I just noticed that so many are people are asking “How do I start with real estate investing?”. I was just about to answer one of the comments when I realized my reply was already good enough to be an article. It already had more than 700 words in it! Anyway, I believe the timing for answering this frequently asked question is perfect as we start with a brand new 2012!

For those who asked the same question, here goes…

7 tips to help you get you started with real estate investing

1. Begin with the end in mind. Answer the following questions:

• What do you want to achieve with real estate investing?
• Is it financial freedom?
• How do you define YOUR financial freedom?
• What is it in in terms of money (ex. passive income)?
• Is it about time freedom?
• Is it about having the freedom for you to pursue your real purpose in life?
• Is it about all of the above?

I believe the answers to the questions above can lead to what people call a “Vision”. Actually this is probably the hardest part of the process of getting started, and yet without this, one might end up running around in circles for 48 years. Okay, I’m exaggerating.

Seriously though, this is the first thing you should do, but it can get complicated. For now, I suggest you start forming your “Vision” in your mind and let’s get back to this in another post.

2. Learn as much as you can about real estate transactions in the Philippines. If you are going to invest in real estate, you will certainly enter into real estate transactions, so you need to familiarize yourself with the “ins and outs” of these transactions.

If you want to focus on investing in foreclosed properties, you can try attending a real estate auction as an observer and learn as much as you can, before actually buying any foreclosed property. Don’t be afraid to ask questions, especially when the bank officer says you should have already done your due diligence!

Whether foreclosed or not, you also need to become familiar with the legal aspects of property ownership, real estate taxation, real estate laws in the Philippines, etc. If these sound like what you would find when attending a seminar or review as part of the requirements to become a licensed real estate broker, give yourself a pat on the back because that is my next tip…

3. Attend a seminar/review for aspiring licensed real estate brokers – Do this  not really for the purpose of become a licensed realtor, but more for the knowledge. Of course, it wouldn’t hurt if you did take the real estate brokers exam and passed!

4. Find your niche. You need to become an “expert” in one area, preferably an area that is near where you live, or where you work, any place that is near you. When I say near, it should be no more than 30 minutes to an hour away. Anything farther might lead to wasting your precious time, money, and effort.

No, you cannot just say you want to invest in Metro Manila. You need to find something smaller, like a village, a barangay, a municipality, or whatever area suits you. You need to be an “expert” so that when an opportunity knocks, you will know if it really is a good deal or not. I believe it is hard to get into this level if you focus on an area that is too big, like the whole of Metro Manila for example.

Don’t believe me? Go ahead, try to focus on the whole of Metro Manila and analyze every “promising” deal that comes your way, and see how fast this will burn you out.

5. “Pay yourself first.” I believe the best way to raise capital is to raise your financial literacy so that you can manage your money and start saving for your investment. Don’t think about those “nothing down” real estate deals. If your problem is the lack of money, maybe your problem is the way you handle money.

Going into real estate investing won’t solve the problem of mismanagement of personal finances, whether you have a lot of money or not. You should solve this problem BEFORE you start investing in real estate. The simplest way to start is to pay yourself first. If you have read Robert Kiyosaki‘s “Rich Dad Poor Dad”, or David Bach’s “The Automatic Millionaire”, or T. Harv Eker’s “Secrets of the Millionaire Mind”, or even George S. Clason’s “The Richest Man in Babylon”, you would know the wisdom of paying yourself first.

6. Let people know you are now a real estate investor. Announce to all of your facebook friends that you now invest in real estate. Send a text message to all the people in your phonebook, and/or send an email to everyone in your contacts list. Just remember that spamming is bad! Don’t forget to get some calling cards, tell people that you meet how they can contact you through this valuable “leave behind” that they can keep and retrieve when the need arises.

7. Join or start your own real estate investors club. Preferably, join a group with people from the same same area within your niche. It can be a formal real estate club, or just a network of friends that are also involved in real estate investing who meet regularly (how often is up to you, but don’t over do it!).

It would be great if your club or network includes real estate brokers, lawyers, accountants, etc, those who can help you with how things work, specifically in your niche. Aside from making new friends, you may also find mentors and business partners. Just be careful and keep an eye out for people who are out to make a quick buck at your expense…

~~~

Please bear in mind that I wrote this much like I was answering a comment, so this list only includes 7 tips that came to mind and there are definitely more! I’ll most probably have a part 2 for this in the near future.

Any more tips to get started?

Are there any other real estate investors out there who are willing to share? If you have already bought an investment property, I’m sure others who want to get started would also like to hear from you! Please share more tips through the comments below. Thanks!

Happy Real Estate Investing in 2012!

~~~

To our success and financial freedom!

Jay Castillo

Real Estate Investor
PRC Real Estate Broker License No. 3194
Blog: http://www.foreclosurephilippines.com
Follow me in Twitter: http://twitter.com/jay_castillo
Find us in Facebook: Foreclosure Investing Philippines Facebook Page

Text by Jay Castillo and Cherry Castillo. Copyright © 2011 All rights reserved.

Full disclosure: Nothing to disclose.

Photo credit: pobre.ch, on Flickr

7 tips to help you get you started with real estate investing is a post from: Foreclosure Investing Philippines

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I was pleasantly surprised when I read a series  of e-mails from one of my favorite bank officers, from one of my favorite banks, who consistently sends us their updated listings of foreclosed properties for sale. At first I really wasn’t sure what it was all about, but it sure got my attention. When I finally found out, I just had to say “Wow!…”.

The big surprise is revealed after the jump…

Hmmm… the first teaser said “Watch out for something new…” in 2012! I wondered what that could be…

UnionBank's "Watch out for something new in 2012" teaser

And then their next teaser mentioned something about “Changes…” which would make investing easier?! Now this really got a lot more interesting, especially for real estate investors…

UnionBank's "Changes" that can help real estate investors in 2012 teaser

I finally knew what it was all about when I opened the email that had the poster below…

I still remember myself saying “Wow! This can help make real estate investing easier in 2012!…” 

Enough of the suspense, checkout UnionBank’s new payment terms for 2012 below!

UnionBank's new terms for 2012 - It seems real estate investing just got easier..

If that didn’t sink in, let me repeat what was written on the poster:

• “Zero interest for 10% down payment (6 months to pay)”
• “No credit checking”
• “Max. of 15 years to pay”
• “Only 11% interest per annum (fixed for 15 years)

Sample computation

As requested in the comments section, here’s a sample computation which aims to illustrate the differences between the old and new payment terms:

*Please take note that there are other expenses that should be considered like maintenance, property management, repairs, etc. The above sample computation is only for illustration purposes and only considers the expenses related to the downpayment and monthly amortizations.

Based on the sample above, if you bought a foreclosed property with a selling price of Php1M, your cash-out on the first month with the new payment terms would only be Php26,896.04. With the old payment terms, your cash-out on the first month would have been Php111,387.17.  Obviously, paying only Php26,896.04 instead of Php111,387.17 is so much better, especially if you are targeting positive cashflow and better ROI.

