Media Queries, changing image layout for smart phones

Report · Dec 18, 2018

I have a website with two columns. The left is text, the right are images. It looks great on a desktop, however, on a smart phone, the 2 columns collapse and merge into one with the left on top and the right on the bottom due to a media query at 480. The problem is that I have 5 images stacked up on top of each then and it doesn't look good. It's better to separate the images in between paragraphs and the like. How can I change the image layout with a media query so they are placed in between paragraphs and not stacked on top of each other, looking dumb.

Here is a video.

Media Query Dream Weaver Change Image Layout - YouTube

Here is image of site showing two column layout, text on left, images on right.

Report · Dec 18, 2018

Here is the html. Media query stuff will be posted in next reply.

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	<title>Ivory Estate \|\| Property Solutions and Investments - We Buy Houses in Hamblen County, TN</title>

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	<link rel="icon" type="image/png" sizes="16x16" href="favicon/favicon-16x16.png">

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	<style>
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	width: 100%;
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	padding: 10px;
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	<li class="current-page-item"><a href="index.html"> Sell Rent To Buy <!-- <em class="fa fa-angle-down"></em>--> </a>
	<!-- <ul>
	<li><a href="index.html">home style one</a></li>
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	</li>

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	<ul>
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	<h3>Welcome to <span>Ivory Estate \| Property Investments</span></h3>
	<h2>Can’t Sell Your House? Mortgage Stress? Sell Your House “Rent to Buy” Instead!</h2>
	<p>We Are Professional House Buyers Operating Locally Within Hamblen County, TN.</p>
	<a href="index.html#lease-option-registration-form" class="royal-btn"> Let's Get Started</a>
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	<h3>We Invest in Realty Solutions</h3>
	<h2>GET FULL MARKET VALUE WITHOUT REALTOR FEES OR REPAIRS IN AS LITTLE AS 7-10 DAYS.</h2>
	<p><strong id="docs-internal-guid-d7f1efe4-1dcc-4958-bbe3-20e674173077">We Fill Houses for Sellers Who Can’t List with an Agent or Sell Themselves</strong></p>
	<a href="lease-option-memo.html" class="royal-btn">Fill Out Our Memo Agreement</a>
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	<div class="royal-section-title">
	<h2 style="text-align: left">Selling Your Home <span style="color: #01A3C9">"Rent To Buy"</span></h2>
	<div class="title-line"></div>
	<img alt="light logo" src="assets/img/light-logo.png">
	</div>
	<h3 dir="ltr">Ivory Estate, LLC \| Property Investments</h3>
	<div class="text-edit">
	<p dir="ltr">Hello,</p>
	<p dir="ltr"> </p>
	<p dir="ltr">My name is Tim Ivory. I’m a real estate investor and I need your help. I put together a list of buyers who need a house within hamblen county, but the number of buyers on the list is much bigger than I can possibly fill with my own properties.</p>
	<p dir="ltr"> </p>
	<p dir="ltr">I put quite a lot of time, effort, and funds already into building this list of buyers and I would still like a way to make some money off this valuable list while both helping these nice, motivated, people move into a home while being able to solve your (other sellers) problems of not being able to sell their own house. It is win-win for everyone involved. </p>
	<p dir="ltr"> </p>
	<p dir="ltr">You will get market price (sometimes more) and won’t pay a dime to fill your property. The tenants get to move into a home they can afford while working on obtaining mortgage. My effort is rewarded when I’m paid by the buyer. Through marketing, the tenants finds me and for everyone’s best interest, including the tenants, I qualify them before they are placed on my tenant buyers list.</p>
	<p dir="ltr"> </p>
	<h3 dir="ltr">About Our Tenant Buyers</h3>
	<p dir="ltr">My buyers want to live in the area, but don't qualify for a mortgage right now. That means they would be buying from you "Rent To Own."</p>
	<p dir="ltr"> </p>
	<p dir="ltr">They can afford the monthly payment and will qualify within 1 or 2 years. We had every one of them talk to a mortgage broker before we put them on the list... I wanted to know exactly how long it would take them before they did qualify and could take out a new loan and pay off the house.</p>
	<p dir="ltr"> </p>
	<p dir="ltr">These buyers will also give you full market value for your house and full market rent during the lease period… sometimes a little bit more than that.</p>
	<p dir="ltr"> </p>
	<p dir="ltr">In addition to that, they tend to take care of the property better than a normal tenant because they see it as their property. And you will have a written agreement with them that makes them responsible for repairs to the house. So if the furnace goes out, they have to fix it or if the toilet stops up, they don't call you in the middle of the night. It saves a lot of landlord headaches.</p>
	<p dir="ltr"> </p>
	<p dir="ltr">And if the worst happens and they default, they lose their option and you can evict them. The beauty is that the percentage of evictions on this type of sale is way below normal tenant eviction rates... so it's a lot safer.</p>
	<p dir="ltr"> </p>
	<h3 dir="ltr">Benefits selling “Rent to Buy”</h3>
	<p dir="ltr">By the way, none of this costs you a dime. I'm paid by the buyer.</p>
	<p dir="ltr"> </p>
	<p dir="ltr">As far as price goes...It doesn't really matter to me how much you want for it, but if we put it much over market value, I won't be able to find a buyer.</p>
	<p dir="ltr">But there is no reason we shouldn't be able to get you full market value or maybe a little more because the way we are selling it. My buyers are pretty motivated.</p>
	<p dir="ltr"> </p>
	<p dir="ltr">So... if you are interested, please let me know. We can talk in person and I'll answer any of your questions. As soon as you give me the okay, I'll send out an email to my list about your house. I have sold houses in one day with this list, so don't be surprised if things happen pretty fast after you give me the okay.</p>
	<p dir="ltr"> </p>
	<p dir="ltr">Let me know what you think. </p>
	<p dir="ltr"> </p>
	<h3 dir="ltr"><a href="index.html#lease-option-registration-form">Fill out the form here.</a></h3>
	<p dir="ltr">Whatever you decide, I wish you the very best of all good things.</p>
	<p dir="ltr"> </p>
	<p dir="ltr">Best Wishes, </p>
	<p dir="ltr"> </p>
	<p dir="ltr">Tim Ivory </p>
	<p dir="ltr">Ivory Estate, LLC</p>
	<p dir="ltr"><a href="mailto:tj.ivory@ivoryestate.com">tj.ivory@ivoryestate.com</a></p>
	<p dir="ltr"><a href="tel:(423) 383-4094 ">(423) 383-4094 </a></p>
	<div class="col-md-4 col-lg-12">
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	<div class="about-right-overlay"></div>
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	<div class="col-md-6">
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	<div class="royal-section-title">
	<h2>Reasons to Sell <span>"Rent to Buy"</span></h2>
	<div class="title-line"></div>
	<p class="col-lg-10" style="text-align:left">There are a lot of reasons to consider selling "Rent to Buy" with lease options. For instance, you may need to quickly sell your house due to a job transfer but don't have enough equity to sell with a real estate agent, or, some people have a house that needs major repairs before they can sell it, but lack the funds. Other people simply want to protect their equity and not give it to a realtor (if this is you, click <strong><a href="blog/get-full-market-value-without-paying-realtor-fees.html">here</a></strong>). Sometimes you need to just get out quickly. What ever the issue is, we can find a solution (<a href="blog/newsletter/steps-to-sell-rent-to-buy.html#rent-to-buy-steps">See How The Process Works</a>). For now, let's get an overview of the advantages of selling "Rent to Buy" before going into more detail.</p>
	<div class="col-md-4 col-lg-2">
	<div class="single-latest-properties-3">
	<div class="property-img col-lg-8"> <a href="#"> <img src="assets/img/10-Things-When-selling-Call-me-2.jpg" alt="property image" /></a>

	</div>
	</div>

	</div>
	<div class="col-md-4 col-lg-12">
	<h3 style="text-align: center"> </h3>
	<h2 style="text-align: center">Advantages of Selling <span> "Rent to Buy"</span>:</h2>
	<p> </p>
	</div>
	<div class="col-md-4 col-lg-6">
	<p><em class="fa fa-check"></em> It doesn't cost you a dime. I'm paid by the buyer.</p>
	<p> <em class="fa fa-check"></em> Avoid listing with an agent and paying thousands in commissions.</p>
	<p> <em class="fa fa-check"></em> Sell Your House at Market Value (Sometimes More).</p>
	<p> <i class="fa fa-check"></i>
	No Landlord Duties or Calls from Tenants for Repairs. </p>
	<p> <i class="fa fa-check"></i>
	Tenant Does Repairs.</p>
	<p> <i class="fa fa-check"></i>
	Three Year Lease (Better than the typical One year lease).</p>
	</div>
	<div class="col-md-4 col-lg-6">
	<p><em class="fa fa-check"></em> Avoid foreclosure on your house.</p>
	<p> <em class="fa fa-check"></em> Pay No Utilities or Landscaping Fees (Lawncare, Snow Plow).</p>
	<p> <em class="fa fa-check"></em> Sell As Is, No Repairs Required. </p>
	<p> <em class="fa fa-check"></em> Get the many benefits of leasing.</p>
	<p> <em class="fa fa-check"></em> We can close quick or when you are ready. Very Easy Paperwork.</p>
	<p> <em class="fa fa-check"></em> You get a stable, well qualified tenant with a steady job.</p>
	</div>
	<p> </p>
	<p>(<a href="index.html#lease-options-benefits">See More Details About the Benefits of Selling "Rent to Buy" <strong>Here</strong></a>)</p>
	<div>

	</div>
	</div>
	</div>
	<div class="property_overlay"></div>
	</div>
	<div class="row"> </div>
	<div class="row"> </div>
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	</section>


