Lenders Acquisitions

Tracey75, We are simply providing a service to link buyers and sellers together as a "for sale by owner company." There is cost in which the company endures for processing these transactions. The Lending Institutions do not pay us until a deal is done. Being that we are not the multimillion developer (that most of the time does in house financing) unlike them we can not afford to work for free in the processing period. Unlike the the resorts selling on the original market there is a higher default rate for resales on a secondary market and this brings us and our affiliates a higher risk as its extremely expensive to re-market to sell "right to use vacation property." Furthermore, I have seen hundreds of these "so called guarantees" in which most simply imply that if you sell it or another company does within a percentage of the original listing price then and only then you can get your money back. This is not a guarantee of a rendering service. Beware of the internet companies there services are worthless ... they do simply what RedWeek does for free but charge for it. If timeshares sold on the internet then I'm sure the resorts and developers would fire there sales staff and simply list them here to. What I don't understand is why anyone thinks a timeshare sale works the same as a traditional real estate sale. Also, almost 100 percent of buyers for timeshare are approached and procured face to face. Furthermore, if a resorts pays upfront marketing cost to have a prospect come in not knowing if there going to purchase or not ...why is it so hard to believe there's upfront cost in procuring a buyer for yourself. The Resorts paid upfront to find a buyer so what makes anyone think they don't have to now that they own it??? This concept isn't hard to grasp... this is a luxury item "not a necessity like a home" to approach to procure buyers for timeshare is aggressive because of this fact. The banks, high risk lenders, and private investment companies all look at timeshare loans completely different. However, most purchasers will finance when deciding to purchase. This is why you need a company like us that has these relationships. We never pressure anyone to do business with us.. we simply provide information and give them the time to review our no risk arrangement upfront. If we have contacted anyone with an interest to do business... please call our offices and refrain from asking people that have never sold a timeshare before how this is transaction is suppose to work (and giving your timeshare away does not count as an experienced seller.) Thanks, Bruce S

bruces256 wrote:

Tracey75, We are simply providing a service to link buyers and sellers together as a "for sale by owner company."

That's exactly what RedWeek is. You can also include in the list Timeshare Users Group (TUG) for only $15 per year, Bidshares (free), My Resort Network (about $50), Craigslist (again, free), and E-bay.

bruces256 wrote:

If timeshares sold on the internet then I'm sure the resorts and developers would fire there sales staff and simply list them here to.

Uh, timeshares do sell on the internet. It's due to reputable sites such as RedWeek, My Resort Network, Craigslist, ltrba.com, and TUG, etc.

bruces256 wrote:

What I don't understand is why anyone thinks a timeshare sale works the same as a traditional real estate sale.

That's because deeded timeshares are real estate. In order to sell on behalf of another party, state law requires that you be a licensed real estate broker. That would also meant that sellers who receive commission get it out of the proceeds of the sale, not upfront from the owner.

Deeds are filed in the county courthouse just like deeds to any other real estate, including your house

bruces256 wrote:

please call our offices and refrain from asking people that have never sold a timeshare before how this is transaction is suppose to work (and giving your timeshare away does not count as an experienced seller.) Thanks, Bruce S

Uh, this site has many people who sold their timeshare. I'm sure many would be glad to share their experience.

bruces256 wrote:

if a resorts pays upfront marketing cost to have a prospect come in not knowing if there going to purchase or not ...why is it so hard to believe there's upfront cost in procuring a buyer for yourself.

It's not hard to believe. The cost is called advertising. Again, RedWeek charges a modest $15 yearly membership to be allowed to post ads for $60. TUG has a $15 annual fee. Bidshares and Craigslist are free. My Resort Network charges $50.