Now this is definitely something I look forward to in 2012! The only thing missing is finding those real estate deals whose numbers really make sense. I can’t wait for the next listing of foreclosed properties from UnionBank!

Don’t be the last to know, subscribe now and get alerted when new listings of foreclosed properties from UnionBank and other banks in the Philippines are posted here in http://www.foreclosurephilippines.com.

One last thing, I hope other banks will follow UnionBank’s lead and this (better payment terms) becomes a trend!

Happy investing!

~~~

To our success and financial freedom!

Jay Castillo

Real Estate Investor
PRC Real Estate Broker License No. 3194
Blog: http://www.foreclosurephilippines.com
Follow me in Twitter: http://twitter.com/jay_castillo
Find us in Facebook: Foreclosure Investing Philippines Facebook Page

Text by Jay Castillo and Cherry Castillo. Copyright © 2011 All rights reserved.

Full disclosure: Nothing to disclose.

PS. Thanks again to Mr. Lance Yadao of UnionBank for sharing this with us.

Something new from UnionBank that can help make real estate investing easier in 2012? is a post from: Foreclosure Investing Philippines

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The Quezon City Office of the Treasurer has recently issued a notice with regard to tax delinquent real properties that will be up for sale through public auction on December 8, 2011, at 10:00am.

Image via Wikipedia

The venue of the public auction will be the Ground Floor, Taxpayer’s Assessment and Payment Lounge, City Hall Complex, Quezon City, Philippines.

This tax foreclosure auction sale is to be conducted by virtue of the provisions of Sections 260 and 263 of RA 7160, otherwise know as the Local Government Code of 1991.

Complete list of Quezon City Tax delinquent real properties

The complete list of Quezon City Tax delinquent real properties can be found below. Click to view/right-click to save. Please take note that due to the large file sizes (around 1.2Mb each), it may take some time to view/download these files, depending on your internet connection speed.

By the way, I apologize if some parts of the list are hard to read, the print quality of the notice of sale was not so good.

Quezon City Tax Delinquent Properties Auction - December 8 2011 Page 1 of 4

Quezon City Tax Delinquent Properties Auction - December 8 2011 Page 2 of 4

Quezon City Tax Delinquent Properties Auction - December 8 2011 Page 3 of 4

Quezon City Tax Delinquent Properties Auction - December 8 2011 Page 4 of 4

Also available: Click here to download a PDF version of the complete list of Quezon City tax delinquent properties for sale on December 8, 2011 (this contains all 4 pages in a single PDF file)
Source: Philippine Star print edition, November 21, 2011, page B-14 to B-17

*Please take note that as the auction draws near, many of the owners of the properties on the list will have already settled the arrears on the properties. This means the actual list of properties for sale during the auction will contain fewer properties than the list above.

Note: As per notice of sale above, prospective bidders on the Public Auction Sale are required to post cash bond of ten thousand pesos (Php 10,000.00).

Interested parties who need more information may visit or call the Quezon City Treasury Department.

Contact numbers for the Quezon City Treasurer’s Office can be found in the official website of the Local Government Quezon City through this link:

• http://www.quezoncity.gov.ph/index.php?option=com_content&view=article&id=277%3Atreasurer&catid=64%3Acompeting-on-efficiencies&Itemid=1

~~~

To our success and financial freedom!

Jay Castillo

Real Estate Investor
PRC Real Estate Broker License No. 3194
Blog: http://www.foreclosurephilippines.com
Follow me in Twitter: http://twitter.com/jay_castillo
Find us in Facebook: Foreclosure Investing Philippines Facebook Page

Text by Jay Castillo and Cherry Castillo. Copyright © 2011 All rights reserved.

Full disclosure: Nothing to disclose.

Quezon City Tax Delinquent Real Properties auction slated on December 8, 2011 is a post from: Foreclosure Investing Philippines

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If you are engaging in the practice of real estate service for properties you do not own, and you are not a duly licensed and registered real estate professional, chances are, you are violating the RESA Law. If you want to be sure you are not breaking the law, I urge you to continue reading.

I wrote this post because of a recent comment wherein the commenter described that they were tasked to find a property they can “lease and sublease”, and I hope this will serve as a gentle reminder for those who might not be familiar with the RESA Law or RA 9646, which covers such acts of engaging in the practice of real estate service.

What can be considered as “engaging in the practice of real estate service”?

Based on Section 27 of the RESA Law, acts constituting the practice of real estate service are as follows:

“Any single act or transaction embraced within the provisions of Section 3(g), Rule II hereof, as performed by real estate service practitioners, shall constitute an act of engaging in the practice of real estate service.”

Furthermore, Section 3(g) states that:

“g. “Real estate service practitioners” shall refer to and consist of the following:

(1) Real estate consultant – a duly registered and licensed natural person who, for a professional fee, compensation or other valuable consideration, offers or renders professional advice and judgment on: (i) the acquisition, enhancement, preservation, utilization or disposition of lands or improvements thereon; and (ii) the conception, planning, management and development of real estate projects.

(2) Real estate appraiser – a duly registered and licensed natural person who, for a professional fee, compensation or other valuable consideration, performs or renders, or offers to perform services in estimating and arriving at an opinion of or acts as an expert on real estate values, such services of which shall be finally rendered by the preparation of the report in acceptable written form.

(3) Real estate assessor — a duly registered and licensed natural person who works in a local government unit and performs appraisal and assessment of real properties, including plants, equipment, and machineries, essentially for taxation purposes.

(4) Real estate broker – a duly registered and licensed natural person who, for a professional fee, commission or other valuable consideration, acts as an agent of a party in a real estate transaction to offer, advertise, solicit, list, promote, mediate, negotiate or effect the meeting of the minds on the sale, purchase, exchange, mortgage, lease or joint venture, or other similar transactions on real estate or any interest therein

(5) Real estate salesperson – a duly accredited natural person who performs service for, and in behalf of a real estate broker who is registered and licensed by the Professional Regulatory Board of Real Estate Service for or in expectation of a share in the commission, professional fee, compensation or other valuable consideration.”

In a nutshell, if you are doing any of the acts or rendering the services of a real estate consultant, real estate appraiser, real estate assessor, real estate broker, or real estate salesperson as described above, then you are already engaging in the practice of real estate service.

Who are exempted from the RESA Law?