	<!-- Latest Properties Area End -->



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	<h2>We Will Buy your House, As is, with a Lease Option at Full Market Value!</h2>
	<h3>Fill out our <a href="index.html#lease-option-registration-form">Form</a> or call to begin the simple process : (423)383-4094</h3>
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	<h2 id="lease-options-benefits">The <span>Benefits </span>of Selling "Rent to Buy" </h2>
	<div class="title-line"></div>
	<p style="text-align:left">As you will see, there are many benefits of selling "Rent to Buy" that you may not be aware of. When you are giving a tenant the option to buy, it changes the game completely and makes things much better for you as the seller. For instance, you get a more stable tenant because they see themselves as the owner of the property. They will take much better care of the property themselves. Regular tenants who rent wihtout "Renting to own" are much more likely to wreck the place. Remember the old adage “you won’t take a rental car to the car wash”. Same goes for buyers vs. renters of houses. This distinction will save you money in the long run since you won't need to pay any of the repairs. This is nifty but is only just one of the benefits. Check out the online archive of our newsletter <strong><a href="blog/newsletter/newsletter-archive.html">HERE</a></strong> to learn more about all the options you have when selling, the benefits of selling "Rent to Buy", its pros and cons, and how to minimize its risk. </p>
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	<h3 href="#">No Cost To Sell</h3>
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	<p>It doesn’t cost you a dime to fill the property. That is what we do and we are paid by the buyer. </p>
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	<h3 style="text-align: center"><a href="#">Get Full Price</a></h3>
	<p>Will sell for market value ( sometimes a little more) as long as the rent is at market price. </p>
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	<h3 style="text-align: center"><a href="#">Mortgage Relief</a></h3>
	<p>You will not have to worry about payinig the mortgage or tax payments as they will be offset and covered by the tenant.</p>
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	<h3 style="text-align: center"><a href="#">No Realtor Fees</a></h3>
	<p> You will not need to pay any realtor fees. </p>
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	<h3 href="#">As is, No Repairs</h3>
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	<p>You won’t be responsible for any of the repairs - the tenants will assume this responsible, with paperwork to support it, and cover all maintenance and repairs.</p>
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	<h3 style="text-align: center"><a href="#">No Landlord Duties</a></h3>
	<p>You won’t be a landlord and will never receive phone calls from tenant for repairs. </p>
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	<h3 style="text-align: center"><a href="#">No Expenditures</a></h3>
	<p>You don’t pay for utilities - electricity, heat, water, are all covered by the tenant. The cut there own grass and shovel there own snow. </p>
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	<h3 style="text-align: center"><a href="#">Long Lease</a></h3>
	<p>You get a 3 year lease which is much better than a 1 year lease from typical renters. </p>
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	<p> </p>
	<p style="text-align:center">(<font color="#">Click<strong> <a href="index.html#lease-option-registration-form">HERE</a></strong> to fill out or form or call us anytime (<a href="tel:423-383-4094">423-383-4094</a></font>) </p>
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	<h2 style="font-size: 35px; font-weight:600">Together, we can find a solution to SELL YOUR HOUSE TODAY!</h2>
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	<p>At <strong>Ivory Estate, LLC</strong>, we buy houses with options so we can fill a sellers property with a qualified tenant buyer so they don't have to worry about paying the mortgage. We're real estate investors who are committed to providing our clients with a viable solution. Before buying, our tenant buyers rent it for a time (usually 1-3 years) until they qualify for a mortgage. There is no obligation to try selling it this way and you have nothing to loose with minimal risk.<strong> Ivory Estate, LLC</strong> is a reputable investment firm providing valuable services to "For Sale By Owners" who can’t afford to pay realtor fees and landlords or other sellers who are having trouble selling or filling their property. To get the process started, all you need to do is fill out or <strong><a>form</a></strong>. Doing so will allow us to contact you so we can get a feel for your situation, and subscribe you to our newsletter where you will learn more about the process with the intention of slowly building trust, so you can see we are for real. If your mind is already made up and you want to give it a try, you can cut straight to the chase and put us to work right away to solve your problem by filling out our our Lease Option Memo <strong><a href="lease-option-memo.html">here</a></strong>. That is the only action you need to take for us to get to work (see the step by step process <strong><a>here</a></strong>). </p>
	<div class="best-property-link"><a href="lease-option-memo.html">Fill Out Our Memo Agreement</a></div>
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	<h2>Why "<strong>Rent To Buy</strong>" is the Intelligent Solution that Works</h2>
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	<p>Selling “Rent to Buy” is the best option 9 times out of 10 for For Sale By Owners because, unlike selling off market, they have a very high chance to fill the house, and sooner! Yes, selling a house outright is the most ideal and permanent solution to not having to pay the mortgage, but, it is much harder to do (15% chance). As most savvy real estate professionals understand, instead, the most logical thing do when one needs to sell a house when they do not have enough equity in their property is to sell using the method "Rent to Buy", otherwise known as lease options.This is particularly the case with sellers who do not have “realtor equity”, ie, enough equity in there house to cover the cost to sell their house (typically 10% of the home value, including selling costs, holding costs, realtor fees, etc). It is pretty much guaranteed to work and solve your problem.
	</p>
	<p> </p>
	<p>Most investors who found themselves in a similar situation of needing to sell without equity would probably also give FSBO a try for a few weeks to try their luck, but they would not rely on selling it this way.
	They understand that the odds of selling Off Market as a FSBO (For Sale By Owner) are 15% at best. There simply isn't enough people searching these off market properties, most prefer working with a realtor. Moreover, the few that are searching wouldn't qualify for a mortgage anway. Therefore, most investors would have a plan B in place to sell "Rent to Buy" so they won't have to pay the mortgage on a property they don't want to for even a single month. It just makes sense.</p>
	<p> </p>
	<p> Since it's unlikely you'll be selling your house off market, your best bet to is not focus on selling the house outright, but in eliminating your personal need to pay the mortgage yourself. Isn't that the main issue, if you stop and think about it? What does it really matter if you have a mortgage if you don't have to be the one to make the payments, especially when you can still qualify for a second mortgage? (Read more about still qualifying here).

	It is far better than the alternative of the house not selling for a year or more while you are forced to pay the mortgage yourself. Why not let someone else pay it for you? These are good people with good paying jobs who have been pre-screened and qualify as tenant buyers with the best chance of qualifying for a mortgage within the next few years so they can buy your house. Feel free to take your time, but remember, as more time passes, the longer you need to keep paying that mortgage.
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	<h2>Questions about selling "Rent to Buy" with Lease Options</h2>
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	<div class="panel-group accordion" id="accordion">
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	<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse03" aria-expanded="false"> <em class="switch fa fa-plus"></em> What sort of down payments do most people have?
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	<p>We try to get between $2k and $3k as a lease option fee - more if we can. This is where we make our money so our goal is to get a much as possible. Also, the more we get as a down payment, the more stable the tenant is for you, so it benefits us both.
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	<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse04" aria-expanded="false"> <em class="switch fa fa-plus"></em> What are the odds that the tenant buyer will exercise their option to buy before the lease is over?

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	<p>Less than 30% of lease option buyers will exercise the option. The other 70% either are unable to get regular financing or do qualify, but decide they no longer want the home. So it is likely that they will not buy it at the end.But there are some real benefits -
	<ul>
	<li>It doesn't cost you a dime to fill the property.</li>
	<li>That is what we do and we are paid by the buyer.</li>
	<li>You no longer have to lose your mortgage or property tax payment every month since you will offset it with the monthly income.</li>
	<li>You don't have to do maintenance on the property - the new buyer/tenant is responsible for repairs.</li>
	<li> You don't pay for utilities.</li>
	<li> They cut their own grass and shovel their own snow.</li>
	<li> They don't call you like regular tenants.</li>
	<li> You get a 3 years lease rather than 1 year for most renters.</li>
	<li> You get a more stable tenant than a regular renter because the folks that move in see themselves as owners rather than renters. Remember the old adage, "You don't wash a rental car." Same goes for buyers vs. tenants of houses. </li>
	</ul>
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	<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse7777" aria-expanded="false"> <em class="switch fa fa-plus"></em> If a person walks away from the lease what becomes of their down payment? </a></h4>
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	<p>It is non-refundable to the buyer. When they end their lease, we would be happy to help you fill the property again - we have a very active and growing list of buyers. </p>
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	<div class="panel-heading">
	<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse4444" aria-expanded="false"> <em class="switch fa fa-plus"></em> Who is responsible for upkeep and maintenance on the home?
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	<p>This is all the responsibility of the buyers. We have them agree to pay all the maintenence and repair cost both verbally and on contract. This makes all the difference in the world on how the tenant buyers view and behave towards the property. They feel they are the owners and treat it appropiately. Remember the adage, "You don't wash a rental car", likewise, you are much more likely to take excellent car of a property you own than one you are renting and not responsible for. Now, in all fairness, even though they agree and even sign and inital the contract where this clause is stated, this does not make it 100 percent legally binding. In fact, most courts would side with the tenant in such a situation if the case ever escalated to court. They are afterall leasing the property, even though they have the option to buy the property and plan to do so in the future. What is important here are the statistics. Lease option buyers take much better care of there properties than regular tenants. This is a common fact you can ask any property manager. This is rare, but If they ever mention a repair on the property and request for funds (maybe they forgot about the agreement), you can simply remind them they signed the contract which makes them responsible for any and all repairs. Mentioning this fact is usually enough to quell any potential problems. Most tenants at that point will go ahead and do the repairs themselves.
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	<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse5555" aria-expanded="false"> <em class="switch fa fa-plus"></em> Are there any problems with leasing that would cause the "Due on sale" clause of the mortgage to be invoked by the lender?
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	<p>No, a lender would see this as a lease, not a transfer of ownership.
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	<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse666" aria-expanded="false"> <em class="switch fa fa-plus"></em> Does the person leasing the home get the homestead exemption or would it be treated like a rental property? </a></h4>
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	<p>It would be treated like a rental property so eventually the exemptions would be removed and the taxes would go up.
	But - you also get the benefits of owning rental property. I know that most people never considered owning rental property but after considerig all of the pros and cons involved, begin to see its potential. In situations where there is no equity in the property, it is usually the only recourse. Click <a href="sell-your-house-rent-to-own.html#financial-benefits-of-leasing">here</a> to see the financial benefits, and potential negatives, of leasing. </p>
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	<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse888" aria-expanded="false"> <em class="switch fa fa-plus"></em> How do buyers get financing when it's time to exercise their option?
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	<p>They go to any conventional lender and apply for a loan. The reason they are buying "Rent To Buy" right now is because they do not qualify for a conventional loan. Since 2007, conventional loans have become much harder to qualify for - ask any mortgage broker. That is why so many properties that are for sale by real estate brokers don't sell. Buyers just can't get loans without almost perfect credit. Appraisals have also been a problem recently, so even if the Buyer qualifies, if the appraisal doesn't come in, they won't be able to finance it.
	Our goal is to help good, responsible people get into a home. People who will take care of it and treat it like their own. We've had good luck finding just that over the years.
	If the Buyer exercises the option, that's great and you make your money. If they don't, the advantages of having someone pay your mortgage and buy a house for you are enormous.
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	<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse121212" aria-expanded="false"> <em class="switch fa fa-plus"></em> Who do you normally buy homes from?</a></h4>
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	<p>We primary focus on houses in the Eastern TN region of Hamblen County, but are not opposed to reviewing opportunities outside of our primary area. These are just a few of the many scenarios we can help with: </p>
	<ul>
	<li>Sellers with not enough equity in there property, less than 10% of value, to sell it with a realtor.</li>
	<li>Sellers with properties which need renovation before they can sell, but lack the funds for repairs.</li>
	<li>For Sale By Owners (FSBO's) who have been unable to sell their property. </li>
	<li>Sellers relocating who must sale their property before taking out another mortgage. Some have equity but desire to clear up the mortgage quickly (time restraints) and understand this is there best option, statistically. </li>
	<li>Landlords who are having difficulty filling their properties. We can help!</li>
	<li>Landlord is tired of managing a rental property and would rather sell with a lease option while collecting rent until it sells.</li>
	<li>The most common reason we buy a home with a lease option is the seller lacks enough equity to sell. We buy at market value (or more).</li>
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	<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse131313" aria-expanded="false"> <em class="switch fa fa-plus"></em> Will I get More selling with a Realtor?</a></h4>
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	<p> Not necessarily, closing through an agent on the MLS is usually the prefered method to sell a property because there is a much bigger pool of buyers, many willing to pay full market value. However, since we are offering attractive terms with a lease option to people who are tired or renting and desperate to move into a home of there own, but lack the necessary credit to qualify for mortgages, they are willing to pay a higher price for the option and terms. We are offering them something very valuable. They are usually very grateful and happy to pay extra for attractive financial terms. This will bring in a higher price! Their number one concern is not price, but rather the rent they will have pay each month. As long as the rent price is at similar market levels to compete with similar homes, I'm open to buying with an option at any price you seem reasonable. I then in turn extend the same offer to my list of tenant buyers and assign it once a qualified tenant you approve of is willing to pay the lease option fee and sign the paperwork. </p>

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	<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse141414" aria-expanded="false"> <em class="switch fa fa-plus"></em> How do you get paid and by whom?</a></h4>
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	<p>Excellent question and one I think all sellers appreciate. I solve your problem (the seller) but am paid by the tenant buyer! I operate a successful business solving your problem while getting paid by tenant buyers. This is a perfect win-win for all involved. The seller needs to sell their property but cannot. I offer to solve there main problem of clearing up the mortgage payments and assigning all maintainence responsibilites to a tenant from my list of buyers. I have the seller sign a lease option memo agreement which makes me a principle in the transaction. We agree on price and terms within the lease memo agreement. I then assign this option to a tenant buyer.Since my tenants are already qualified and have already spoken with a broker, the next step is to extend the offer to them all at once. It is common to have well offer 150 buyers on this list. Once a few respond positively, I narrow them down and only accept the best one. I then have them sign some basic paper work and collect my lease option fee. Remember, I am paid by the tenant buyer. At that point, I forward their information to you. You are free to review their information to approve or disprove (You have the final say of who is acceptable or not to rent your property). 99 tims eout of 100, the seller approves of the tenat buyer selection - they are all good people after all. At that point, we all meet out our title company for closing. This entire process is routine and 100% legal with all the necessary supporting documents.</p>




