified.
• (1) $100 Visa® Gift Card for (4) four completed IPQs with at least $25,000 verified for each.

How do I view asset pools?

Once you have set up your account, click on an asset pool that interests you. It will open to the list of assets. The asset pool name includes certain details to assist you in deciding which one you may be interested in. Click on individual assets to see its details such as:

• asset price
• comparable sale
• asset notes
• property valuation models
• tax information
• drive-by images and maps
• satellite photos
• neighborhood valuations
• average sale prices
• market analysis price volume
• comparable market conditions
• rental valuation (rent amounts of closest 20 properties)

Do I have to call Landmark to purchase an asset pool?

No. The Insider Assets platform is fully automated and contains everything that you need to purchase the assets you find there. We look forward to your call even though it is not necessary to purchase an asset pool.

How do I purchase an asset pool?

Click on the asset pool you want to purchase. Then click on the “Pool Notes and Documents” link above the asset list. Follow the instructions in the Property Purchase Protocol. You’ll find all the documentation for this pool in this location, such as the PSA (Purchase and Sale Agreement), Wire Instructions, Escrow Instructions, Addendums (i.e. deposit and deed information), Management and Servicing Agreement (if applicable), Mortgage Note spreadsheet.

Most of these forms are auto-populated for your convenience. The information used is from your ‘Profile’. If you own more than one entity, and want to use a different entity for purchasing assets, simply change the company name and address in that section (tab located top of pages) to have the agreements print out accordingly.

What does the “Status” of an asset pool mean?

“Status” describes what stage the asset pool is in on its way to being acquired and sold. See the following descriptions:

• Analyze: Initial due diligence is being performed by Landmark on the assets
• Available for Purchase: Assets are available for immediate purchase by all members of the site
• Accepting Bids: Bids are being accepted on these assets by Insiders (see “What is an Insider?”)
• Awaiting Bank Approval: Bids have been submitted to bank and are awaiting approva
• In Escrow: Funds are in escrow awaiting closing
• Sold: Asset pool has been sold and transaction is closed

How do I gain access to pools with “Accepting Bids” Status?

Both a signed NCND and a completed and verified IPQ (Investor Profile Questionnaire must be on file with Landmark. For assistance, contact support@landmarkinsiders.com

How do I gain access to pools with “Executive” Status?

Access to pools with this Status are by Invitation Only. The first step is to have a signed NCND and completed and verified IPQ (Investor Profile Questionnaire on file with Landmark. Next…

Executive access is specifically reserved for individuals and companies whose Principals (generally the owner or upper management) not only honor and demonstrate that they understand and are willing to work within the parameters of the NCND but have also developed a trusted, personal and enjoyable working relationship with the Principals of Landmark. These are the individuals that are part of our private equity firm (Landmark Financial Services).

How do I bid on pools?

Once you have “Accepting Bids” access to view these pools, you are part of the process with Landmark in purchasing these assets from the bank. You have the opportunity to bid on each individual asset in a pool (see pic below) and are provided a “Ballpark Bid” which is an indicator of the price, communicated to us, necessary to acquire each asset as part of the pool.

After you’ve completed and submitted your bid on each asset, the next page will be an asset list allowing you to review your bid(s) before confirming. Once confirmed, a page will appear outlining the important next steps. You may also see “What do I do after I submit a bid?“

Highest individual asset bids are important, however, awarded bids are weighted as follows: first to follow up their bid with required deposit, followed by highest “total” pool price (individual bids are always listed). Go to Landmark Financial Services for additional details how LFS is the buyer and how using single purpose entities to acquire assets is a huge benefit for you in this process.

What do I do after I submit a bid?

Go to ‘Property Pools and Notes’ and complete the steps in the Property Purchase Protocol. This includes the signing of the Purchase Agreement (which now includes your confirmed bid amount for only the assets you bid on), signing of the Addendum to the Purchase Agreement, and wiring of a deposit (if indicated in the Addendum).

An asset list with your bid will be emailed shortly. Your bid is a binding agreement to purchase these properties at the prices you have submitted; pending bank approval. You may adjust your bid by resubmitting it before the bidding deadline, provided the Total Pool Bid amount does NOT decrease. After the bidding deadline and the bank’s acceptance of Landmark’s offer (time frame approx. 1-7 days), the remaining amount of your bid is due within one business day. In a situation where the bank removes a property from the pool, the property bid amount will be deducted from the total pool bid amount and refunded.

Follow the instructions provided and all that awaits you for ownership is your funding and bank approval.

How do I see pools I have bid on?

Across the top of each page in the Insider Assets platform, a ‘My Bids’ tab will provide access to prior pools you have bid on.