The very controversial Section 28 of the RESA Law defines what can be considered as exempted:

“SEC. 28. Exemptions from the Acts Constituting the Practice of Real Estate Service. The provisions of R.A. No. 9646 and the IRR shall not apply to the following:

(a) Any person, natural or juridical, who shall directly perform by himself/herself the acts mentioned in Section 3 hereof with reference to his/her or its own property, except real estate developers who are regulated by and registered with the Housing and Land Use Regulatory Board (HLURB) pursuant to law and other resolutions/regulations such as but not limited to Presidential Decree (PD) 957, as amended, and Batas Pambansa Blg. 220 and their Implementing Rules and Regulations;

(b) Any receiver, trustee or assignee in bankruptcy or insolvency proceedings;

(c) Any person acting pursuant to the order of any court of justice

(d) Any person who is a duly constituted attorney-in-fact for purposes of sale, mortgage, lease or exchange, or other similar contracts of real estate, without requiring any form of compensation or remuneration; and

(e) Public Officers in the performance of their official duties and functions, except government assessors and appraisers”

I have said it before and I will say it again, If you own a property, you are exempted from the RESA Law, unless you are a real estate developer. If you don’t own a property and you are engaging in the practice of real estate service in regard to that property (like leasing and subleasing for example), you need to be a licensed real estate professional!

What is prohibited?

Let me quote Section 29 of the RESA Law below:

“SEC. 29. Prohibition Against the Unauthorized Practice of Real Estate Service. No person shall practice or offer to practice real estate service in the Philippines or offer himself/herself as real estate service practitioner, or use the title, word, letter, figure or any sign tending to convey the impression that one is a real estate service practitioner, or advertise or indicate in any manner whatsoever that one is qualified to practice the profession, or be appointed as real property appraiser or assessor in any national government entity or local government unit, unless he/she has satisfactorily passed the licensure examination given by the Board, except as otherwise provided in R.A. No. 9646 and the IRR is a holder of a valid certificate of registration and professional identification card or a valid special/temporary permit duly issued to him/her by the Board and the Commission; and, in the case of real estate brokers and private appraisers, they have paid the required bond as provided for in R.A. No. 9646.”

What are the penalties?

Section 39 clearly defines the penalties for violations:

“SEC. 39. Penal Provisions. Any violation of R.A. 9646, including violations of this IRR, shall be meted the penalty of a fine of not less than one hundred thousand pesos (P100,000.00) or imprisonment of not less than two (2) years, or both such fine and imprisonment upon the discretion of the court. In case the violation is committed by an unlicensed real estate service practitioner, the penalty shall be double the aforesaid fine and imprisonment.

In case the violation is committed, by a partnership, corporation, association or any other juridical person, the partner, president, director or manager who has committed or consented to or knowingly tolerated such violation shall be held directly liable and responsible for the acts as principal or as a co-principal with the other participants, if any.”

Why should you take this seriously?

Let me try to make the penalties clear for everyone:

• Any violation: Php100,000.00 or imprisonment of not less than two (2) years, or both
• Violation is committed by an unlicensed real estate service practitioner: the penalty shall be double (that would mean Php200,000.00 or imprisonment of not less than four (4) years, or both!)

I highly suggest further reading about the RESA Law through the following articles:

• RESA Law IRR published last July 24, 2010
• Approved and published RESA Law IRR full text
• 4 perfectly legal ways to be a real estate investor with the RESA Law

Be very careful!

Just be very careful when someone tells you to do something related to real estate as you might be breaking the law. When in doubt, don’t be afraid to ask questions, and use good old common sense. Besides, I believe the RESA Law and the RESA Law Implementing Rules and Regulations or IRR is fairly easy to understand.

Ever since the RESA was signed into law last year, whenever I meet with other beginning real estate investors, I often end up harping about its implications on activities such as selling other people’s properties, which I believe has become illegal if done by those who are not duly licensed and registered real estate professionals.

There is simply no excuse for anyone to be ignorant of the RESA Law and how it affects everyone doing just about anything related to real estate.