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	<h2> Can't Sell? Get Someone Else to Pay Your Mortgage (Before they Buy)</h2>
	<h3>Fill out our <a href="index.html#lease-option-registration-form">Form</a> or call to begin the simple process : <a href="tel:(423)383-4094">(423)383-4094</a></h3>
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	<h2 id="financial-benefits-of-leasing">Why Selling <span>"For Sale By Owner"</span> Usually Doesn't Work</h2>
	<div class="title-line"></div>
	<p style="text-align:left">Selling FSBO (For Sale By Owner) usually doesn't work because there simply isn't enough people searching these off market propertes, most prefer to work with a realtor. Furthermore, the majority of those that are searching wouldn't qualify for a mortgage anyway. This makes selling oneself as a FSBO extremely hard. It rarely works (15% chance). The good news is that working with us to lease to one of our tenant buyers is comparatively easily. It is pretty much guaranteed to work and solve your problem with chances closer to 100% as long as the house is not priced too high and the rent is within the typical market range. Remember, tenant buyers have options too, so we must operate within their financial capacity.
	On that note, there are typically two reasons to sell for sell by owner, either no equity, or to circumvent realtor cost (click <a href="blog/newsletter/pay-no-realtor-fees-and-get-full-market-value.html"><strong>here</strong></a> if this is you). For now, we will focus on sellers with no equity, though the "Rent to Buy" Is still the best solution for either reason because of the low chance of selling a house off the market without a realtor. If you can't or don't want to pay realtor fees, "Rent to Buy" is the perfect solution to get full market value (or more) while getting someone else to pay the mortgage in the meantime</p>
	<p style="text-align:left">As such, I mostly buy houses with lease options from sellers who do not have enough equity in there property to list with an agent. For sellers in this situation, the natural thinking is to sell the property themselves “For Sale By Owner” since they cannot afford to sell with a realtor. However, this is far from the best option for this particular situation because most For Sale By Owners (FSBO's) never sell! It just wastes the seller's time and expenses as they pay the mortgage, utilities, insurance, lawn care, repairs, and other carrying expenses until the house is sold (if they are lucky).
	Every month could be thousands of dollars you need to pay to sell the property, on a slim chance of success. If we speed up the process for you by even one month, right then and there we already saved you a mortgage payment ($500-2000). Remember, our service is entirely free for you. We fill your property without you having to pay a dime to us. We are paid by the buyer.
	</p>
	<p style="text-align:left">The best option to clear up these aforementioned expenses is not to sell outright, but to sell “Rent to Buy”. In doing so, you will not need to pay the mortgage on the property, a tenant buyer will do that for you. They will happily do so because they are desperate to move into a house of their own to build equity and stop wasting money on rent. Many of them have been turned down by banks even a dozen times. In essence, you will be renting the property before selling it to the tenant buyer. This is called selling "Rent to Buy". </p>
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	<h2>Get Full Market Value and Pay No Realtor Fees in as little as 7-10 Days</h2>
	<h3>Fill out our <a href="lease-option-memo.html">Lease Option Memo</a> or call to begin the simple process : (423)383-4094</h3>
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	<h2 id="financial-benefits-of-leasing"><strong>opportunity</strong> in Selling "rent to Buy"</h2>
	<div class="title-line"></div>
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	<p style="text-align:left">Furthermore, selling “Rent to Buy” is actually an opportunity in disguise. Not only will you be solving your main problem by getting someone else to pay the mortgage for you, but, in the process, you will be earning money! As they pay your mortgage, they build your equity. As time passes, appreciation builds. Best of all, when they exercise their option a few years down the road, you will have intelligently worked around the system by accomplishing to sell your house without paying any realtor selling fees! In essence, you are operating like a real estate investor incorporating a powerful strategy to sell your house while growing your asset and building equity. The fact is, the more time it takes for them to buy, the more money you make. Isn’t this much better than the alternative of paying the mortgage yourself? Since it's unlikely you’ll easily sell the property anyways as a FSBO, why not work with the system, lease it out to one of our pre-screened qualified tenant buyers, free up the mortgage so you don't have to pay it any longer, until they buy the house or until enough equity builds to sell with an agent? (Read more <strong><a href="blog/newsletter/discover-your-hidden-opportunity-to-make-money-with-the-house-you-can't-sell.html">here</a></strong>) </p>
	<p style="text-align:left"> </p>
	<h3 style="text-align:left">We've Done The Hard Work For You</h3>
	<p style="text-align:left">That is where we come in. We've done the hard work of finding and marketing for these tenant buyers and have qualified them. We have set them up in a process whereby they will get approved for a mortgage soon because they already have a good job and solid income coming in. Banks require at least 2 years history of W2 proof of income before they can lend. In addition, there are many other aspects of mortgage approval that sometimes even good, honest, hard working people with good jobs (teachers, nurses, etc) have to wait until they are approved for mortgages. Needless to say, they are very stringent and if even one criteria isn’t met, they must wait until there situation improves. As a seller, this give you an opportunity. </p>
	<p style="text-align:left"> </p>
	<h3 style="text-align:left">Focus on the Bottom Line - Get Someone Else to Pay The Mortgage For You (Until They Buy)</h3>
	<p style="text-align:left">Selling "Rent to Buy" is the easiest way to solve the root of the problem (the mortgage payments). Why not get someone else to pay the mortgage for you. Once you see how easy it is, I wouldn’t be surprised if at some point you decided to just keep it for the long run until it is paid off by tenants for you! (See the odds of it selling<a href="blog/newsletter/discover-your-hidden-opportunity-to-make-money-with-the-house-you-can't-sell.html#od..."> <strong>here</strong></a>). Of course, selling “Rent to Buy” has many awesome benefits, but there are also some cons that need to be considered in detail before an intelligent decision is made. A bit of advice, the operating word being intelligent. Let’s examine these in more detail.
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	<h2 style="font-size: 35px; font-weight:600">Together, we can find a solution to SELL YOUR HOUSE TODAY!</h2>
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	<p>Selling “Rent to Buy” with lease options is the best option for For Sale by Owners who do not have enough equity in there house to cover the cost to sell their house. The reason is simple. Selling oneself is hard and has a low success rate -- very low (only 15%). Selling with a lease option, aka, "Rent to Buy" is easy when done correctly and is almost guranteed to fill the property. We have done the hard work for you. We will solve your problem and do it at no cost to you. If you cannot sell your house for sale by owner, or don’t want to take the chance of wasting a lot of time, you can sell “rent to own” to solve your MAIN problem first. Simply fill out our form to get started or call us at <a href="tel:423-383-4094">(423) 383-4094</a>. (<strong><a href="blog/newsletter/steps-to-sell-rent-to-buy.html#rent-to-buy-steps">See How The Process Works</a></strong>) </p>
	<div id="pros-&-cons-of-rent-to-own" class="best-property-link"><a href="blog/newsletter/steps-to-sell-rent-to-buy.html#rent-to-buy-steps">See How The Process Works</a></div>
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	<h2 id="financial-benefits-of-leasing2">Pros and Cons of Selling <span>"Rent to Buy"</span></h2>
	<div class="title-line"></div>
	<p style="text-align:left">We want you to understand completely all of your options and for you to be knowledgeable about the whole process. In order for you to make the most educated decision you can on how to solve your problem, it is important to understand the pros and cons of selling “Rent to Buy”, as well as all of the possible options you have when selling. It is important for you to understand that you do have options, but, since you have no or little equity, they are limited (click <a href="blog/newsletter/why-choose-rent-to-buy.html#why-choose-rent-to-buy-2"><strong>here</strong></a> to learn more about each of them). We are confident that when you are educated, you too will be confident in your decision and know it is the best, most logical decision you can make to solve the problem. Remember, the mortgage note itself isn’t the problem. It is the monthly payments on the mortgage note and the other expenses of owning a home. Focus on clearing up this problem by getting someone else to pay these expenses for you. As long as that is solved and you don’t have to worry about making the mortgage payments, what does it matter if you keep the mortgage note. Plus, you also get the benefits of owning rental property. I know that some people think owning rental property is nuts, but I own a lot of rental property and I know how easy it is to handle if you set it up right. </p>
	<p style="text-align:left"> </p>
	<h2 style="text-align:left">You will get financial benefits from keeping your property and selling it as a lease option:</h2>
	<ol>
	<li dir="ltr">
	<p>
	<strong2>Depreciation on the property.</strong2>
	This is a good thing. You can deduct 3.64% of the tax basis (27.5 years depreciation) of the improvement of the property against either active or passive income (depending on how you are set up). On a $100k property, this would equal about $1k in real cash savings on your taxes each year. (talk to your CPA for details about how this works).</p>
	</li>
	<li dir="ltr">
	<p dir="ltr">
	<strong2>Appreciation of the property</strong2>
	. Over time, the value of the property goes up. I know it's been a rough patch in the market these last few years, but the likelihood is that the values will eventually go back up. This will make it possible for you to sell the property in the future and make a profit rather than have the potential (in many cases) of actually having to come to closing with cash to sell it.</p>
	</li>
	<li dir="ltr">
	<p dir="ltr">
	<strong2>Buy down of the mortgage over time.</strong2>
	Over time, the note will pay itself off. You may have years before this happens, but every month a little bit of your payment goes toward the principle and you will build equity.</p>
	</li>
	<li dir="ltr">
	<p dir="ltr">
	<strong2>Rents go up over time as a hedge against inflation.</strong2>
	The thing I love best about my investment property is that the rents go up. I know of no other investment that has an automatic hedge against inflation like this. Most houses have 30 year fixed payments, but as rents go up, if you apply the extra income to the mortgage each month, you will likely pay it off in 10-15 years because of the increased cash flow.</p>
	<p dir="ltr"> </p>
	</li>
	</ol>
	<h2 style="text-align:left">There are also some negatives to consider:</h2>
	<ol>
	<li dir="ltr">
	<p dir="ltr">
	<strong2>Risk of vacancy. </strong2>
	Over time, you will have vacancies. Each month the property is vacant, you lose money. The beauty of working with us is that we have buyers and can fill it very quickly. The risk of selling it on the open market is often much higher than selling it through us with a Lease Option. Keeping it on the open market, you must pay the mortgage, utilities, taxes, insurance, grass cutting, maintenance and wear and tear that comes from keeping a property vacant (did you know that the plumbing will often deteriorate in a vacant house because of lack of use?).</p>
	</li>
	<li dir="ltr">
	<p dir="ltr">
	<strong2>Risk of damage from tenants.</strong2>
	There is always going to be wear and tear on a house when someone lives in it. When they move out, you will need to have it cleaned up before you sell it again. It's also possible that someone will deliberately 'trash' your house. This is very rare and is covered by insurance.</p>
	</li>
	<li dir="ltr">
	<p dir="ltr">
	<strong2>Management headaches.</strong2>
	I hate managing property and make a point NEVER to talk to any of my tenants. I have a competent property manager do this for me. The biggest reason people say they hate real estate investing is because they manage their own property. This, in my opinion just doesn't make sense. Let someone else do it for you - they typically charge about 10% of the rent. I can recommend someone good if you like.</p>
	</li>
	<li dir="ltr">
	<p dir="ltr">
	<strong2>Picking a bad buyer/tenant.</strong2>
	This is another mistake most newbie investors make - they screw up on tenant selection. That is why we put them through a qualification process that vastly improves the tenant/buyer's success rate.</p>
	</li>
	</ol>
	<p style="text-align:left">The downside is that taking on tenant buyers, in my opinion, is much smaller than the upside - especially if the alternative is a vacant house. We know that in a good market, 33% of all properties listed for sale on the MLS do NOT sell. Right now, that percentage is much higher. We also know they will not sell for more than market value and that the cost to sell with a Realtor will run you about 10% after commissions, closing costs, repairs, and negotiation. For many people who are close to market value on their mortgage, this cost just isn't possible.<br>
	</p>
	<p style="text-align:left">No matter what option you choose, I wish you the best of luck and look forward to working with you.</p>
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	<h2 style="text-align:center"> Fill Out Our Form</h2>
	<p> </p>
	<p>The ultimate goal of this website and our newsletter emails is to help you solve your problem by leading you to filling out our Lease Option Memo agreement online. You can click here to do that now. If you need more time to learn more, you can get started by filling out our form here. Doing so will will add your to our newsletter, giving you more time and the opportunity to learn more about your options as we share with you all the information you will need to solve your problem. That is all you need to do in order for us to get to work and fill your house (often with 10 days or less).</p>
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	<p>Yes, I would consider selling my home on a lease with an option to buy. Please contact me.</p>
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	<p>
	<label>First Name:</label>
	<input type="text" class="quantumWizTextinputPaperinputInput exportInput" jsname="YPqjbf" autocomplete="off" tabindex="0" aria-label="Your First Name:" aria-describedby="i.desc.1519101883 i.err.1519101883" name="entry.354887314" value="" required="" dir="auto" data-initial-dir="auto" data-initial-value="" placeholder="Your First Name">
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	<p>
	<label>Last Name:</label>
	<input type="text" class="quantumWizTextinputPaperinputInput exportInput" jsname="YPqjbf" autocomplete="off" tabindex="0" aria-label="Your Last Name:" aria-describedby="i.desc.451423344 i.err.451423344" name="entry.1752882687" value="" required="" dir="auto" data-initial-dir="auto" data-initial-value="" placeholder="Your Last Name">
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	<label>Primary Email Address:</label>
	<input type="text" class="quantumWizTextinputPaperinputInput exportInput" jsname="YPqjbf" autocomplete="off" tabindex="0" aria-label="Your Primary Email Address:" aria-describedby="i.desc.2111436264 i.err.2111436264" name="entry.1501574304" value="" required="" dir="auto" data-initial-dir="auto" data-initial-value="" placeholder="Enter Email Address">
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	<label>Phone Number:</label>
	<input type="text" class="quantumWizTextinputPaperinputInput exportInput" jsname="YPqjbf" autocomplete="off" tabindex="0" aria-label="Your Phone Number" aria-describedby="i.desc.2009302587 i.err.2009302587" name="entry.721009852" value="" required="" dir="auto" data-initial-dir="auto" data-initial-value="" placeholder="Enter Phone Number">
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	<h3>Property Information</h3>
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	<div class="col-md-12">
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	<label>Rental Property Address: </label>
	<input type="text" class="quantumWizTextinputPaperinputInput exportInput" jsname="YPqjbf" autocomplete="off" tabindex="0" aria-label="Rental Property Address:" aria-describedby="i.desc.190453970 i.err.190453970" name="entry.1869949408" value="" dir="auto" data-initial-dir="auto" data-initial-value="" placeholder="Enter Address">
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	<div class="col-md-12">
	<p class="vertical-form-line">
	<label>Rental Property City: </label>
	<input type="text" class="quantumWizTextinputPaperinputInput exportInput" jsname="YPqjbf" autocomplete="off" tabindex="0" aria-label="Rental Property City:" aria-describedby="i.desc.1060156935 i.err.1060156935" name="entry.2086940690" value="" dir="auto" data-initial-dir="auto" data-initial-value="" placeholder="Enter City">
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	<p class="vertical-form-line">
	<label>Rental Property State: </label>
	<input type="text" class="quantumWizTextinputPaperinputInput exportInput" jsname="YPqjbf" autocomplete="off" tabindex="0" aria-label="Rental Property State:" aria-describedby="i.desc.43861461 i.err.43861461" name="entry.1651517687" value="" dir="auto" data-initial-dir="auto" data-initial-value="" placeholder="Enter State">
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	<label>Rental Property Zip: </label>
	<input type="text" class="quantumWizTextinputPaperinputInput exportInput" jsname="YPqjbf" autocomplete="off" tabindex="0" aria-label="Rental Property Zip:" aria-describedby="i.desc.1976640497 i.err.1976640497" name="entry.196314019" value="" dir="auto" data-initial-dir="auto" data-initial-value="" placeholder="Enter Zip Code">
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	<label>Monthly Rent? </label>
	<input type="text" class="quantumWizTextinputPaperinputInput exportInput" jsname="YPqjbf" autocomplete="off" tabindex="0" aria-label="Monthly Rent?" aria-describedby="i.desc.536954751 i.err.536954751" name="entry.236037641" value="" dir="auto" data-initial-dir="auto" data-initial-value="" placeholder="Your Answer">
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	<label>How Many Bedrooms? </label>
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	<label>How Many Baths? </label>
	<input type="text" class="quantumWizTextinputPaperinputInput exportInput" jsname="YPqjbf" autocomplete="off" tabindex="0" aria-label="How Many Baths?" aria-describedby="i.desc.925939454 i.err.925939454" name="entry.1594639730" value="" dir="auto" data-initial-dir="auto" data-initial-value="" placeholder="Your Answer">
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	<label>How much is remaining on the mortgage?</label>
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	<label>Amount of the monthly mortgage payments?</label>
	<input type="text" class="quantumWizTextinputPaperinputInput exportInput" jsname="YPqjbf" autocomplete="off" tabindex="0" aria-label="Amount of the monthly mortgage payments?" aria-describedby="i.desc.1010625811 i.err.1010625811" name="entry.145812188" value="" dir="auto" data-initial-dir="auto" data-initial-value="" placeholder="Your Answer">
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	<label>How much equity do you have in the property?</label>
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	<div><p dir="ltr">Selling “Rent to Buy” with lease options is the best option for For Sale by Owner properties because nearly 90% of the time they won't sell otherwise. With lease options, there is a very high chance to fill the house -- and quicker! Selling oneself doesn't work most of the time but that doesn't mean one is stuck with the house and is foreced to pay the mortgage. This is particularly the case with sellers who do not have “realtor equity”, ie, enough equity in there house to cover the cost to sell their house (typically 10% of the home value, including selling costs, holding costs, realtor fees, etc). </p> </div>