So yes, there is an upfront cost to try to procure a buyer. It just does not have to be exorbitant.

bruces256 wrote:

Tracey75, We are simply providing a service to link buyers and sellers together as a "for sale by owner company." There is cost in which the company endures for processing these transactions. The Lending Institutions do not pay us until a deal is done. Being that we are not the multimillion developer (that most of the time does in house financing) unlike them we can not afford to work for free in the processing period. Thanks, Bruce S

No one is asking for you to provide a service free of charge .... what people are asking is that you take your fee at closing and not upfront after telling someone you've sold their timeshare (which 99.9% of times is a lie). BTW, I don't know of any lending company that's financing timeshares these days unless possibly some developer resorts.

If you take any sort of upfront fee then you're a scam, period .... you'd be better off to take your scam elsewhere ..... you can defend yourself until the cows come home .... it will do no good here = key words = UPFRONT FEE.

Rule # 1... NEVER pay anyone money upfront to rent or sell your timeshare.

Rule # 2 ... NEVER pay anyone money upfront to rent or sell your timeshare.

Rule # 3... NEVER pay anyone money upfront to rent or sell your timeshare.

Less than 5% of the over all timeshare market sell on the internet... Most sell next to nothing via advertising on the internet. Like I said before if you want your advertisement to be lost amongst the millions of other timeshares on the internet and not get a response or if your extremely lucky get a offer for next to nothing... then go ahead and list on redweek, craiglist, or any other site but don't pay for it because there's free services for this type of result. I agree... absolutely! do not pay for this service it's basically worthless. but again we are not a web based company and do not provide this service.

maybe you work for one of these sites??? but most timeshare owners did not buy there timeshare on the internet nor will sell it there. Again, the internet sales for timeshare represent less than 5% of the overall timeshare market. Give it a shot! Just don't pay for it as I said if you want that kind of service and result do it on a free site.

You are correct timeshares are deeded or leased... However, you don't own the land or the unit ... you own air or time. It's because of this and because it's a luxury item and not a necessity like a home that it's approached completely differently in terms of how you approach a prospect to buy and also how the banks or lending institutions look at it. So with our licensed affiliate brokers we follow a strict regiment that our Lenders accept. We don't accept commission upfront here but there are temporary cost for processing and handling the sale. Also, our arrangement is reviewable upfront and we welcome that.

Here's a fact from someone that has been in the industry for 16 years and has helped sell thousands of timeshare... Yes...it's called advertising and marketing expense. But to get a result where you get something close to a fair market value you don't find a buyer for 50 bucks or less. Don't we wish that were true!!!... Think about it the resort you bought your timeshare from... How did you get there to tour the facility or see it in a sales floor environment through virtual tours... well the answer is one of the following: maybe you got a phone call inviting you... in exchange for your time... you get a free vacation, dinner, cruise, jet ski rental etc or maybe someone approached you while for were on vacation presenting the same... by the way the face to face marketers are called OPC 'ers which the resort pays 300-400 dollars per couple just to try to sell them which most companies on the original or resale average 3 out of 10 that will actually buy the other money spent is gone! Now this is a fact and cost a lot more than 50 bucks or less.. but is what actual works to get your money back or something close to what you spent. We provide this approach through our marketing affiliates. Once again we condone anyone to try the free internet advertising method if they like we just strongly suggest you don't pay for that type of service.

This scammer just won't quit. Go get a real job. NEVER PAY ANYONE MONEY UPFRONT TO RENT OR SELL YOUR TIMESHARE !!!!!!!!!!!

I'm sorry Donp196 you have gotten scammed but as you can see we have no one on this forum that claims we have scammed them!! Absolutely NO ONE ON THIS SITE HAVE WE DONE BUSINESS WITH!! NOR HAVE WE SCAMMED!!! WHY DO YOU CONTINUE TO SLANDER OUR COMPANY!!! PLEASE STOP GIVING US A BLACK EYE FOR YOUR PAST NEGATIVE EXPERIENCES WITH THOSE INTERNET LISTING COMPANIES AS THIS FORUM REGISTER'S FOR OUR COMPANY VIA THE WEB!! and again we haven't done business WITH YOU or anyone else on here! I'm simply replying with valid defense! I would ask you again which I've asked nicely and haven't said anything derogatory towards you... unlike you... which is very distasteful. It's seems you have a lot of built up animosity based on another company doing you wrong... so I will ask once again... Please do not group us together with the already huge gray area unfortunately the timeshare industry has a representation for on the original and resale market... There is nothing against this company that is justified in these direct remarks! Whether you understand our services or not... it just is not right! Thanks in advance for not continuing to bash us as we have done nothing to you or anyone to deserve this. Bruce S