As the famous legal principle says,

“Ignorance of the law excuses no one.”

~~~

To our success and financial freedom!

Jay Castillo

Real Estate Investor
PRC Real Estate Broker Registration No. 3194
Blog: http://www.foreclosurephilippines.com
Follow me in Twitter: http://twitter.com/jay_castillo
Find us in Facebook: Foreclosure Investing Philippines Facebook Page

Text by Jay Castillo and Cherry Castillo. Copyright © 2011 All rights reserved.

Full disclosure: Nothing to disclose.

Are you violating the RESA Law? is a post from: Foreclosure Investing Philippines

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This is a guest post by Angie Espiritu of Filben Realty

The term “real estate bubble” sends shivers to many spines because of the fairly recent sub-prime bubble that happened in the United States. Stripping the word of all its technicalities, a real estate bubble is simply about spiraling prices and disappearing buyers, leaving some people holding a bunch of flaming balls with nobody to pass them on to. The flaming balls burn their cash.

To see if this will happen to the Philippines, let’s dissect the bubble.

Photo: marcusrg via flickr

The flaming ball allegory

Going back to the simple description above, there would have been no flaming ball if everyone was paying for real estate in cash. Like, one lifts Php4 Million from his pocket and buys a house from a convenience store, then sells that house a year later to a second owner who dips his fingers into his pocket, lifts Php6 million cash, and pays the first owner.

When a third owner buys it in cash for Php10 million and can’t sell it for any price higher than Php8 million, he’s the only one having a problem. The rest of the world goes on. The third guy can choose to hold the property until prices swing back up again. No big deal.

The flaming ball allegory happens when someone borrows money to acquire the property. Say, the third buyer above acquires the property for Php10 million through financing. He pays the bank Php100,000 monthly. Next thing he knows, prices have gone down and his property is now worth only Php7 million in the market. A friend who has bought a similar property at that price is paying the bank only Php70,000 a month.

The bubble bursts…

The third owner either keeps the flaming ball and waits it out til prices get better, or he cuts his losses by selling the house for Php7 million immediately and repays the bank for the balance some other way. This is when we say that the bubble bursts…

Or … he stops paying the bank and lets the bank take the overpriced property back! Imagine a million borrowers doing that. Cash flow stops and financing companies close down…or rescued. This is when we say there is a crisis.

Will that kind of thing happen in the Philippines?

Not likely. Here’s why.

1. We’ve been there. Banks won’t allow it the second time around.

In 1997, the scenario described happened. Banks learned from the lesson. The government learned a lesson too.

To rescue the banks, Congress passed The Special Purpose Vehicle (SPV) Act of 2002 or Republic Act 9182 (RA 9182 has been amended by RA 9343) to help banks get rid of non-performing assets and clean up their balance sheets. That helped substantially.

In turn, the banks made sure that they checked home mortgage loan applications more closely. They don’t want non-performing assets as much as restaurant kitchens hate rats, get the picture?

So, they made sure that a buyer made more than enough money to pay for the amortization of the loan, or they disapprove the application. Processes were (and are) strict, and this prudence paid off big time in succeeding crises that rocked the world.

2. Most of our buyers are end users of the properties, not speculators.

The likelihood that people buy a property with the intention of reselling it at a higher price is nil. Therefore the bubble is likewise nil.

(Jay Castillo: I believe true real estate investors are different from speculators as real estate investors buy properties that are below market value. Speculators on the other hand buy at market value and speculate property appreciation)

Most people in the market today buy a property for keeps. That’s a good thing. Even those who are paying Php15,000 or more a month have no qualms about renting their places out for less than that. “With money from the rent, I only need to raise Php ____ to pay the amortization,” you’d hear them say. That’s not the mindset of people who can cause a bubble.

In short, Philippine banks are effectively weeding out speculators with not enough capital to pay for the loans, while those who are able to secure the loans are not likely to resell them. Why would they? It’s their home!

Where can the bubble come from in this case? If you find it, tell me.

Have a great day!

Angelina B. Espiritu

Angie Espiritu is the owner of Filben Realty – Your partner for optimal real estate investments. She is a PRC registered licensed real estate broker and an MBA graduate of De La Salle University.

Will there be a Real Estate Bubble in the Philippines? is a post from: Foreclosure Investing Philippines

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Nah, it’s neither money to invest nor the real estate investing techniques or the how-to’s, etc. While these are important, I truly believe there are other things that are equally, if not even more important. Things that you need to continuously work on, even after success has been achieved. Failure to do so will surely lead to a downward spiral to disaster.

Photo credits : woodleywonderworks via flickr

Here are just 5 of the things I believe real estate investors need to succeed and stay successful.

1. Credibility

Having credibility means people actually believe you. People can take you seriously. What you say carries weight. This is what most beginning investors may lack when they have not yet done any deals.

But if you think about it, nobody was born a real estate investor, everyone had to begin with nothing right?! So if you have no credibility at the start, then you just have to work for it, just like every successful real estate investor did before you.

You just have to build your credibility as you go along. As your credibility grows, so does your reputation.

There’s really no magic formula to build your credibility. In order to build it, you just need to have integrity.

2. Integrity

If credibility means people believe you, then integrity means people should believe you. Because you are for real.  You are sincere in your words and actions. You walk your talk, you are true to yourself and others. You disclose what needs to be disclosed. You care.

Integrity is just like character. You are for real, even when no one is watching.

There’s just one catch. Paraphrasing Peter Scotese, Integrity is an all or nothing deal. Either you have it or you don’t, and people will know. 

What can hurt one’s Integrity? One lie, one wrong decision, one utter moment of weakness, greed, or just plain stupidity. It can mean integrity down the drain.

In the end, you are just fooling yourself if you act without integrity.

“You may fool all the people some of the time, you can even fool some of the people all of the time, but you cannot fool all of the people all the time.” – Abraham Lincoln

Would you go into a deal with someone who has no integrity? I don’t think so.

3. Honesty

Honesty means you say what you mean, and mean what you say. You get your facts straight. You stick to the truth, always.

You give credit where it’s due, and you don’t grab credit from other people.

I also believe being honest means you have honor. You honor your word, your agreements, your promises.

It may sound cliché, but honesty is still the best policy.

As Mark Twain said, “When in doubt, tell the truth.” If you are honest, people will naturally trust you.

I only want to invest with people who are honest and trustworthy, how about you?

4. A Code of Ethics

If real estate professionals are duty bound to adhere to a code of ethics, I wish real estate investors had something similar.

I suppose the next best thing would be to have our own personal code of ethics. This will help keep us from doing anything that is unethical, immoral, or illegal. In other words, It will stop us from doing anything stupid that we may regret for the rest of our lives.

I believe good start for this would be to have “correct principles”.

5. Correct principles

I often hear Filipinos refer to someone who has integrity as “Isang taong may prinsipyo” (Someone who has principles). Obviously, this refers to “correct principles”.

But what are “correct principles”? Let me quote Stephen R. Covey as he defines correct principles in his book Principle Centered Leadership:

“Correct principles are like compasses: they are always pointing the way. And if you know how to read them, we won’t get lost, confused, or fooled by conflicting choices and values. Principles are self evident, self validating natural laws. They don’t change or shift. They provide true north directions to our lives when navigating the streams of our environments. Principles apply at all times in all places. They surface in the form of values, ideas, norms, and teachings that uplift, ennoble, fulfill, empower, and inspire people. The lesson of history is that to the degree people and civilizations have operated in harmony with correct principles, they have prospered.”

Examples of correct principles would be integrity and honesty.

An afterthought: we also need discernment

This is what you would need to protect yourself from people who lack any of the things I have written above, especially since a lot of beginning real estate investors tend to be too gullible.

A Filipino saying says “Kung walang magpapaloko, walang manloloko” (If no one would allow himself to get fooled, there will be no fraudsters, scammers, con-artists, etc.). Gullible people are usually the ones who get fooled.

People say Filipinos are really gullible, and they may be right. A good example would be when a respected  journalist writes an article about Filipinos being the most gullible people in the world based on a Harvard study published in Mosquito Press, which is obviously a satirical publication. Funny right? It just goes to show that people really are gullible.

Here’s my point, stop being too gullible! Start listening and acting with discernment. You need to be able to read between the lines and discern between facts, what you want to hear, or maybe what other people want you to hear and believe.  In other words, you need to be able to discern which is crap and which is real.

A healthy dose of skepticism while keeping an open mind is ideal. If something just does not feel right, or it sounds too good to be true, then it’s time to do your due diligence. Get feedback from other people who have been in the same situation as yours. Educate yourself, gather information, and trust your instincts.

Learn to discern so no one can fool you, even yourself.

Of course these are just a handful of the things real estate investors need to succeed and stay successful, in my opinion. Please add more by leaving a comment below. Thanks!

To our success and financial freedom!

Jay Castillo

Real Estate Investor

PRC Real Estate Broker Registration No. 3194
Blog: http://www.foreclosurephilippines.com
Follow me in Twitter: http://twitter.com/jay_castillo
Find us in Facebook: Foreclosure Investing Philippines Facebook Page

Text by Jay Castillo and Cherry Castillo. Copyright © 2011 All rights reserved.

Full disclosure: Nothing to disclose.

PS. Attend the next Think Rich Pinoy Seminar by Larry Gamboa on May 28, 2011. Click here for more details.

PPS. Don’t be the last to know, subscribe to e-mail alerts and get notified of new listings of bank foreclosed properties, public auction schedules, and real estate investing tips. Mailbox getting full? Subscribe through my RSS Feed instead.

5 things real estate investors need to succeed and stay successful is a post from: Foreclosure Investing Philippines

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Now is the best time to invest in real estate. With motivated sellers, prices are reasonable, lenders are willing to lend and interest rates are low. With lower interest income, savers are in search of a better investment alternative of which, real estate is the answer.

With the upswing mode of real estate, there is a strong need to guide incoming beginners and prospective real estate investors, dealers and developers away from the sad misfortunes of loss-making investments. Although real estate investing is one investment area that yields many opportunities and long financial security, this is realized only by knowledgeable investors.

Real estate investing needs a good foundation....

Photo credit: http://taxfix.co.uk

However, because of the broad, diverse and changing intricacies and techniques of real estate, there is an urgent need to first acquire better and new knowledge in real estate on the part of prospective real estate investors, lessors, dealers and developers to save them from sad misfortunes, and also learn from the past mistakes of others.

In this regard, a series of lectures on the different how to’s of Real Estate Investing are continuously conducted by Urban Institute of Real Estate for prospective investors, developers, landowners and realty professionals for them to gain sufficient insights and confidence to finally implement proposed real estate investments.

Participants can learn the ABC’s of real estate principles and avoid costly mistakes that were normally suffered by inexperienced investors, and thus be guided to a pleasant and successful real estate business.

Numerous issues concerning real estate investment would be discussed in this new series of seminars which would be conducted Tuesdays, Thursdays and Saturdays starting May 10 to May 31, 1:30 to 6:00 PM at the Don Jose Yulo Caseroom, AIM-ACCEED, Benavides St., Corner Trassiera St., Makati City.

The topics, which may be attended separately, and are all stand alone, are as follows:

• May 10, 2011 – Investing in Real Estate: Opportunities, Techniques & What are Needed to Learn before Investing;
• May 12, 2011 – Real Estate Economics and the Ups and Downs of Real Estate Values;
• May 14, 2011 – How to Manage and Maximize Income of Rental Properties;
• May 17, 2011 – How To’s of Property Development with HLURB Rules;
• May 21, 2011 – Joint Ventures and Syndications for Real Estate Projects;
• May 24, 2011 - Legal Aspects of Real Estate Sales;
• May 26, 2011 – Taxation of Real Estate Sales and Leases;
• May 28, 2011 – Property Valuation: How to do it Yourself;
• May 31, 2011 – Making Big Money in Distressed Properties.

This Lecture Series will have as lecturer Engr. Enrico S. Cruz, who has more than 40 years in real estate, engineering, construction, management and education, together with Professor Atty. Rex Enrico V. Cruz III. Engr. Cruz is also a licensed real estate consultant and 1st and 8th placer in the real estate appraiser’s and broker’s board examinations respectively, and was invested as a “Real Estate Fellow” by the Philippine Council of Real Estate Educators.

For other details or advance registration, Urban Institute may be reached at 509-7402 or Globe CP# 0915-457-3596 or Smart CP No. 0939-137-9242 or by email at urbanet.ph@gmail.com or visit www.urban-institute.com.