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	<p>You’re a pleasure to do business with. We had our house listed on craigslist in Morristown for almost 8 months before we received your call, thank you for fill it so quickly. We could finally move and even took out another mortgage. <br>
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	<p>Morristown, Tennessee</p>
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	<p>THANK YOU, THANK YOU, THANK YOU!!! Tim bought our house that we thought would never sale[sic]. Everything done in less than 10 days. Very HAPPY! Thanks Tim!!! We got our full asking price. I can only assume this was from your profit, thank you so much!</p>
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<h3>Welcome to <span>Ivory Estate | Property Investments</span></h3>

<h2>Can’t Sell Your House? Mortgage Stress? Sell Your House “Rent to Buy” Instead!</h2>

<p>We Are Professional House Buyers Operating Locally Within Hamblen County, TN.</p>

<a href="index.html#lease-option-registration-form" class="royal-btn"> Let's Get Started</a>

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<h3>We Invest in Realty Solutions</h3>

<h2>GET FULL MARKET VALUE WITHOUT REALTOR FEES OR REPAIRS IN AS LITTLE AS 7-10 DAYS.</h2>

<p><strong id="docs-internal-guid-d7f1efe4-1dcc-4958-bbe3-20e674173077">We Fill Houses for Sellers Who Can’t List with an Agent or Sell Themselves</strong></p>

<a href="lease-option-memo.html" class="royal-btn">Fill Out Our Memo Agreement</a>

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<h2 style="text-align: left">Selling Your Home <span style="color: #01A3C9">"Rent To Buy"</span></h2>

</div>

<h3 dir="ltr">Ivory Estate, LLC | Property Investments</h3>

<p dir="ltr">Hello,</p>

<p dir="ltr">My name is Tim Ivory. I’m a real estate investor and I need your help. I put together a list of buyers who need a house within hamblen county, but the number of buyers on the list is much bigger than I can possibly fill with my own properties.</p>

<p dir="ltr">I put quite a lot of time, effort, and funds already into building this list of buyers and I would still like a way to make some money off this valuable list while both helping these nice, motivated, people move into a home while being able to solve your (other sellers) problems of not being able to sell their own house. It is win-win for everyone involved. </p>

<p dir="ltr">You will get market price (sometimes more) and won’t pay a dime to fill your property. The tenants get to move into a home they can afford while working on obtaining mortgage. My effort is rewarded when I’m paid by the buyer. Through marketing, the tenants finds me and for everyone’s best interest, including the tenants, I qualify them before they are placed on my tenant buyers list.</p>

<h3 dir="ltr">About Our Tenant Buyers</h3>

<p dir="ltr">My buyers want to live in the area, but don't qualify for a mortgage right now. That means they would be buying from you "Rent To Own."</p>

<p dir="ltr">They can afford the monthly payment and will qualify within 1 or 2 years. We had every one of them talk to a mortgage broker before we put them on the list... I wanted to know exactly how long it would take them before they did qualify and could take out a new loan and pay off the house.</p>

<p dir="ltr">These buyers will also give you full market value for your house and full market rent during the lease period… sometimes a little bit more than that.</p>

<p dir="ltr">In addition to that, they tend to take care of the property better than a normal tenant because they see it as their property. And you will have a written agreement with them that makes them responsible for repairs to the house. So if the furnace goes out, they have to fix it or if the toilet stops up, they don't call you in the middle of the night. It saves a lot of landlord headaches.</p>

<p dir="ltr">And if the worst happens and they default, they lose their option and you can evict them. The beauty is that the percentage of evictions on this type of sale is way below normal tenant eviction rates... so it's a lot safer.</p>

<h3 dir="ltr">Benefits selling “Rent to Buy”</h3>

<p dir="ltr">By the way, none of this costs you a dime. I'm paid by the buyer.</p>

<p dir="ltr">As far as price goes...It doesn't really matter to me how much you want for it, but if we put it much over market value, I won't be able to find a buyer.</p>

<p dir="ltr">But there is no reason we shouldn't be able to get you full market value or maybe a little more because the way we are selling it. My buyers are pretty motivated.</p>

<p dir="ltr">So... if you are interested, please let me know. We can talk in person and I'll answer any of your questions. As soon as you give me the okay, I'll send out an email to my list about your house. I have sold houses in one day with this list, so don't be surprised if things happen pretty fast after you give me the okay.</p>

<p dir="ltr">Let me know what you think. </p>

<p dir="ltr">Whatever you decide, I wish you the very best of all good things.</p>

<p dir="ltr">Best Wishes, </p>

<p dir="ltr">Tim Ivory </p>

<p dir="ltr">Ivory Estate, LLC</p>

<p dir="ltr"><a href="mailto:tj.ivory@ivoryestate.com">tj.ivory@ivoryestate.com</a></p>

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<h2>Reasons to Sell <span>"Rent to Buy"</span></h2>

<p class="col-lg-10" style="text-align:left">There are a lot of reasons to consider selling "Rent to Buy" with lease options. For instance, you may need to quickly sell your house due to a job transfer but don't have enough equity to sell with a real estate agent, or, some people have a house that needs major repairs before they can sell it, but lack the funds. Other people simply want to protect their equity and not give it to a realtor (if this is you, click <strong><a href="blog/get-full-market-value-without-paying-realtor-fees.html">here</a></strong>). Sometimes you need to just get out quickly. What ever the issue is, we can find a solution (<a href="blog/newsletter/steps-to-sell-rent-to-buy.html#rent-to-buy-steps">See How The Process Works</a>). For now, let's get an overview of the advantages of selling "Rent to Buy" before going into more detail.</p>

</div>

<h2 style="text-align: center">Advantages of Selling <span> "Rent to Buy"</span>:</h2>

</div>

<p><em class="fa fa-check"></em> It doesn't cost you a dime. I'm paid by the buyer.</p>

<p> <em class="fa fa-check"></em> Avoid listing with an agent and paying thousands in commissions.</p>

<p> <em class="fa fa-check"></em> Sell Your House at Market Value (Sometimes More).</p>

No Landlord Duties or Calls from Tenants for Repairs. </p>

Tenant Does Repairs.</p>

Three Year Lease (Better than the typical One year lease).</p>

</div>

<p><em class="fa fa-check"></em> Avoid foreclosure on your house.</p>

<p> <em class="fa fa-check"></em> Pay No Utilities or Landscaping Fees (Lawncare, Snow Plow).</p>

<p> <em class="fa fa-check"></em> Sell As Is, No Repairs Required. </p>

<p> <em class="fa fa-check"></em> Get the many benefits of leasing.</p>

<p> <em class="fa fa-check"></em> We can close quick or when you are ready. Very Easy Paperwork.</p>

<p> <em class="fa fa-check"></em> You get a stable, well qualified tenant with a steady job.</p>

</div>

<p>(<a href="index.html#lease-options-benefits">See More Details About the Benefits of Selling "Rent to Buy" <strong>Here</strong></a>)</p>

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<h2>We Will Buy your House, As is, with a Lease Option at Full Market Value!</h2>

<h3>Fill out our <a href="index.html#lease-option-registration-form">Form</a> or call to begin the simple process : (423)383-4094</h3>

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</section>

<h2 id="lease-options-benefits">The <span>Benefits </span>of Selling "Rent to Buy" </h2>

<p style="text-align:left">As you will see, there are many benefits of selling "Rent to Buy" that you may not be aware of. When you are giving a tenant the option to buy, it changes the game completely and makes things much better for you as the seller. For instance, you get a more stable tenant because they see themselves as the owner of the property. They will take much better care of the property themselves. Regular tenants who rent wihtout "Renting to own" are much more likely to wreck the place. Remember the old adage “you won’t take a rental car to the car wash”. Same goes for buyers vs. renters of houses. This distinction will save you money in the long run since you won't need to pay any of the repairs. This is nifty but is only just one of the benefits. Check out the online archive of our newsletter <strong><a href="blog/newsletter/newsletter-archive.html">HERE</a></strong> to learn more about all the options you have when selling, the benefits of selling "Rent to Buy", its pros and cons, and how to minimize its risk. </p>

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<h3 style="text-align: center"

</h3>

<p>It doesn’t cost you a dime to fill the property. That is what we do and we are paid by the buyer. </p>