What does the “Source” of a pool mean?

“Source” indicates who currently owns the asset pool. See the following descriptions:

• Landmark: Assets that Landmark has already purchased and did not pre-sale during the bid process.
• Investor: Assets that our investor partners and colleagues either own or are brokering. Landmark performs due diligence on each of these pools to insure there authenticity (indicators appear if no due diligence has been done).
• Bank: Assets still owned by the bank and made available to Landmark for purchase.

What if I contact the bank directly for asset pools I see here?

If you would even consider this, we encourage you to discontinue your membership on the Insider Assets platform and find the properties on your own.

You would be circumventing the NCND that you agreed to uphold and two things would happen. Your access to certain areas on the Insider Assets platform would be immediately terminated, and we will consult with our attorney about the severity of the infraction to decide whether or not proceed with legal action. We don’t mess around with those who step on others to get short-term gains. Please see our Philosophy. There are many ways we can create value for you without the need for this.

Landmark has developed and is maintaining ongoing, strategic relationships with banks throughout the country to purchase residential and commercial (REO) properties and performing and non-performing notes. These relationships are sensitive, based on trust, confidentiality and the ability to perform financially.

What due diligence do I need to do?

Any content provided is for your convenience and does not supersede your own examination and due diligence. See the note at the bottom of each asset pool page, on the Insider Assets platform, regarding making an investment decision.

What is the American Dream Project?

Assisting low-income individuals to achieve their dream of home ownership with a mortgage payment they can afford. For more details, click here to download the American Dream Project Executive Summary.

Do I buy a cash flow note or have a property converted to a note?

An attractive entry point to this investment is after the cash flow note has been created. Instead of waiting for the process to mature, investors are able to purchase cash flowing mortgage notes immediately; collateralized by the property.

What they get is the paper associated with the payment flow and a servicing model already in place managing the asset. This entry point bypasses the time, expense and uncertainty that may accompany being a part of the process from the initial acquisition. While they pay more money, the benefit and return to their investment is experienced immediately.

How much does it cost?

To place properties under management, sign the “Management and Servicing Agreement” found in the documents section of “Pool Notes and Documents” (on the asset pool page). Total fees are as follows:

• $1,200 set up and sales fee
• $60 per mortgage payment
• 10% of any cash amount over $1,999 (i.e. cash sale of property or mortgage note)

An additional $1,000 is collected initially that is deposited into an expense account (bank account of your LLC owning the properties) for expenses such as property taxes, upkeep, signage, and cleaning that would be paid as a property is turned into a cash flow note. The minimum number of properties an investor can start out with is 20, so if you submitted a pool of twenty properties in this American Dream Project, the total initial funds required beyond the purchase price would be $44,000 ($2,200 per property).

What can I expect as a ROI from these properties?

ROI will vary from property to property. You will need to do your own calculations. See American Dream Project Executive Summary for details and a property pool example. Here are some key points:

• If you pay $10,000 for a property and it is sold for $30,000 a seller-financed note is created and the mortgage payment would be roughly $300 per month. Subtracting a $60 management & servicing fee leaves you $240 per month.
• The default rate is 8%. If this occurs, you would experience additional expenses as a new homebuyer is acquired and the home is again sold.
• Figure at least 6 months for your property to sell with 10-15% of properties taking longer than a year to sell. See “$1 per Home Project” in Philanthropy page for how you may be better off financially donating them.
• Once notes are created on all the properties in your pool, your cash flow should be consistent.
• As the cash flow note is seasoned (monthly payments collected), it’s value increases.

How do I access the income from my properties?

Two checking accounts are created in the name of your LLC owning the properties. One is for expenses associated with managing the conversion of your properties into cash flow notes. The other is a profit account that receives all funds, once per month, in excess of $1,000 per property under management. Although all funds are yours, only funds transferred into the profit account are intended to be for you to withdraw (while your notes are being created).

How long will it take if I choose to sell my notes?

The value of the notes is based on three things: seasoning, property, mortgagor. Some notes may require at least 18 months seasoning to sell. Having said that, there is huge demand for solid investments backed by hard (tangible) assets. Cash flow notes are being introduced to the market via the Insider Assets platform.

What paperwork and reporting can I expect?

Purchase Agreements, Management and Servicing Agreements, and copies of deeds are uploaded to the “My Documents” section of the Insider Assets platform. Monthly P&L (profit and loss) statements for each property are emailed.

Do I need to be involved with the pricing and management of the properties?

No. When you put your properties with us, we do everything for you. This includes selling the property, servicing the cash flow note, and selling the note to cash you out of your investment. Note sales prices range between 40-85% of the note amount.