~~~

This is exactly the same seminar series I attended way back in the early part of 2008 when I was still learning how to do real estate investing in the Philippine setting.

Happy learning!

To our success and financial freedom!

Jay Castillo

Real Estate Investor

PRC Real Estate Broker Registration No. 3194
Blog: http://www.foreclosurephilippines.com
Follow me in Twitter: http://twitter.com/jay_castillo
Find us in Facebook: Foreclosure Investing Philippines facebook page

Text by Jay Castillo and Cherry Castillo. Copyright © 2011 All rights reserved.

PS. Don’t be the last to know, subscribe to e-mail alerts and get notified of new listings of bank foreclosed properties, public auction schedules, and real estate investing tips. Mailbox getting full? Subscribe through my RSS Feed instead!

Full disclosure: Nothing to disclose, I am not an affiliate of this seminar series from Urban Institute which means I won’t earn anything from this. A lot of people have been asking through the comments section when the next seminar series will be, and this is the answer to those comments. I consider Engr. Enrico Cruz as one of my mentors when it comes to real estate investing.

The ABC's of Real Estate Investing is a post from: Foreclosure Investing Philippines

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Here’s the latest batch of real estate service practitioners which includes real estate consultants, real estate appraisers, and real estate brokers,  whose registration without examination were approved by the Professional Regulatory Board of Real Estate Service (PRBRES). This was recently released through the PRC website.

I’m on the list!

I actually downloaded this  list of real estate service practitioners from PRC’s website last week, although I did not pay much attention to it. I should have paid more attention because it turns out my name was already included in this batch! Thanks to a friend (you know who you are!) who sent me a copy of the same list. I finally noticed that I was on the list. Nice!

I applied for my registration without examination last February 11, 2011, and I was expecting that my registration will be approved in April. I am really thankful they came out with the list quite early and I look forward to attending the oath taking on April 26, 2011.

Official announcement

Here’s the official announcement from the PRC website:

ANNOUNCEMENT

Registration for the issuance of Certificate of Registration and Professional Card will start on March 29, 2011 until April 14, 2011 at the Registration Division Ground Floor. The Oath taking ceremonies of the new Real Estate Service practitioners for Consultants, Appraisers and Brokers, to be held on April 26, 2011 at the Philippine International Convention Center at 1:30 o’ clock in the afternoon. For those names who were included in the prior approved resolutions may opt to attend the oath taking.

Tickets for the oath taking will be available from March 29, 2011 to April 25, 2011 at the PRC Lobby Ground Floor near Window 27.

PROFESSIONAL REGULATORY BOARD OF REAL ESTATE SERVICE – Resolution No. 05 (Series of 2011).  Click here to view.

(orig. signed)
Hon. EDUARDO G. ONG, LLB, PH.D, DPA, DBA
Chairman
Board of Real Estate Service

Full text of PRBRES Resolution No. 5 Series of 2011

PROFESSIONAL REGULATORY BOARD OF REAL ESTATE SERVICE

Resolution No. 05

Series of 2011

For consideration by the Board are the applications of the individuals for registration without examination as Real Estate Consultants, Appraisers and Brokers in accordance with the provision of Sec. 20, Article III of R.A. No. 9646 known as the

“Real Estate Service Act of the Philippines”, and Sec. 20, Rule III of Board Res. No. 02, known as the “Rule and Regulations  of R.A. No. 9646”