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<h3 style="text-align: center"><a href="#">Get Full Price</a></h3>

<p>Will sell for market value ( sometimes a little more) as long as the rent is at market price. </p>

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<h3 style="text-align: center"><a href="#">Mortgage Relief</a></h3>

<p>You will not have to worry about payinig the mortgage or tax payments as they will be offset and covered by the tenant.</p>

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</div>

<h3 style="text-align: center"><a href="#">No Realtor Fees</a></h3>

<p> You will not need to pay any realtor fees. </p>

</div>

</div>

<h3 style="text-align: center"

<h3 href="#">As is, No Repairs</h3>

</h3>

<p>You won’t be responsible for any of the repairs - the tenants will assume this responsible, with paperwork to support it, and cover all maintenance and repairs.</p>

</div>

</div>

<h3 style="text-align: center"><a href="#">No Landlord Duties</a></h3>

<p>You won’t be a landlord and will never receive phone calls from tenant for repairs. </p>

</div>

</div>

<h3 style="text-align: center"><a href="#">No Expenditures</a></h3>

<p>You don’t pay for utilities - electricity, heat, water, are all covered by the tenant. The cut there own grass and shovel there own snow. </p>

</div>

</div>

<h3 style="text-align: center"><a href="#">Long Lease</a></h3>

<p>You get a 3 year lease which is much better than a 1 year lease from typical renters. </p>

</div>

<p style="text-align:center">(<font color="#">Click<strong> <a href="index.html#lease-option-registration-form">HERE</a></strong> to fill out or form or call us anytime (<a href="tel:423-383-4094">423-383-4094</a></font>) </p>

</div>

</section>

<h2 style="font-size: 35px; font-weight:600">Together, we can find a solution to SELL YOUR HOUSE TODAY!</h2>

</div>

<p>At <strong>Ivory Estate, LLC</strong>, we buy houses with options so we can fill a sellers property with a qualified tenant buyer so they don't have to worry about paying the mortgage. We're real estate investors who are committed to providing our clients with a viable solution. Before buying, our tenant buyers rent it for a time (usually 1-3 years) until they qualify for a mortgage. There is no obligation to try selling it this way and you have nothing to loose with minimal risk.<strong> Ivory Estate, LLC</strong> is a reputable investment firm providing valuable services to "For Sale By Owners" who can’t afford to pay realtor fees and landlords or other sellers who are having trouble selling or filling their property. To get the process started, all you need to do is fill out or <strong><a>form</a></strong>. Doing so will allow us to contact you so we can get a feel for your situation, and subscribe you to our newsletter where you will learn more about the process with the intention of slowly building trust, so you can see we are for real. If your mind is already made up and you want to give it a try, you can cut straight to the chase and put us to work right away to solve your problem by filling out our our Lease Option Memo <strong><a href="lease-option-memo.html">here</a></strong>. That is the only action you need to take for us to get to work (see the step by step process <strong><a>here</a></strong>). </p>

<div class="best-property-link"><a href="lease-option-memo.html">Fill Out Our Memo Agreement</a></div>

</div>

</section>

<h2>Why "<strong>Rent To Buy</strong>" is the Intelligent Solution that Works</h2>

</div>

<p>Selling “Rent to Buy” is the best option 9 times out of 10 for For Sale By Owners because, unlike selling off market, they have a very high chance to fill the house, and sooner! Yes, selling a house outright is the most ideal and permanent solution to not having to pay the mortgage, but, it is much harder to do (15% chance). As most savvy real estate professionals understand, instead, the most logical thing do when one needs to sell a house when they do not have enough equity in their property is to sell using the method "Rent to Buy", otherwise known as lease options.This is particularly the case with sellers who do not have “realtor equity”, ie, enough equity in there house to cover the cost to sell their house (typically 10% of the home value, including selling costs, holding costs, realtor fees, etc). It is pretty much guaranteed to work and solve your problem.

</p>

<p>Most investors who found themselves in a similar situation of needing to sell without equity would probably also give FSBO a try for a few weeks to try their luck, but they would not rely on selling it this way.

They understand that the odds of selling Off Market as a FSBO (For Sale By Owner) are 15% at best. There simply isn't enough people searching these off market properties, most prefer working with a realtor. Moreover, the few that are searching wouldn't qualify for a mortgage anway. Therefore, most investors would have a plan B in place to sell "Rent to Buy" so they won't have to pay the mortgage on a property they don't want to for even a single month. It just makes sense.</p>

<p> Since it's unlikely you'll be selling your house off market, your best bet to is not focus on selling the house outright, but in eliminating your personal need to pay the mortgage yourself. Isn't that the main issue, if you stop and think about it? What does it really matter if you have a mortgage if you don't have to be the one to make the payments, especially when you can still qualify for a second mortgage? (Read more about still qualifying here).

It is far better than the alternative of the house not selling for a year or more while you are forced to pay the mortgage yourself. Why not let someone else pay it for you? These are good people with good paying jobs who have been pre-screened and qualify as tenant buyers with the best chance of qualifying for a mortgage within the next few years so they can buy your house. Feel free to take your time, but remember, as more time passes, the longer you need to keep paying that mortgage.

</p>

</div>

</section>

<p><br>

</p>

<h2>Questions about selling "Rent to Buy" with Lease Options</h2>

<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse03" aria-expanded="false"> <em class="switch fa fa-plus"></em> What sort of down payments do most people have?

</a></h4>

</div>

</p>

<p>We try to get between $2k and $3k as a lease option fee - more if we can. This is where we make our money so our goal is to get a much as possible. Also, the more we get as a down payment, the more stable the tenant is for you, so it benefits us both.

</p>

</div>

<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse04" aria-expanded="false"> <em class="switch fa fa-plus"></em> What are the odds that the tenant buyer will exercise their option to buy before the lease is over?

</a></h4>

</div>

<p>Less than 30% of lease option buyers will exercise the option. The other 70% either are unable to get regular financing or do qualify, but decide they no longer want the home. So it is likely that they will not buy it at the end.But there are some real benefits -

<ul>

<li>It doesn't cost you a dime to fill the property.</li>

<li>That is what we do and we are paid by the buyer.</li>

<li>You no longer have to lose your mortgage or property tax payment every month since you will offset it with the monthly income.</li>

<li>You don't have to do maintenance on the property - the new buyer/tenant is responsible for repairs.</li>

<li> You don't pay for utilities.</li>

<li> They cut their own grass and shovel their own snow.</li>

<li> They don't call you like regular tenants.</li>

<li> You get a 3 years lease rather than 1 year for most renters.</li>

<li> You get a more stable tenant than a regular renter because the folks that move in see themselves as owners rather than renters. Remember the old adage, "You don't wash a rental car." Same goes for buyers vs. tenants of houses. </li>

</ul>

</p>

</div>

<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse7777" aria-expanded="false"> <em class="switch fa fa-plus"></em> If a person walks away from the lease what becomes of their down payment? </a></h4>

</div>

<p>It is non-refundable to the buyer. When they end their lease, we would be happy to help you fill the property again - we have a very active and growing list of buyers. </p>

</div>

<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse4444" aria-expanded="false"> <em class="switch fa fa-plus"></em> Who is responsible for upkeep and maintenance on the home?

</a></h4>

</div>

<p>This is all the responsibility of the buyers. We have them agree to pay all the maintenence and repair cost both verbally and on contract. This makes all the difference in the world on how the tenant buyers view and behave towards the property. They feel they are the owners and treat it appropiately. Remember the adage, "You don't wash a rental car", likewise, you are much more likely to take excellent car of a property you own than one you are renting and not responsible for. Now, in all fairness, even though they agree and even sign and inital the contract where this clause is stated, this does not make it 100 percent legally binding. In fact, most courts would side with the tenant in such a situation if the case ever escalated to court. They are afterall leasing the property, even though they have the option to buy the property and plan to do so in the future. What is important here are the statistics. Lease option buyers take much better care of there properties than regular tenants. This is a common fact you can ask any property manager. This is rare, but If they ever mention a repair on the property and request for funds (maybe they forgot about the agreement), you can simply remind them they signed the contract which makes them responsible for any and all repairs. Mentioning this fact is usually enough to quell any potential problems. Most tenants at that point will go ahead and do the repairs themselves.

</p>

</div>

<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse5555" aria-expanded="false"> <em class="switch fa fa-plus"></em> Are there any problems with leasing that would cause the "Due on sale" clause of the mortgage to be invoked by the lender?

</a></h4>

</div>

<p>No, a lender would see this as a lease, not a transfer of ownership.

</p>

</div>

<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse666" aria-expanded="false"> <em class="switch fa fa-plus"></em> Does the person leasing the home get the homestead exemption or would it be treated like a rental property? </a></h4>

</div>

<p>It would be treated like a rental property so eventually the exemptions would be removed and the taxes would go up.

But - you also get the benefits of owning rental property. I know that most people never considered owning rental property but after considerig all of the pros and cons involved, begin to see its potential. In situations where there is no equity in the property, it is usually the only recourse. Click <a href="sell-your-house-rent-to-own.html#financial-benefits-of-leasing">here</a> to see the financial benefits, and potential negatives, of leasing. </p>

</div>

<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse888" aria-expanded="false"> <em class="switch fa fa-plus"></em> How do buyers get financing when it's time to exercise their option?

</a></h4>

</div>

<p>They go to any conventional lender and apply for a loan. The reason they are buying "Rent To Buy" right now is because they do not qualify for a conventional loan. Since 2007, conventional loans have become much harder to qualify for - ask any mortgage broker. That is why so many properties that are for sale by real estate brokers don't sell. Buyers just can't get loans without almost perfect credit. Appraisals have also been a problem recently, so even if the Buyer qualifies, if the appraisal doesn't come in, they won't be able to finance it.

Our goal is to help good, responsible people get into a home. People who will take care of it and treat it like their own. We've had good luck finding just that over the years.

If the Buyer exercises the option, that's great and you make your money. If they don't, the advantages of having someone pay your mortgage and buy a house for you are enormous.

</p>

</div>

<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse121212" aria-expanded="false"> <em class="switch fa fa-plus"></em> Who do you normally buy homes from?</a></h4>

</div>

<p>We primary focus on houses in the Eastern TN region of Hamblen County, but are not opposed to reviewing opportunities outside of our primary area. These are just a few of the many scenarios we can help with: </p>

<ul>

<li>Sellers with not enough equity in there property, less than 10% of value, to sell it with a realtor.</li>

<li>Sellers with properties which need renovation before they can sell, but lack the funds for repairs.</li>

<li>For Sale By Owners (FSBO's) who have been unable to sell their property. </li>

<li>Sellers relocating who must sale their property before taking out another mortgage. Some have equity but desire to clear up the mortgage quickly (time restraints) and understand this is there best option, statistically. </li>

<li>Landlords who are having difficulty filling their properties. We can help!</li>

<li>Landlord is tired of managing a rental property and would rather sell with a lease option while collecting rent until it sells.</li>

<li>The most common reason we buy a home with a lease option is the seller lacks enough equity to sell. We buy at market value (or more).</li>

</ul>

</div>

<h4 class="panel-title royal-panel-title"> <a class="collapsed" data-toggle="collapse" data-parent="#accordion" href="#collapse131313" aria-expanded="false"> <em class="switch fa fa-plus"></em> Will I get More selling with a Realtor?</a></h4>

</div>

<p> Not necessarily, closing through an agent on the MLS is usually the prefered method to sell a property because there is a much bigger pool of buyers, many willing to pay full market value. However, since we are offering attractive terms with a lease option to people who are tired or renting and desperate to move into a home of there own, but lack the necessary credit to qualify for mortgages, they are willing to pay a higher price for the option and terms. We are offering them something very valuable. They are usually very grateful and happy to pay extra for attractive financial terms. This will bring in a higher price! Their number one concern is not price, but rather the rent they will have pay each month. As long as the rent price is at similar market levels to compete with similar homes, I'm open to buying with an option at any price you seem reasonable. I then in turn extend the same offer to my list of tenant buyers and assign it once a qualified tenant you approve of is willing to pay the lease option fee and sign the paperwork. </p>

</div>

</div>

<p>Excellent question and one I think all sellers appreciate. I solve your problem (the seller) but am paid by the tenant buyer! I operate a successful business solving your problem while getting paid by tenant buyers. This is a perfect win-win for all involved. The seller needs to sell their property but cannot. I offer to solve there main problem of clearing up the mortgage payments and assigning all maintainence responsibilites to a tenant from my list of buyers. I have the seller sign a lease option memo agreement which makes me a principle in the transaction. We agree on price and terms within the lease memo agreement. I then assign this option to a tenant buyer.Since my tenants are already qualified and have already spoken with a broker, the next step is to extend the offer to them all at once. It is common to have well offer 150 buyers on this list. Once a few respond positively, I narrow them down and only accept the best one. I then have them sign some basic paper work and collect my lease option fee. Remember, I am paid by the tenant buyer. At that point, I forward their information to you. You are free to review their information to approve or disprove (You have the final say of who is acceptable or not to rent your property). 99 tims eout of 100, the seller approves of the tenat buyer selection - they are all good people after all. At that point, we all meet out our title company for closing. This entire process is routine and 100% legal with all the necessary supporting documents.</p>

</div>

</div>

</div>

</div>

</section>

<h2> Can't Sell? Get Someone Else to Pay Your Mortgage (Before they Buy)</h2>

<h3>Fill out our <a href="index.html#lease-option-registration-form">Form</a> or call to begin the simple process : <a href="tel:(423)383-4094">(423)383-4094</a></h3>

</div>

</section>

<h2 id="financial-benefits-of-leasing">Why Selling <span>"For Sale By Owner"</span> Usually Doesn't Work</h2>

<p style="text-align:left">Selling FSBO (For Sale By Owner) usually doesn't work because there simply isn't enough people searching these off market propertes, most prefer to work with a realtor. Furthermore, the majority of those that are searching wouldn't qualify for a mortgage anyway. This makes selling oneself as a FSBO extremely hard. It rarely works (15% chance). The good news is that working with us to lease to one of our tenant buyers is comparatively easily. It is pretty much guaranteed to work and solve your problem with chances closer to 100% as long as the house is not priced too high and the rent is within the typical market range. Remember, tenant buyers have options too, so we must operate within their financial capacity.

