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South Bay Real Estate And Leasing

I provide Residential Real Estate services: Sales, Marketing, Listing, and Leasing of homes, townhomes and condos. Also Investment and Rental Income Property, Short Sales and Bank Owned Property.  1031 Tax Deferred Exchanges, Probates, Job Re-Locations and more. CALL FOR A FREE CONSULTATION OVER THE PHONE AT PH. 310-920-3182  ENJOY MY WEBSITE.

We serve Los Angeles County and Surrounding areas: Torrance, Redondo Beach, North and South, also Gardena, Hawthorne, Harbor City, Lomita, San Pedro, Rancho Palos Verdes and all the south bay area.

My goal is to get you the best price in the time frame that meets your needs and with the least amount of stress.  Get a CMA Market Evaluation here.

My marketing plan for your property includes:

·         Securing (MLS) Multiple Listing Service exposure for your property

      Full color photos and complete property description and details

·         Placing a clearly visible yard sign and brochure box on your property

·         Providing a lock box for easy showing access

·         Featuring your home on my website

·         Marketing, includes MLS, networking, online sites and open houses

·         Setting up and screening all showings for you

·         Ensuring that only qualified buyers are touring your home

·         Calling prospective buyer agents for feedback after showings

·         Staying in contact with you

·         Handling all contracts and paperwork

·         Setting up and representing you at closing

·         Helping you find your next home

Agent Direct David Le Montree ph. 310-920-3182

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If you enjoyed working with me on your last transaction and your real estate transaction was a positive experience. please take a moment to provide an Endorsement of the services you received. Your time and feedback are greatly appreciated.  If you're wondering what to write in your endorsement you may consider using these questions to help you:    

  • * What was your reason for choosing to work with David?
  • * What were your expectations and how well did David meet them?
  • * What would you say to a friend if you were to recommend David to them? CLICK HERE to Create an Endorsement





Attn Investors

Do you need an agent? I can help you to find the right property,  a property with a good unit layout, high rents, good cap rate and good location. I will help you to negotiate the best price and terms possible. I will work hard for you to do everything possible to make your numbers work and get you a good deal.


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DAVID LE MONTREE PH. 310-920-3182

Twenty (Plus!) Frequently Asked Questions regarding Tax-Deferred Exchanges

There is a lot of helpful material on this page.

You can read this page simply by scrolling down.
You can click on the questions below that are of interest to you to go to the answer and then click Top (under the answer) to return to the questions. 

The most recent IRS Fact Sheet on 1031 Exchanges can be found here.

Please note: Many of the following situations are subject to varied interpretations and/or require more detailed information than space allows! Please call for details and check with your CPA or tax attorney before proceeding with your exchange.

 1:  What is a 1031 Exchange?
 2:  What is "like-kind"?
 3:  How do I Identify a replacement property? 
 4:  Can I get an extension? 
 5:  Can I use the proceeds for anything other than my  property?
 6:  How do I begin a 1031?
 7:  Can I purchase my replacement property before I sell my relinquished property?
 8:  How do I calculate my gain?
 9: What if I live in part of the property?
10: What happens if I buy down in value?
11: Can I exchange my vacation home?
12: I'm dissolving a partnership, how does that affect the exchange?
13: Can I exchange timber or water rights?
14: Is a Qualified Intermediary needed if all properties are closing concurrently?
15: What happens if I forgot to put a cooperation clause into my sales contract?
16: Can I borrow against the funds held by the Qualified Intermediary?
17: Can I take money out of the exchange?
18: When can I obtain my money if I choose not to exchange?
19: Can I receive the interest on the funds while held?
20: Can the Qualified Intermediary advance funds from the exchange for the fees and  costs needed to acquire the replacement property?
21: I've been asked to carry a loan for my buyer, how does that affect the exchange?
22: Can I improve property I already own?
23: How many properties can I buy or sell in one exchange?
24: What is a 1033 Exchange?


To Help You Buy A Home I Will: 
  • Discuss your home requirements, including style, location and price.
  • Help you determine the price most suited to your budget.
  • Provide information on all homes of your choice in your area and price range.
  • Provide access to the MLS directly from my website to see all active properties for sale listed on the market.
  • Show you the entire area you select, school Information, shopping areas, recreational facilities.    
  • Obtain the necessary information on taxes,  building permits, inspection reports and comparable sales
  • Give you a estimated settlement expense sheet for any home on which you make an offer. 
  • I will help you find the lowest cost financing available.
  • Handle all the details and negotiations, carefully explain all written documents, and give you a copy of everything you sign.
  • Help in locating all utilities and services  


If you have not already arranged financing You should talk with a lender right away because lenders have strict guidelines. FOR EXAMPLE: For a FHA Loan you will need a 620 Min Fico Score and 3.5 % for a Down payment. For a Conventional Loan you will need a 720 Fico Score and 5-20% Down payment depending on if you are buying owner occupied or as Investment. If you want to avoid paying PMI (private mortgage insurance) you will need to put 20% down. If you recently had a short sale? and the short sale was completed three or more years ago you could qualify for a loan to buy a principle residence today but you could not qualify for a loan to buy an investment property. You can not qualify for a loan to buy an investment property until 7 years after the short sale. There are still many more lender guidelines you will have to meet such as having enough money for reserves and a required income to debt ratio guideline.  Make sure to talk to your lender before shopping for a home so you do not waste your time and your realtors time. Make sure early in the process that you can meet all the lenders guidelines to get a loan and you will have a smooth transaction.