REAL ESTATE CONSULTANTS

1 BENITEZ, MARISSA YAMBAO

2 TORRES, GUIDO MA. DIMAANO

******************

REAL ESTATE APPRAISERS

1 ABAÑO, NOEL SEÑORA

2 ACENAS, ROBERTO BANAAG

3 ADAMOS, GALAHAD PICARDAL

4 AFRICA, NENITA ATIENZA

5 ALAMAR, LOIDA QUISAY

6 ALCANTARA, ANDRES, JR., BALTAZAR

7 ALVARADO, EMILIO CATANJAL

8 ALWIS, BANGGAY TIKO

9 AMPIL, FELINO LAUREL

10 ANDAL, MA. JULITA LUPIG

11 AQUINO, MYLENE ANCHETA

12 ARAÑAS, MARILYN VERALLO

13 ARANDA, ARLETA DE LOS SANTOS

14 ARAULLO, AMPARO BAUTISTA

15 ARRIOLA, ROMEO CERA

16 ASUNCION, BETTY SALONOY

17 BACLILI, MANUEL FLORES

18 BADURIA, FELIPE EDGARDO BUENDIA

19 BAGAY, ALFREDO ZARSONA

20 BAJAMUNDI, FATIMA BULAWAN

21 BALBIN, DANNY SUMACYAB

22 BALTAZAR, ELIZABETH RAMOS

23 BARCENAS, CELERINO CHUMACERA

24 BARDAGO, DELIA LORNA MACAROS

25 BARRADAS, TROADIO PANALIGAN

26 BARRON, GREGORIO JR., ALCASID

27 BARRUEL, RAMON SALVACION

28 BAUTISTA, DALE ABILA

29 BENITEZ, MARISSA YAMBAO

30 BERSAMINA, GENEROSO JR., GOMEZ

31 BINASAG, JOCELYN JAMILO

32 BONJOC, FELY JUGALBOT

33 BRIONES, EDGARDO ORAYANI

34 BUEMIA, MARIA LILIA DAEP

35 BUHAIN, LINO JR., ROQUE

36 BUNAO, CESAR DATE

37 CABE, REYNALDO NALOS

38 CAINDOY, JUDICAEL PELIÑO

39 CALIBO, LUIS DE VERA

40 CAMPOLET, LEANDRO MILO

41 CANARIAS, GLICERIO DE LOS REYES

42 CANAYAN, JAMES B.

43 CASTILLO, MARIBETH ANOYO

44 CASTRO, JESUS CONSTANCE JR, MARIANO

45 CASTRO, LOURDES LUMBAO

46 CAWED, RICARDO TALEON

47 CAYAMANDA, ROGEL PANGANIBAN

48 CERA, FELIPE JR., AQUINO

49 CHAN, CHERYL GRECIA

50 CINCO, MANUEL LUIS

51 COBACHA, PONCHITO DELFIN

52 CUPAY, ARNEL CANDIDO DAGAMI

53 CURIBANG, EMILIO GUTTANG

54 CUSTORIO, EDUARDO PRENIANO

55 DAING, CARLITO LAI

56 DALAWAMPU, MARITESS MATIRA

57 DALISAY, JUAN MANALO

58 DE CELIS, REYNALDO RIGUER

59 DE GUIA, REGIDOR DUMAOP

60 DE GUZMAN, RONALDO PRINCIPIO

61 DE LEON, ANNIE ESPALARGA

62 DEL MUNDO, BENJAMIN, JR., SARMIENTO

63 DELA ROSA, JESSIE PAJATIN

64 DIMAYUGA, ILUMINADA BALITA

65 DIONEDA, NORMAN CAJULIS

66 DIVINA, BERNARDITA LADESMA

67 DIZON, CARLYLE GUINTO

68 DULAY, DAVID VINCENTE CALUGTONG

69 DUMASIS, FRED LEDESMA

70 ESPINELI, AVELINO DE GUIA

71 ESPINELI, CAROLINA ENCARNACION

72 FANDIÑO, FERNANDO MINGUA

73 FERNANDEZ, AGRIPINO JR., JUNIO

74 FERNANDEZ, HORESTO DAYANDAYAN

75 FLORIDA, MELBA LUCIO

76 FUENTES, WENCESLAO JR., DONOR

77 FULLOSO, JUAN MAYO JR., CORDERO

78 FUNGO, DITAS PEDRASA

79 GABRIEL, MARITA BAUTISTA

80 GATCHALIAN, LINDA BRIONES

81 GILBAS, RENE LORETO LLAMAS

82 GO, LYNDON DELFIN

83 GO, SOLOMON CALINOG

84 GUARIN, ARTURO ASUNCION

85 GUEVARRA, AIDA SANTOS

86 GUIGUI, LEOPOLDO NERMAL

87 GUINTO, GLENN PEDRIALVA

88 GUMABAY, GILBERT BOSI

89 GURREA, FERNANDO BORJA

90 GUZMAN, ALMA BELLA ALMENDRA

91 GUZMAN, AURORA MAGUSIB

92 HABARADAS, EFRAIN JARANILLA

93 HERNANDEZ, DIVINAGRACIA FRANCISCA ILAGAN

94 HIBO, CHARLIE JR., BALAGUER

95 IBERA, MELVIN GUZMAN

96 IGNACIO, PATROCINIO SANCHEZ

97 JOMADIAO, TEODORO LAZARO

98 LABJA, ABENIR ORTEGA

99 LACCAY, MAGDALENA RAZA

100 LAFRADEZ, RODULFO JR., DELOS SANTOS

101 LANOZO, RODNEY GIRAY

102 LAPLAP, EDITHA AGUIÑOT

103 LARESMA, LUIS DIOQUINO

104 LIM, GILDA CANIZA

105 LINGON, NESTOR JACOLBIA

106 LLANTO, LUNINGNING RODELAS

107 LLESIS, NELSON RUIZ

108 LUMANTOD,HILDA GACUTAN

109 MAGCALAS, MARIO GALIPOT

110 MAGCALAS, RACHEL ANGELICA TOBIAS

111 MAGNO, AMELITA SALAZAR

112 MALLARE, JOSE LITO MANIAGO

113 MANALO, GLORIA IGNACIO

114 MANANGAN, MARCELINA HILLE

115 MANGUERA, SERVILLANO JR., MARCIANO

116 MANGUPAG, JOSEPH DE LA CRUZ

117 MANINGO, MARIO ESPINAR

118 MANUEL, EUNICE DOMINGO

119 MARASIGAN, CHRISTOPHER DIWATA

120 MARTAL, CIRILO ARANDIA

121 MARTIN, ESTELA CARBONILLA

122 MARUYA, FELIX., JR RADAZA

123 MATA, ALFONSO JR., LASA

124 MATIAS, GEMMA RAMOS

125 MEDINA-CUE, MARY ANN SURATOS

126 MEDRANO, BENJAMIN GRANTOZA

127 MEGENIO, GEMMA DELORINO

128 MIGUEL, SONNY BOY MENDEZ

129 MONTER, EVELYN SAAVEDRA

130 MORAL, NELDA SAMONTE

131 MUSA, EDEZER REBECHE