On that note, there are typically two reasons to sell for sell by owner, either no equity, or to circumvent realtor cost (click <a href="blog/newsletter/pay-no-realtor-fees-and-get-full-market-value.html"><strong>here</strong></a> if this is you). For now, we will focus on sellers with no equity, though the "Rent to Buy" Is still the best solution for either reason because of the low chance of selling a house off the market without a realtor. If you can't or don't want to pay realtor fees, "Rent to Buy" is the perfect solution to get full market value (or more) while getting someone else to pay the mortgage in the meantime</p>

<p style="text-align:left">As such, I mostly buy houses with lease options from sellers who do not have enough equity in there property to list with an agent. For sellers in this situation, the natural thinking is to sell the property themselves “For Sale By Owner” since they cannot afford to sell with a realtor. However, this is far from the best option for this particular situation because most For Sale By Owners (FSBO's) never sell! It just wastes the seller's time and expenses as they pay the mortgage, utilities, insurance, lawn care, repairs, and other carrying expenses until the house is sold (if they are lucky).

Every month could be thousands of dollars you need to pay to sell the property, on a slim chance of success. If we speed up the process for you by even one month, right then and there we already saved you a mortgage payment ($500-2000). Remember, our service is entirely free for you. We fill your property without you having to pay a dime to us. We are paid by the buyer.

</p>

<p style="text-align:left">The best option to clear up these aforementioned expenses is not to sell outright, but to sell “Rent to Buy”. In doing so, you will not need to pay the mortgage on the property, a tenant buyer will do that for you. They will happily do so because they are desperate to move into a house of their own to build equity and stop wasting money on rent. Many of them have been turned down by banks even a dozen times. In essence, you will be renting the property before selling it to the tenant buyer. This is called selling "Rent to Buy". </p>

</p>

</div>

</div>

</div>

</section>

<h2>Get Full Market Value and Pay No Realtor Fees in as little as 7-10 Days</h2>

<h3>Fill out our <a href="lease-option-memo.html">Lease Option Memo</a> or call to begin the simple process : (423)383-4094</h3>

</div>

</section>

<h2 id="financial-benefits-of-leasing"><strong>opportunity</strong> in Selling "rent to Buy"</h2>

</div>

<p style="text-align:left">Furthermore, selling “Rent to Buy” is actually an opportunity in disguise. Not only will you be solving your main problem by getting someone else to pay the mortgage for you, but, in the process, you will be earning money! As they pay your mortgage, they build your equity. As time passes, appreciation builds. Best of all, when they exercise their option a few years down the road, you will have intelligently worked around the system by accomplishing to sell your house without paying any realtor selling fees! In essence, you are operating like a real estate investor incorporating a powerful strategy to sell your house while growing your asset and building equity. The fact is, the more time it takes for them to buy, the more money you make. Isn’t this much better than the alternative of paying the mortgage yourself? Since it's unlikely you’ll easily sell the property anyways as a FSBO, why not work with the system, lease it out to one of our pre-screened qualified tenant buyers, free up the mortgage so you don't have to pay it any longer, until they buy the house or until enough equity builds to sell with an agent? (Read more <strong><a href="blog/newsletter/discover-your-hidden-opportunity-to-make-money-with-the-house-you-can't-sell.html">here</a></strong>) </p>

<p style="text-align:left">That is where we come in. We've done the hard work of finding and marketing for these tenant buyers and have qualified them. We have set them up in a process whereby they will get approved for a mortgage soon because they already have a good job and solid income coming in. Banks require at least 2 years history of W2 proof of income before they can lend. In addition, there are many other aspects of mortgage approval that sometimes even good, honest, hard working people with good jobs (teachers, nurses, etc) have to wait until they are approved for mortgages. Needless to say, they are very stringent and if even one criteria isn’t met, they must wait until there situation improves. As a seller, this give you an opportunity. </p>

<h3 style="text-align:left">Focus on the Bottom Line - Get Someone Else to Pay The Mortgage For You (Until They Buy)</h3>

<p style="text-align:left">Selling "Rent to Buy" is the easiest way to solve the root of the problem (the mortgage payments). Why not get someone else to pay the mortgage for you. Once you see how easy it is, I wouldn’t be surprised if at some point you decided to just keep it for the long run until it is paid off by tenants for you! (See the odds of it selling<a href="blog/newsletter/discover-your-hidden-opportunity-to-make-money-with-the-house-you-can't-sell.html#odds"> <strong>here</strong></a>). Of course, selling “Rent to Buy” has many awesome benefits, but there are also some cons that need to be considered in detail before an intelligent decision is made. A bit of advice, the operating word being intelligent. Let’s examine these in more detail.

</div>

</section>

<h2 style="font-size: 35px; font-weight:600">Together, we can find a solution to SELL YOUR HOUSE TODAY!</h2>

</div>

<p>Selling “Rent to Buy” with lease options is the best option for For Sale by Owners who do not have enough equity in there house to cover the cost to sell their house. The reason is simple. Selling oneself is hard and has a low success rate -- very low (only 15%). Selling with a lease option, aka, "Rent to Buy" is easy when done correctly and is almost guranteed to fill the property. We have done the hard work for you. We will solve your problem and do it at no cost to you. If you cannot sell your house for sale by owner, or don’t want to take the chance of wasting a lot of time, you can sell “rent to own” to solve your MAIN problem first. Simply fill out our form to get started or call us at <a href="tel:423-383-4094">(423) 383-4094</a>. (<strong><a href="blog/newsletter/steps-to-sell-rent-to-buy.html#rent-to-buy-steps">See How The Process Works</a></strong>) </p>

<div id="pros-&-cons-of-rent-to-own" class="best-property-link"><a href="blog/newsletter/steps-to-sell-rent-to-buy.html#rent-to-buy-steps">See How The Process Works</a></div>

</div>

</section>

<h2 id="financial-benefits-of-leasing2">Pros and Cons of Selling <span>"Rent to Buy"</span></h2>

<p style="text-align:left">We want you to understand completely all of your options and for you to be knowledgeable about the whole process. In order for you to make the most educated decision you can on how to solve your problem, it is important to understand the pros and cons of selling “Rent to Buy”, as well as all of the possible options you have when selling. It is important for you to understand that you do have options, but, since you have no or little equity, they are limited (click <a href="blog/newsletter/why-choose-rent-to-buy.html#why-choose-rent-to-buy-2"><strong>here</strong></a> to learn more about each of them). We are confident that when you are educated, you too will be confident in your decision and know it is the best, most logical decision you can make to solve the problem. Remember, the mortgage note itself isn’t the problem. It is the monthly payments on the mortgage note and the other expenses of owning a home. Focus on clearing up this problem by getting someone else to pay these expenses for you. As long as that is solved and you don’t have to worry about making the mortgage payments, what does it matter if you keep the mortgage note. Plus, you also get the benefits of owning rental property. I know that some people think owning rental property is nuts, but I own a lot of rental property and I know how easy it is to handle if you set it up right. </p>

<h2 style="text-align:left">You will get financial benefits from keeping your property and selling it as a lease option:</h2>

<ol>

<p>

<strong2>Depreciation on the property.</strong2>

This is a good thing. You can deduct 3.64% of the tax basis (27.5 years depreciation) of the improvement of the property against either active or passive income (depending on how you are set up). On a $100k property, this would equal about $1k in real cash savings on your taxes each year. (talk to your CPA for details about how this works).</p>

</li>

<strong2>Appreciation of the property</strong2>

. Over time, the value of the property goes up. I know it's been a rough patch in the market these last few years, but the likelihood is that the values will eventually go back up. This will make it possible for you to sell the property in the future and make a profit rather than have the potential (in many cases) of actually having to come to closing with cash to sell it.</p>

</li>

<strong2>Buy down of the mortgage over time.</strong2>

Over time, the note will pay itself off. You may have years before this happens, but every month a little bit of your payment goes toward the principle and you will build equity.</p>

</li>

<strong2>Rents go up over time as a hedge against inflation.</strong2>

The thing I love best about my investment property is that the rents go up. I know of no other investment that has an automatic hedge against inflation like this. Most houses have 30 year fixed payments, but as rents go up, if you apply the extra income to the mortgage each month, you will likely pay it off in 10-15 years because of the increased cash flow.</p>

</li>

</ol>

<h2 style="text-align:left">There are also some negatives to consider:</h2>

<ol>

<strong2>Risk of vacancy. </strong2>

Over time, you will have vacancies. Each month the property is vacant, you lose money. The beauty of working with us is that we have buyers and can fill it very quickly. The risk of selling it on the open market is often much higher than selling it through us with a Lease Option. Keeping it on the open market, you must pay the mortgage, utilities, taxes, insurance, grass cutting, maintenance and wear and tear that comes from keeping a property vacant (did you know that the plumbing will often deteriorate in a vacant house because of lack of use?).</p>

</li>

<strong2>Risk of damage from tenants.</strong2>

There is always going to be wear and tear on a house when someone lives in it. When they move out, you will need to have it cleaned up before you sell it again. It's also possible that someone will deliberately 'trash' your house. This is very rare and is covered by insurance.</p>

</li>

<strong2>Management headaches.</strong2>

I hate managing property and make a point NEVER to talk to any of my tenants. I have a competent property manager do this for me. The biggest reason people say they hate real estate investing is because they manage their own property. This, in my opinion just doesn't make sense. Let someone else do it for you - they typically charge about 10% of the rent. I can recommend someone good if you like.</p>

</li>

<strong2>Picking a bad buyer/tenant.</strong2>

This is another mistake most newbie investors make - they screw up on tenant selection. That is why we put them through a qualification process that vastly improves the tenant/buyer's success rate.</p>

</li>

</ol>

<p style="text-align:left">The downside is that taking on tenant buyers, in my opinion, is much smaller than the upside - especially if the alternative is a vacant house. We know that in a good market, 33% of all properties listed for sale on the MLS do NOT sell. Right now, that percentage is much higher. We also know they will not sell for more than market value and that the cost to sell with a Realtor will run you about 10% after commissions, closing costs, repairs, and negotiation. For many people who are close to market value on their mortgage, this cost just isn't possible.<br>

</p>

<p style="text-align:left">No matter what option you choose, I wish you the best of luck and look forward to working with you.</p>

</div>

</div>

</div>

</section>

<p>The ultimate goal of this website and our newsletter emails is to help you solve your problem by leading you to filling out our Lease Option Memo agreement online. You can click here to do that now. If you need more time to learn more, you can get started by filling out our form here. Doing so will will add your to our newsletter, giving you more time and the opportunity to learn more about your options as we share with you all the information you will need to solve your problem. That is all you need to do in order for us to get to work and fill your house (often with 10 days or less).</p>