So you are not an online advertising agency but your company does face to face marketing? Do they do meet clients at the UPS store listed as your address and then take them out to a nice steak dinner at Denny's and show them pictures of your clients resorts or do you just show them the RCI and II books and tell them you can get them any resort they want. I am sure this is very effective.

You also say almost 100% of buyers are procured face to face. Where do you or your marketing people hang out to procure these potential buyers? If you are calling someone saying that you have a buyer looking to buy then you have already done the marketing work. It seems kind of ridiculous to market properties you aren't already contracted to market and then call up owners and ask them to pay to market with you because you already have a potential buyer. At this point you should be trying to close the deal which may have a high level of defaulting but that is no longer marketing or advertising that is selling the property and I am pretty sure that in Florida you need to be a licensed real estate agent and can not take any kind of upfront fee.

721.20 Licensing requirements; suspension or revocation of license; exceptions to applicability; collection of advance fees for listings unlawful.— (1) Any seller of a timeshare plan must be a licensed real estate broker, broker associate, or sales associate as defined in s. 475.01, except as provided in s. 475.011. (2) Solicitors who engage only in the solicitation of prospective purchasers and any purchaser who refers no more than 20 people to a developer or managing entity per year or who otherwise provides testimonials on behalf of a developer or managing entity are exempt from the provisions of chapter 475. (3) A solicitor who has violated the provisions of chapter 468, chapter 718, chapter 719, this chapter, or the rules of the division governing timesharing shall be subject to the provisions of s. 721.26. Any developer or other person who supervises, directs, or engages the services of a solicitor shall be liable for any violation of the provisions of chapter 468, chapter 718, chapter 719, this chapter, or the rules of the division governing timesharing committed by such solicitor. (4) County and municipal governments shall have the authority to adopt codes of conduct and regulations to govern solicitor activity conducted on public property, including providing for the imposition of penalties prescribed by a schedule of fines adopted by ordinance for violations of any such code of conduct or regulation. Any violation of any such adopted code of conduct or regulation shall not constitute a separate violation of this chapter. This subsection is not intended to restrict or invalidate any local code of conduct or regulation. (5) This section does not apply to those individuals who offer for sale only timeshare interests in timeshare property located outside this state and who do not engage in any sales activity within this state or to timeshare plans which are registered with the Securities and Exchange Commission. For the purposes of this section, both timeshare licenses and timeshare estates are considered to be interests in real property. (6) It is unlawful for any real estate broker, broker associate, or sales associate to collect any advance fee for the listing of any timeshare estate or timeshare license. (7) It is unlawful for any broker, salesperson, or broker-salesperson to collect any advance fee for the listing of a personal property timeshare interest. (8) Subsections (1), (2), and (3) do not apply to persons who offer personal property timeshare plans. (9)(a) Prior to listing or advertising a timeshare interest for resale, a resale service provider shall provide to the timeshare interest owner a description of any fees or costs relating to the advertising, listing, or sale of the timeshare interest that the timeshare interest owner, or any other person, must pay to the resale service provider or any third party, when such fees or costs are due, and the ratio or percentage of the number of listings of timeshare interests for sale versus the number of timeshare interests sold by the resale service provider for each of the previous 2 calendar years. (b) Failure to disclose this information in writing constitutes an unfair and deceptive trade practice pursuant to chapter 501. Any contract entered into in violation of this subsection is void and the purchaser is entitled to a full refund of any moneys paid to the resale service provider.