132 NICOLAS, LEMUEL GERONIMO

133 NIEVA, RICARDO JANDUSAY

134 OPIS, RODRIGO ESTRADA

135 ORPIANO, LINDA FURIO

136 ORTIZ, JOHN MEMITA

137 OSTACO, EDGARDO TO

138 PADILLA, ANGEL JOHN FRUTO

139 PAGAL, LORNA CAOILE

140 PAGDALIAN, STEPHEN CALVO

141 PALANCA, CONCEPTO SEBIDO

142 PALMA, ALICIA ROCHA

143 PAMA, TEODORO SANTORIO

144 PANICAN, NENITA TEÑA

145 PANOY, RENATO MAGHACOT

146 PAPELLERAS, REX LIBAY

147 PARREÑO, LIZA ELSIE EUROPA

148 PAULE, DIOSDADO AGULAR

149 PELONIO, RUDY GABRIEL TORRECAMPO

150 PEREZ, ERLINDA ROSALES

151 PEREZ, MARCOS JR., MARCELINO

152 PIGUERRA, VICENTE LAMORENA

153 PLASABAS, ARMANDO JANDUG

154 PLAZO, ARTURO BONGULTO

155 QUIANZON, EDWARD PARANETE

156 QUIJANO, JOSE ALDAVE

157 RAMIREZ, PAUL VINCENT BONGUYAN

158 RAMOS, ARMANDO RODULFA

159 RAS, CYNTHIA BELCHEZ

160 RESURRECCION, DANIEL BAUTISTA

161 RODIL, PABLO COSTELO

162 RODRIGUEZ, NARCISO MANALO

163 RUIZ, FLORA MAGALLANES

164 SABIDO, ENRICO AFRICA

165 SADANGSAL, DOMINGO LOVENA

166 SAGRADO, RAYMOND VINCENT CARLOS

167 SAMONTE, SOLEDAD ESPERANZA

168 SAN ANTONIO, ANGELO VALENCIA

169 SAN FELIPE, ESTELA LEGASPI

170 SANTOS, MERCY NUÑEZ

171 SARTORIO, ANTHONY JEMAR GARCIA

172 SAYOSA, AMANDO VILLAMOR

173 SIBONGA, ALMA PENAYES

174 SILAO, AVELINO, JR., AGUSTIN

175 SILAWAN, VILMA RABANOZ

176 SILO, WILFREDO ABUEG

177 SINAJON, ROLANDO PANUNCIA

178 SIRON, JUANITA NUNAG

179 TADIQUE, EMELITA GUZMAN

180 TAYAG, ENRICO PALACIO

181 TIC-CHAP, RANDY BIADANG

182 TIMBANG, GEORGE CATRAL

183 TIMONER, JOSE VICTOR MOJO

184 TOLOSA, ROGER, JR., FRANCHE

185 TORRES, GUIDO MA. DIMAANO

186 TUNGUL, JOCELYN NACIN

187 UAO, PLARIDEL AGUSTIN

188 VALLARTA, CELSO MIRANDA

189 VARGAS, REMEGIO TOMAGAN

190 VELASQUEZ, RHODORA NESAS

191 VERACRUZ, NOEL LEGASTO

192 VILLAR, ELENA ENOVEJAS

193 WAGA, RAY MARCOS RACINES

194 YAMBOT, EDUARDO MARIANO

195 YRAY, TITA GODINEZ

***********************

REAL ESTATE BROKERS

1 ABADESCO, PAOLO JOSEF JARDINERO

2 ABADILLA, LUCITA CHUA

3 ABARQUEZ, GERTRUDE CABRERA

4 ABARQUEZ, RAYMUND NIGELL CABRERA

5 ABARRO, ETHELINDA MARCOS

6 ABELLA, CARMENCITA GARCIA

7 ABELLA, ELIZA MARGARITA GARCIA

8 ABELLA, MYRNA TY

9 ABIAS, LEONOR SEVERO

10 ABNE, CLYDE CACERES

11 ABRENICA, ELEUTERIO CUETO

12 ABUAN, HELEN DUMO

13 ACANTO, JUANITO MACA

14 ADIOVA, MANUEL CERVANTES

15 ADORABLE, VALERIA RECORBA

16 ADVINCULA, ARSENIO JR., DOMONDON

17 AFRICA, DANILO ILAGAN

18 AGBULOS, DITAS FELICITAS NICOLAS

19 AGUILA, ELIZABETH BALUYUT

20 AGUILA, SOLEDAD BAUTISTA

21 AGUSTIN, CHARLITO PASCUAL

22 AGUSTIN, ROGELIO JR., TIBEGAR

23 ALANA, THELMA MALATE

24 ALANSALON, AILEEN CUIZON

25 ALBARRACIN, LUZ CIMAGALA

26 ALCANTARA, ALEXANDER PAUL INSORIO

27 ALCANTARA, ANDRADE HISOLER

28 ALEJANDRO, VILMA DEL ROSARIO

29 ALFARAS, REX MIRANDA

30 ALIBUSA, ROSALIE ALVAREZ

31 ALIGAEN, ISAAC JR., KINNEY

32 ALILIO, JR., NICHOLAS MAGKAWAS

33 ALIPIO, LORINDA SANCHEZ

34 ALONZO, LUCINA ESCOBIN

35 ALOP, MEL BAYON

36 ALPAS, REDGEE NAVAS

37 ALSOL, ARNULFO FLORES

38 ALVAREZ, JOSEFA ERNESTINA ERMITA

39 ALVIOLA, RODERICO ROSALES

40 ALZAGA, MARIA TERESA ENRIQUEZ

41 AMANCIA, FILMORE QUIMSON

42 AMIR, MARIA SOLEDAD DELA FUENTE

43 AMORANTO, HECTOR DE MATA

44 AMPER, ADOLFO BERMOY

45 AMPILOQUIO, EDGAR OBNAMIA

46 AMURAO, ALLEN CECIL ORARA

47 ANDAL, CYNTHIA CRUZ

48 ANDAL, MANUEL MORENO

49 ANG, BETTY ANG

50 ANG, SAMUEL JUINIO

51 ANOTA, REBECCA JOY GABUYA

52 ANTONICO, SHIRLEY AGUIRRE

53 ANTONIO, ADELAIDA ALFAR

54 APARICIO, MEDARDO ROSOS

55 AQUINO, ELBERT LACSON

56 ARANDA, ARLETA DE LOS SANTOS

57 ARANDIA, TERESITA VALE CRUZ

58 ARAÑEZ, EFREN FERRER

59 ARAULLO, AMPARO BAUTISTA

60 ARAYATA, FLORA ROLLON

61 ARAZA, RONELL ARCE

62 ARCEO, FLORDELIZA SIBAL

63 ARENGO, MANUEL JR., RACOMA

64 ARIAS, DIEGO ABLAY

65 ARIOLA, MA. FANNY BILLANES

66 ARLANTE, DONALY CAOILE

67 ARMANDA, MARIA ANA ABOGADO

68 ARMEA, EDEN AYALA

69 ARNALDO, MA. THERESE GERTRUDES DE LEON

70 ARNALDO, MYRNA SANCHEZ

71 AROCHA, IMELDA ROARIO BUNAO