<h2 style="text-align:center; font-weight:500">Lease Option Subscription</h2>

</div>

<p>Yes, I would consider selling my home on a lease with an option to buy. Please contact me.</p>

</div>

<h3>Contact Information</h3>

</div>

<p>

<label>First Name:</label>

</p>

</div>

<p>

</p>

</div>

<p>

<label>Primary Email Address:</label>

</p>

</div>

<p>

<label>Phone Number:</label>

</p>

</div>

<h3>Property Information</h3>

</div>

<label>Rental Property Address: </label>

</p>

</div>

<label>Rental Property City: </label>

</p>

</div>

<label>Rental Property State: </label>

</p>

</div>

<label>Rental Property Zip: </label>

</p>

</div>

<label>Monthly Rent? </label>

</p>

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<label>How Many Bedrooms? </label>

</p>

</div>

<label>How Many Baths? </label>

</p>

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<h3>Financing Questions (Optional)</h3>

</div>

<label>How much is remaining on the mortgage?</label>

</p>

</div>

<label>Amount of the monthly mortgage payments?</label>

</p>

</div>

<label>How much equity do you have in the property?</label>

</p>

</div>

<h3>Questions or Comments</h3>

</div>

<label>If you have any additional questions or comments, please leave them here and we'll get back to you soon (usually 24 hours).</label>

</p>

</div>

<button type="submit">Yes, I would consider selling with a Lease Option</button>

</p>

</div>

</form>

</div>

</p></div>

<div><p dir="ltr">Selling “Rent to Buy” with lease options is the best option for For Sale by Owner properties because nearly 90% of the time they won't sell otherwise. With lease options, there is a very high chance to fill the house -- and quicker! Selling oneself doesn't work most of the time but that doesn't mean one is stuck with the house and is foreced to pay the mortgage. This is particularly the case with sellers who do not have “realtor equity”, ie, enough equity in there house to cover the cost to sell their house (typically 10% of the home value, including selling costs, holding costs, realtor fees, etc). </p> </div>

</div>

</section>

<h2>What <span>customers say</span></h2>

</div>

</div>

<p>You’re a pleasure to do business with. We had our house listed on craigslist in Morristown for almost 8 months before we received your call, thank you for fill it so quickly. We could finally move and even took out another mortgage. <br>

</p>

</div>

<h3>O. Patel</h3>

<p>Morristown, Tennessee</p>

<ul>

</ul>

</div>

</div>

<p>THANK YOU, THANK YOU, THANK YOU!!! Tim bought our house that we thought would never sale[sic]. Everything done in less than 10 days. Very HAPPY! Thanks Tim!!! We got our full asking price. I can only assume this was from your profit, thank you so much!</p>

</div>

<h3>J. Micah</h3>

<p>White Pine, Tennessee</p>

<ul>

</ul>

</div>

</section>

<h4>Newsletter</h4>

<p>

</p>

</form>

</div>

<h4>follow us on</h4>

<ul>

</ul>

</div>

</section>

</a>

</div>

<p>We are professional home buyers investing primarily wihtin Hamblen County, TN. We are not licensed Real Estate Agents or Brokers who list properties. We buy them with free no- obligation cash offers.</p>

</div>

<h3>popular post</h3>

<li> <a href="blog/newsletter/qualify-for-a-second-mortgage.html"> <i class="fa fa-angle-right"></i> Will I Qualify for 2nd Mortgage</a></li>

<li> <a href="blog/newsletter/why-choose-rent-to-buy.html"> <i class="fa fa-angle-right"></i> What Are My Options to Sell?</a> </li>

<li> <a href="blog/newsletter/why-choose-ivory-estate.html"> <i class="fa fa-angle-right"></i> Why Choose Ivory Estate? </a> </li>

<li> <a href="blog/newsletter/discover-your-hidden-opportunity-to-make-money-with-the-house-you-can't-sell.html"> <i class="fa fa-angle-right"></i> Your Hidden Opportunity </a> </li>

</ul>

</div>

<h3>usefull links</h3>

<li> <a href="contact.html"> Contact Us</a></li>

<li> <a href="index.html#lease-options-benefits"> Benefits of Rent to Buy</a></li>

</ul>

<li> <a href="lease-option-memo.html"> Lease Options Memo </a> </li>

<li> <a href="blog/newsletter/newsletter-archive.html"> Newsletter Archive</a></li>

</ul>

</div>

<h3>Get In Touch</h3>

<p>1645 Cordell Hull Drive,</p>

<p>Morristown, TN, 37814, USA.</p>

<p>Telephone : <a href="tel:4233834094">423 383-4094</a></p>

<p>Email : <a href="mailto:tj.ivory@ivoryestate.com">tj.ivory@ivoryestate.com</a></p>

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<form>

<p>

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</p>

<label for="rem">Remember Me</label>

</p>

<p>

<button type="submit" >login</button>

</p>

</form>

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</a>

<form>

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<button type="submit" >register</button>

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</html>

Report · Dec 18, 2018

Media Quiry Responsive.css

/* Medium Layout: 1280px. */

@media only screen and (min-width: 992px) and (max-width: 1200px) {

.royal-logo img {

margin-left: 32px;

margin-top: -1px;

width: 346px;

}

header .royal-logo{

margin-left: -70px;

}

.royal-mainmenu ul li a {

color: #333;

display: inline-block;

font-size: 16px;

padding-top: 31px;

padding-right: 4px;

padding-left: 0px;

padding-bottom: 31px;

text-transform: capitalize;

font-weight: 500;

}

.recent-img {

display: block;

margin-bottom: 10px;

margin-right: 0;

text-align: center;

}

.single-agent.agent-page{

margin: 30px 0 0

}

.agent-contact i{

display: none

}

.agent-details, .agent-contact{

text-align: center

}

.agent-details > h3{

padding-left: 0px;

text-align: center

}

.recent-text {

display: block;

text-align: center;

}

.single-listing-widget{

padding: 10px

}

.single-agent{

margin: 30px 15px 0;

}

.login-page-box{

width: 50%

}

.pro-details-price > a, .pro-details-price > p{

margin-top: 10px

}

.search-property{

padding-bottom: 0

}

.header-top-right li{

margin: 0

}

.royal-newsletter-right {

margin-top: 110px;

}

/* Tablet Layout: 768px. */

@media only screen and (min-width: 768px) and (max-width: 991px) {

.header-top-left, .header-top-right > ul{

text-align: center

}

.header-top-left, .header-top-right, .header-top-middle{

text-align: center;

margin: 10px 0

}

header .royal-logo::before{

right: -150px;

transform: skewX(0deg);

}

.royal-logo img {

display: block;

margin: 0 auto;

}

.royal-mainmenu ul{

text-align: center;

margin-left: -73px;

}

.royal-main-caption h2, .royal-main-caption-homepage-2 h2{

font-size: 30px

}

.royal-main-caption h3{

font-size: 23px

}

.single-search-property{

margin-bottom: 30px

}

.single-search-property.button{

margin-top: 30px;

margin-bottom: 0

}

.about-right {

margin-top: 30px

}

.deal-price-left{

float: left

}

.single-agent{

margin: 30px 40px 0

}

.royal-newsletter-left h4, .royal-newsletter-right h4{

display: none

}

.royal-newsletter-left input{

width: 100%

}

.royal-newsletter-left p{

width: 100%

}

.listing-search{

margin-bottom: 20px

}

.left-margin {

margin-top: 30px

}

.property-2-related-pro {

margin: 30px 0

}

.agent-details-image > img {

display: block;

margin: 0 auto 30px;

}

.agent-right {

text-align: center;

}

.agent-profile-contact{

margin-top: 30px

}

.faq-left h2, .royal-faqs-right > h3{

font-size: 22px

}

.login-page-box{

width: 70%

}

.royal-default-blog-text{

padding: 30px

}

.single-comment-item img {

margin: 0 0 20px

}

.contact-agent-box .single-agent.big-margin{

margin: 30px 210px

}

.search-property{

padding: 60px 50px

}

/* Mobile Layout: 320px. */

@media only screen and (max-width: 767px) {

.header-top-left, .header-top-right > ul{

text-align: center

}

.header-top-left, .header-top-right, .header-top-middle{

margin: 10px 0

}

.header-top-left > p{

margin: 5px 0

}

header .royal-logo::before {

right: 125px;

}

.royal-logo img {

margin-top: 5px;

width: 60%;

}

.royal-responsive-menu{

display: block

}

.royal-mainmenu{

display: none

}

.royal-main-slide{

height: 450px

}

.royal-main-caption h2, .royal-main-caption-homepage-2 h2{

font-size: 25px

}

.royal-main-caption h3{

font-size: 18px

}

.single-search-property{

margin-bottom: 20px

}

.single-search-property.button{

margin-top: 20px;

margin-bottom: 0

}

.about-left > h3 {

font-size: 24px;

line-height: 30px;

}

.about-right {

margin-top: 40px;

}

.quotes-box > h2{

font-size: 26px;

line-height: 40px;

margin-bottom: 10px

}

.deal-price-left > p{

margin-top: 47px

}

.deal-price-left{

float: left

}

.contact-agent-box .single-agent{

margin: 30px

}

.royal-best-property-area .royal-section-title > h2{

font-size: 28px

}

.best-property{

width: 95%

}

.review-text{

width: 95%

}

.royal-newsletter-left input{

padding: 7px 60px 7px 7px

}

.royal-newsletter-left{

text-align: center

}

.royal-newsletter-right{

text-align: center

}

.royal-newsletter-left h4, .royal-newsletter-right h4{

display: none

}

.royal-newsletter-left p{

width: 95%

}

.single-footer-widget{

margin: 30px 0

}

.desktop{

display: none

}

.mobile{

display: block

}

.breadcromb-left{

text-align: center;

margin-bottom: 20px

}

.breadcromb-right{

text-align: center

}

.search-property{

padding: 60px 50px

}

.shorting-left{

text-align: center

}

.shorting-right{

text-align: center

}

.listing-search {

margin-bottom: 15px;

}

.left-margin {

margin-top: 30px;

}

.login-box{

padding: 0

}

.forgot {

display: block;

float: none;

font-weight: 500;

margin-left: 0 !important;

}

.remember{

margin-left: 0 !important

}

.property-2-related-pro {

margin: 30px 0;

}

.agent-details-image > img {

margin-bottom: 30px;

width: 100%;

}

.agent-profile-contact{

margin-top: 30px

}

.notfound-page h1 {

font-size: 120px

}

.notfound-page h2{

font-size: 22px

}

.faq-left h2, .royal-faqs-right > h3{

font-size: 20px

}

.panel-title a{

font-size: 15px

}

.login-page-box{

padding: 20px;

width: 100%

}

.login-page-box label{

text-align: center;

margin-top: 15px

}

.royal-complete-order-head h2{

font-size: 25px

}

.royal-complete-order-head > p{

font-size: 15px

}

.single-add-property > h3{

font-size: 20px

}

.property-form-group{

padding: 0

}

.dz-default.dz-message > span{

font-size: 15px

}

.pro-feature-add > li{

display: block

}

.royal-default-blog-text{

padding: 20px 0

}

.post-share{

text-align: center

}

.post-comment-like{

text-align: center;

margin-top: 20px

}

.single-blog-author {

padding: 15px;

}

.blog-author-img {

height: 120px;

margin-right: 20px;

width: 120px;

}

.single-comment-item img {

margin: 0 0 20px;

}

.comment-list ul ul {

margin-left: 55px;

}

.royal-leave-comment input[type="text"], .royal-leave-comment input[type="email"] {

width: 100%;

}

.single-blog-text blockquote {

padding: 35px;

}

.royal-leave-comment textarea {

width: 100%

}

.royal-contact-form-right > form{

padding: 30px

}

.single-agent{

margin: 30px 50px 0

}

/* Wide Mobile Layout: 480px. */

@media only screen and (min-width: 480px) and (max-width: 767px) {

.header-top-left, .header-top-right > ul{

text-align: center

}

.header-top-left, .header-top-right, .header-top-middle{

margin: 10px 0

}

.header-top-left > p{

margin: 5px 0;

display: block

}

header .royal-logo {

width: 555px

}

.deal-pro-info ul li{

margin: 0 5px

}

header .royal-logo::before {

right: 235px;

}

.royal-logo img {

margin-top: ;

width: 55%;