Making Offers and the Escrow process:

 The first step when making an offer will be to determine the purchase price to offer. We will do that by reviewing comparable sales of the same sq footage homes within 1/2 mile range of the subject property. We will add and subtract for upgrades and/or work that needs to be done on the property taking in to account any competition (other offers on the property) and also how bad you want the property...Using that information I will structure an offer that is to your best interest. I will then submit the offer and we will wait for an answer from the seller. If necessary we will counter back and forth until we reach a meeting of the minds or agreement on the price and terms. After we have an accepted offer we will open escrow and start the escrow process. If the home you made the offer on is a short sale we will have to wait patiently for the short sale approval from the seller's lender. After we receive the short sale approval from the bank, we can then open escrow and proceed just as if it were a regular sale. But there may be stricter time lines to follow and sometimes a Per Diem (charge per day) if you do not close escrow on time and you need a extension due to loan documents not being on time ect.  

The first thing we will do after opening escrow is schedule a home inspection.. The cost is  $250-300  Second thing I will send a copy of the contract to your lender to start on your loan. The lender will order the appraisal. You may have to pay $450-475 for the appraisal... These are your only expenses at this time...Toward the close of escrow you will pay the balance of your down payment and closing costs after you sign your loan documents just before the close of escrow...

All purchase contracts include an inspection contingency. The standard contingency period is 17 days and it can be changed or negotiated when making the offer. The contract allows 17 days to approve of all matters effecting the property including the  inspection, the appraisal, reviewing the disclosures, title report, natural hazard report and to approve of all matters effecting the property. If we are going to make a request for repair or request for a credit for repairs, we do it during the 17 day contingency period.

Review the contract and make a list of important dates. These will include such things as the contract contingency deadlines and the actual closing date. I will keep you posted on these timelines..

Make sure to provide your lender with all the information needed to get your loan approved and to satisfy your lenders conditions when asked so you get your loan documents on time. Most of the time there will be pre document conditions and pre funding conditions, these conditions need to be met before your loan can be funded.
When a closing is delayed, it usually has something to do with the buyer's mortgage. In order to ensure that this doesn't happen to you be diligent about providing the lender with all the documentation needed to give you final loan approval. Also keep in mind the lender won't prepare the loan documents for you to sign until all the lender's conditions for approval have been satisfied.

Review the Escrow Instructions to make sure they are correct before signing them. Make any changes by requesting escrow to make an amendment if needed. Review the Disclosures thoroughly, review the NHD Report and the Title Report thoroughly before signing them off and approving them.

As the closing date approaches, you'll go to escrow to sign your loan documents or escrow will send a mobil notary to your home and you can sign your loan documents at home.  After you sign your loan documents you will arrange to  transfer your funds for your down payment and closing costs to escrow that are necessary to close the sale. At this point escrow will fund your new loan close escrow within a few days.  We will schedule a final walk-through of the property to make sure that it is in substantially the same condition as it was when the seller accepted your offer  near or at the close of escrow.

Finding the right home can be a difficult process but no matter what you are looking for as an experienced knowledgeable south bay area real estate agent I can provide you with the resources you need to make the home buying process simpler and easier.  Enjoy the specific neighborhood information  tools to estimate your mortgage payments and buyer resources and articles that will help you through the home buying process. Click Here for Detailed Demographic Neighborhood Reports Just type in any address to get Demographic Information.

No matter what the  market you're in, you can use the experience of a qualified south bay area real estate agent like me to help sell your home quickly and at the right price. Learn more about my service, get information about recent home sales in your area or contact me to get started today!  Some of the cities I cover are Redondo Beach, Torrance, Lomita, Harbor City, Gardena, lawndale, Hawthorne, San Pedro, Rancho Palos Verdes, and others.

  1. Thinking of buying a home for your primary residence
  2. Thinking about selling a home or investment property?
  3. Looking for a rental income property for investment? 
  4. Do you need to do a 1031 Tax Deferred Exchange? 
  5. Do you need to lease a home?

Peninsula Realty, Inc.

David LeMontree Realtor GRI

Realtor Associate

Cell:(310) 920-3182
Business:(310) 920-3182

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