Bruce, Since you don't seem to have a website for owners to contact you about face to face marketing but you obviously do telephone marketing to owners to get them to sign up and pay you to market timeshares that you already have buyers for- as there are several reported cases of this happening. I guess that is not really a question but where are all the happy buyers who have bought thanks to your marketing or have changed there minds and defaulted. Apparently there aren't any of the buyers/potential buyers posting questions on any of the usual TS forums. So after the steak dinner at Denny's some decide to buy. You then search through list to find owners at those resorts and pay a processing fee to sell. Why not just charge the buyers and tell them that the fee will be refunded if they change there mind?

Tracy75 thanks for your response... No our company does not do the actual face to face marketing as I had mentioned before. However, "yes" our affiliate marketing companies do in which we have an contractual arrangement with outside of our arrangement with our sellers and we work together to help provide and set up the prospective purchasers for our client. I think that answers your undeserving comments about where we meet our prospects as we are a business to business type of company. Next time ask without answering ... as this would be the appropriate way to do get the answer your looking for and wouldn't give any of our potential clients false inclinations. "and yes" We do have depots in which contracts can be received, processed, and dispersed throughout the country accordingly. In addition, as I have already mentioned we do have licensed affiliate brokers to handle our accounts in closing as our contract states. I have also mentioned we allow and want anyone who our company as contacted to review our contract upfront and openly allow as well a lawyer to review. There are many hands involved in selling a timeshare. Any resort or developer knows and understands there are generally numerous companies: marketing, advertising, title, independent contractors and brokers all working together to piece a timeshare sale together. This is how we are successful and how any company that provides a real service operates. We are the company in between with all these pieces that produce real results. I understand skepticism this is human nature and we try to make our clients as comfortable as possible. However, we can't right the wrong of other agencies. We can only provide the best service we can here. I will have to state once again WE HAVE NO CLAIMS OF SCAMMING anyone and haven't done any Business with anyone on this forum... Its seems this site may be the last ditch effort in which a lot of disgruntled victims of the listing company curse. It makes it extremely hard to do business .... if anyone knows we do! I hope I helped in some way but am tired of defending our company against people we have done no wrong too. Sincerely, Bruce Stevens - Accountant Manager

donp196 wrote:

Rule # 1... NEVER pay anyone money upfront to rent or sell your timeshare.

Rule # 2 ... NEVER pay anyone money upfront to rent or sell your timeshare.

Rule # 3... NEVER pay anyone money upfront to rent or sell your timeshare.

Bruce, can you NOT comprehend what donp stated above .... if you demand an upfront fee then you're a scam operation, period ..... all defensiveness of your scam will go nowhere on Redweek's forums nor any other timeshare forum = you're wasting your time and energy posting here.

bruces256 wrote:

maybe you work for one of these sites??? but most timeshare owners did not buy there timeshare on the internet nor will sell it there. Again, the internet sales for timeshare represent less than 5% of the overall timeshare market. Give it a shot! Just don't pay for it as I said if you want that kind of service and result do it on a free site.

Wrong again .... we bought 1 developer timeshare before we became educated about resales .... we bought 8 others on the resale market via online timeshare ad sites .... and when we were ready to sell them we sold them via the same venues.

I can't believe, in this day and time, that you cannot comprehend the amount of timeshares being bought and/or sold via the internet ..... your bogus company doesn't even have an internet website yet you come to Redweek forums touting your scam operation.

bruces256 wrote:

Its seems this site may be the last ditch effort in which a lot of disgruntled victims of the listing company curse. It makes it extremely hard to do business .... if anyone knows we do! I hope I helped in some way but am tired of defending our company against people we have done no wrong too. Sincerely, Bruce Stevens - Accountant Manager

Yes, internet timeshare education makes it extremely difficult for scammers to do business .... we do agree on that.

And thank goodness for forums such as Redweek to inform buyers of upfront fee scams or any other scams involving timeshare (I shiver to think of how many scams were successful before the internet) .... if you're tired of trying to defend your upfront fee scam operation here then stop ..... it won't work even if you write a book here (which you almost have) .... most people won't read long drawn-out posts with no separation of paragraphs.

adios amigo