}

.royal-responsive-menu{

display: block

}

.royal-mainmenu{

display: none

}

.royal-main-slide{

height: 450px

}

.royal-main-caption h2, .royal-main-caption-homepage-2 h2{

font-size: 25px

}

.royal-main-caption h3{

font-size: 18px

}

.single-search-property{

margin-bottom: 20px

}

.single-search-property.button{

margin-top: 20px;

margin-bottom: 0

}

.about-left > h3 {

font-size: 24px;

line-height: 30px;

}

.about-right {

margin-top: 40px;

}

.quotes-box > h2{

font-size: 26px;

line-height: 40px;

margin-bottom: 10px

}

.deal-price-left > p{

margin-top: 47px

}

.deal-price-left{

float: left;

margin-top: 7px

}

.single-agent{

margin: 0 5px

}

.royal-best-property-area .royal-section-title > h2{

font-size: 28px

}

.best-property{

width: 95%

}

.review-text{

width: 80%

}

.royal-newsletter-left input{

padding: 7px 60px 7px 7px

}

.royal-newsletter-left{

text-align: center

}

.royal-newsletter-right{

text-align: center

}

.royal-newsletter-left h4, .royal-newsletter-right h4{

display: none

}

.royal-newsletter-left p{

width: 95%

}

.single-footer-widget{

margin: 30px 0

}

.desktop{

display: block

}

.mobile{

display: none

}

.breadcromb-left{

text-align: center;

margin-bottom: 20px

}

.breadcromb-right{

text-align: center

}

.search-property{

padding: 60px 50px

}

.shorting-left{

text-align: center

}

.shorting-right{

text-align: center

}

.listing-search {

margin-bottom: 15px;

}

.left-margin {

margin-top: 30px;

}

.login-box{

padding: 0

}

.forgot {

display: inline-block;

float: left;

font-weight: 500;

margin-left: 0 !important;

}

.remember{

margin-left: 0 !important

}

.property-2-related-pro {

margin: 30px 0;

}

.agent-details-image > img {

margin-bottom: 30px;

width: 100%;

}

.agent-profile-contact{

margin-top: 30px

}

.notfound-page h1 {

font-size: 120px

}

.notfound-page h2{

font-size: 22px

}

.faq-left h2, .royal-faqs-right > h3{

font-size: 20px

}

.panel-title a{

font-size: 15px

}

.login-page-box{

padding: 20px;

width: 100%

}

.login-page-box label{

text-align: right;

margin-top: 15px

}

.royal-complete-order-head h2{

font-size: 25px

}

.royal-complete-order-head > p{

font-size: 15px

}

.single-add-property > h3{

font-size: 20px

}

.property-form-group{

padding: 0

}

.dz-default.dz-message > span{

font-size: 15px

}

.pro-feature-add > li{

display: block

}

.royal-default-blog-text{

padding: 20px 0

}

.post-share{

text-align: center

}

.post-comment-like{

text-align: center;

margin-top: 20px

}

.single-blog-author {

padding: 15px;

}

.blog-author-img {

height: 120px;

margin-right: 20px;

width: 120px;

}

.single-comment-item img {

margin: 0 0 20px;

}

.comment-list ul ul {

margin-left: 55px;

}

.royal-leave-comment input[type="text"], .royal-leave-comment input[type="email"] {

width: 100%;

}

.single-blog-text blockquote {

padding: 35px;

}

.royal-leave-comment textarea {

width: 100%

}

.royal-contact-form-right > form{

padding: 30px

}

.contact-agent-box .single-agent.big-margin{

margin: 30px 135px

}

.single-agent.agent-page {

margin: 30px 150px 0;

}

@media (min-width: 1200px){

.royal-newsletter-right {

margin-top: 108px;

}

Report · Dec 18, 2018

responsive.css 2

/* Medium Layout: 1280px. */

@media only screen and (min-width: 992px) and (max-width: 1200px) {

}

/* Tablet Layout: 768px. */

@media only screen and (min-width: 768px) and (max-width: 991px) {

.slider-text{

width: 100%

}

.get-cash-form-area .royal-contact-form-right{

margin-top: 10px;

width: 100%

}

.mobile_hide{

display: block;

margin-top: 50px

}

.desktop_view{

display: none

}

.about-right{

margin-top: 0

}

.page_margi_top{

margin-top: 30px

}

.royal-contact-form-right{

width: 100%

}

/* Mobile Layout: 320px. */

@media only screen and (max-width: 767px) {

.slider-text{

width: 100%

}

.get-cash-form-area .royal-contact-form-right{

margin-top: 10px;

width: 100%

}

.mobile_hide{

display: block;

margin-top: 50px

}

.desktop_view{

display: none

}

.about-right{

margin-top: 0

}

.page_margi_top{

margin-top: 30px

}

.royal-contact-form-right{

width: 100%

}

/* Wide Mobile Layout: 480px. */

@media only screen and (min-width: 480px) and (max-width: 767px) {

.slider-text{

width: 100%

}

.get-cash-form-area .royal-contact-form-right{

margin-top: 10px;

width: 100%

}

.mobile_hide{

display: block;

margin-top: 50px

}

.desktop_view{

display: none

}

.about-right{

margin-top: 0

}

.page_margi_top{

margin-top: 30px

}

.royal-contact-form-right{

width: 100%

}

Report · Dec 18, 2018

Unfortunatly you are not using flexbox, which is the only method of reordering elements, (there is css grids, but that is not feasible).

If you do want the images to be interspaced with the text, then your best bootstrap solution would be to use bootstrap V4, as Nancy suggested. I dont know how compatible your current html is with bootstrap V4, but the best person to advise you on that would be Nancy, as she knows more about bootstrap than I do.

Or ask Osgood for further elaboration on his jQuery method.

Report · Dec 18, 2018

Can you help me understand, I thought bootstrap were simply prepackaged bits of code. Couldn't I insert a bootstrap 4 component easily into any webpage?

Or, by simply going in there any using the flex wrappers in my html/css layout I will be using the bootstrap 4?

Report · Dec 18, 2018

Mixing flexbox with bootstrap V3.x is not a good idea, as I am uncertain what would happen.

The problem is with the html structure, and simply enclosing the problem sections in a flexbox container could throw out other parts of the layout and/or components. It is best not to experiment as the html is much more complexed than a self coded layout would be, making any changes made in the html and css unpredictable.

As I said Nancy could probably advise you better, as it may just require using bootstrap v4's css. Sorry I don't use bootstrap, (well not since about 2012) so I am not the best person to advise further.

Report · Dec 18, 2018

My mind must be going to sleep, (probably with thinking about the plumbers and electricians bill).

Why dont you insert the images in the html code where you want them to be, and set the display to none for the r/h column images in the phone media query.

Also dont forget to set the phone images to display none in the code for your other layouts, and set to display block for the r/h column images.

Report · Dec 18, 2018

I am of the opinion that you either commit fully to using Bootstrap for your whole project or you don't use it at all. Your choice.

Bootstrap is a responsive code framework and components library all in one. You cannot combine Bootstrap 3.x with 4x because the latter version is a complete re-write of the former's code base. The CSS and HTML are different too.

The latest version of Bootstrap is 4.1 which uses Flexbox layouts, REM font sizes and revised MQ breakpoints for xs, sm, md, lg & xlg devices.

https://opensenselabs.com/blog/tech/bootstrap-3-or-bootstrap-4

The former 3x version used floats, pixel font sizes and MQ breakpoints for sm, md, lg only. If you don't need to support older IE browsers, I recommend using the latest 4x version.

https://getbootstrap.com/docs/4.1/getting-started/introduction/

Nancy O'Shea— Product User, Community Expert & Moderator
Alt-Web Design & Publishing ~ Web : Print : Graphics : Media

Report · Dec 18, 2018

Well, I'm not starting over from scratch, lol. I've spent 4 months on this site.

Is there an easier solution? Before I get to work on making a separate html for smartphone or the other method with jquery, can I make it much easier by simply hiding some images when viewed on smartphone? That way, I don't have to restructure anything...

Report · Dec 19, 2018

Okay, problem fixed.

You guys can check the results if you'd like at www.ivoryestate.com , no longer needing password.

Cheers,

Report · Dec 19, 2018

timothyi34297763 wrote
Okay, problem fixed.
You guys can check the results if you'd like at www.ivoryestate.com , no longer needing password.

Whilst it fixes the problem the reason I did not suggest just simply showing and hiding images using media queries is that mobile will download all of the images, both for desktop and mobile, sucking up band-width and slowing page load down, so it's NOT the optimum way of dealing with the problem IF you're doing it correctly, that's where a script, which only loads the necessary images for each device, especially mobile, is a better way of solving the problem.

Report · Dec 20, 2018

The reason I suggested showing and hiding images, is because the OP is using the same images.

So even though the same image is in the code twice, it only has to be downloaded once. Meaning there is no extra bandwidth used.

Report · Dec 18, 2018

pziecina wrote
I am using my iPad at the moment Os, as they had to turn the power off in my office, (water leak)

Hope it's not too bad - had a leak myself a couple of months ago, a mini flood in the kitchen, apparently the central heating pipes are slowly disintigration with age and pin-holes are appearing

Report · Dec 18, 2018

osgood_ wrote
apparently the central heating pipes are slowly disintigration with age and pin-holes are appearing

sounds like a discription of me at the moment.

Report · Dec 18, 2018

pziecina wrote
osgood_ wrote
apparently the central heating pipes are slowly disintigration with age and pin-holes are appearing

sounds like a discription of me at the moment.

Only house in the neighbourhood with an indoor-swimming pool

Report · Dec 18, 2018

Use a simple script to get the width of the device browers window and then serve the images accordingly. Below is a a simple example. At 480 and below the images are inserted AFTER each paragraph - dispersed wthin the text column. At 480 and above the images are shown to the right. You need to refresh the browser if you are testing viewing on desktop but in real-time it will work on mobile as no-one pulls the window.

<!DOCTYPE html>

<html>

<head>

<title>Serve Images</title>

<style>

img {

max-width: 100%;

}

.col_wrapper {

display: flex;

flex-wrap: wrap;

width: 70%;

margin: 0 auto;

}

.right_col, .left_col {

width: 50%;

}

@media screen and (max-width: 480px) {

.col_wrapper {

width: 90%;

}

@media screen and (max-width: 480px) {

.right_col, .left_col {

width: 100%;

}

</style>

</head>

<body>

$(document).ready(function(){

if ($(window).width() < 480) {

$('.right_col').hide();

$("<img src='https://source.unsplash.com/1600x900/?nature,water'>'").insertAfter(".first");

$("<img src='https://source.unsplash.com/1600x900/?nature,trees'>'").insertAfter(".second");

$("<img src='https://source.unsplash.com/1600x900/?nature,leaves'>'").insertAfter(".third");

}

else {

$('.right_col').html("<img src='https://source.unsplash.com/1600x900/?nature,leaves'><img src='https://source.unsplash.com/1600x900/?nature,trees'><img src='https://source.unsplash.com/1600x900/?nature,water'>'");

}

});

</script>

<p class="first">First paragraph</p>

<p class="second">Second paragraph</p>

<p class="third">Third paragraph</p>

</div>

</div>

</body>

</html>

Report · Dec 18, 2018

This is very interesting.

It looks like I should break up the text where I want the images to appear into classes and then use a script like this which addresses the media query size and the two "parent column" and each of the new classes I just created, giving instructions to the images themselves how to behave when at a certain media query. I will explore this idea.

$(document).ready(function(){

if ($(window).width() < 480) {

$('.right_col').hide();

$("<img src='https://source.unsplash.com/1600x900/?nature,water'>'").insertAfter(".first");

$("<img src='https://source.unsplash.com/1600x900/?nature,trees'>'").insertAfter(".second");

$("<img src='https://source.unsplash.com/1600x900/?nature,leaves'>'").insertAfter(".third");

}

else {

$('.right_col').html("<img src='https://source.unsplash.com/1600x900/?nature,leaves'><img src='https://source.unsplash.com/1600x900/?nature,trees'><img src='https://source.unsplash.com/1600x900/?nature,water'>'");

}

});

</script>

Can i start using this flexwrap: wrap code now, or do I need to attach something to the css document to upgrade it somehow?

Report · Dec 18, 2018

Thanks for the replies. I have a few ideas to try out now.

1. I can restructure the left and possibly right columns so it'll be easier to with edit flex wrappers.

2. Create an different html webpage specifically for smartphone layout. Seems the most straightforward.

3. Change the two column layout!?

Would it somehow make it easier not to do something tricky like insert the images between the paragraphs? What If I just wanted to remove or hide a few of them, would that be easier.

Any resources or keywords to use for option number 2?

Report · Dec 20, 2018

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Media Queries, changing image layout for smart phones