72 ARPILLEDA, NARCHITO SALADINO

73 ARTIAGA, RAMEL AVERGONZADO

74 ARTUZ, ERLINDA BAZE

75 ASCAÑO, REYNALDO ALIX

76 ASILO, JOSE FISICO

77 ASILO, MARIA BEATRIZ MAGNAYE

78 ASPREC, ELEANOR PIÑGOL

79 ASSAD, MA. VICTORIA JAVIER

80 ASUNCION, CELEDONIO VICENTE

81 ATILLO, LEO SAMUEL ANG

82 AURELIO, MARCELA ANTARAN

83 AUTENCIO, JOEL COLIBAO

84 AVELINO, EMMANUEL ALMONTE

85 AW, BETTY DANTE

86 AZUCENA, MARY JEAN EVANGELISTA

87 BABAC, DOMINGO TAGULINAO

88 BACALA, BASILISA MABASCOG

89 BACOLOD, JACQUELINE UNGAY

90 BACULO, RENATO OLIVAR

91 BADIOLA, MYRNA LAGUNILLA

92 BADIONG, MYRNA VALLEDOR

93 BAGAFORO, LEOCADIO NOLAN MENDOZA

94 BAGUIO, EMMANUEL MANUEL

95 BALANGAT, JULIA DALUMPINES

96 BALBAIRA, NOIMIE ROLLERA

97 BALINTAG, MARY JANE BETONIO

98 BALIO, MERCEDITA BATAUSA

99 BALMATER, ROZELLE EILEEN YANGCO

100 BALUYOT, CRISPIN OCHANGCO

101 BANARIA, VIRGILIO MENDOZA

102 BANSUELO, KATE SITJAR

103 BANTUGAN, ALMA LILIBETH TUMANDA

104 BAOAYAN, RODNEY AURELIO

105 BAREL-PUMATONG, WIVINA TABUNO

106 BARTOLOME, MARGRETHE CATHERINE BARZ

107 BASA, MARILYN DUY

108 BASAL, ALVIN GABANI

109 BASILIO, RICA ISLA

110 BATALLER, ALEXANDER REMOLLO

111 BATECAN, BONIFACIO VIDAL

112 BATERNA, GREGORIA TUBAR

113 BATOL, CANDICE THERESE PALCES

114 BAYLEN, HECTOR MADAYAG

115 BAYQUEN, FLORENCE OMPANG

116 BAYSA, LYDIA AVILES

117 BENITEZ, MARISSA, YAMBAO

118 BERNARDO, NONA RILLORAZA

119 BERNARDO, RUBY SASAN

120 BESANA, FILIPINAS MORALDE

121 BICO, JAMES REY DE CASTRO

122 BICO, ROZAIDA DE CASTRO

123 BLANCAS, MILAGROS TENG

124 BOMBANE, EDGARDO DOLLER

125 BORRAS, PERCY GRAY

126 BORROMEO, PORFIRIO JR., ONG

127 BOSITA, CHRISTIAN DUA

128 BOSITA, EMILIANO LAGUI

129 BOTE, RESURRECCION TIQUE

130 BRAZAL, HERMINGARDO DESTAJO

131 BUCAD, ROCELO PALMA

132 BUENA, JOSEPHINE PEPITO

133 BULILAN, CONSEJO ALCAZAR

134 BUOT, HERBERT ENGLE

135 BUTAWAN, DIOMINIDICO REYES

136 BUTAWAN, ESTHER LOMBREZ

137 BUTRON, HERMELO GOYANO

138 CABANILLA, MARGIE PALISOC

139 CABIGAO, RICARDO MENDOZA

140 CAINONG, JOVENCIO SALAÑO

141 CAISIDO, TEODORO ABEJERO

142 CAJUCOM, PRISCILLA CHUA

143 CALIMLIM, RODOLFO APELLEDO

144 CALIMPUSAN, EZER JR., CHAN

145 CALUMPAG, EDDIE PIÑERO

146 CAMAHALAN, HENRY JOHN VALLEJO

147 CAMUS, JOSE FERNANDO BERLANGA

148 CAÑEDA, MANUEL BACALSO

149 CAÑIZARES, JOSE FRANCIS RODRIGUEZ

150 CAÑIZARES, MARILOU RODRIGUEZ

151 CANO, EMILIO CONRADO AMORANTO

152 CANOY, RESTITUTO PACQUIAO

153 CAPISTRANO, RAYMUNDO CRUZ

154 CARABUENA, ROBERT LU

155 CARAGAN, CONSUELO BUHAIN

156 CARALIAN, AGNES ZAFRANCO

157 CARANDANG, RAMIL COREAL

158 CARIÑO, JOCELYN RITUAL

159 CARLOS, JOSE MARI MARIANO

160 CARLOS, NELIA VILLACORTA

161 CARPIO, JOSE ERNEST DELA CRUZ

162 CARUBIO, LECEL SALDIA

163 CASTILLO, JOSE DIONISIO REYES

164 CASTRO, RUFINA VIRREY

165 CATARUNGAN, EUNICE LOPEZ

166 CAUMBAN-ASIL,ANNABELLE PELADOR

167 CELAJES, JOSEPHINE SANCHEZ

168 CENIO, NUMERIANO JR., DAMALERIO

169 CENITA, ENECITA OLANO

170 CEREB, AMELITA AGUILA

171 CHAN, VICTOR LIM

172 CHANTIOCO, GLENDA HABER

173 CHAVEZ, NESTOR CACAO

174 CHENG, FELESAVETTE TAN

175 CHOA, ELVIS SY

176 CHU, LORETO CHAN

177 CHUA, CATHRINE ANGSIONGA

178 CHUA, DAISY UY

179 CHUA, EDITA LIM

180 CHUA, FERNANDO DE LEON

181 CHUA, GABRIELLE SAMANTHA MARIE LA O’

182 CINCHES, RAYMOND MIAG-AO

183 CINCO, JASON UY

184 CINCO, MANUEL LUIS

185 CLEMENO, FERDINAND PALERMO

186 CLEMENTE, REGINA RAZALAN

187 CO, JOSE DIALOGO

188 COBANGBANG, CESAR NAVARRO

189 CODILLA, EDGAR SILVA

190 CONSTANTINO, MARIA CORAZON CABIGAO

191 CORCEGA, DANILO SOTALBO

192 CORDERO, RICHARD BELLAROSA

193 CORNEJO, CECILIA ARCE

194 CORONADO, JOSEPHINE MAYO

195 CORSELES, ERLY MAR DURAN

196 CORTEZ, ALEJANDRO RICAFRANCA

197 CORTEZ, ARMY CANLAS

198 CORVERA, YOLANDA CHIU

199 COSALAN, REGINALD BANG-OG

200 CRABAJALES, FRANCIS GIL DE LEON

201 CREDO, THELMA RACHO

202 CRISOSTOMO, GUIA CRIZANTA AQUINO

203 CRUZ, BENILDA SANTOS

204 CRUZ, LEONORA RELLOSO

205 CRUZ, LORIE MENESES

206 CRUZ, RICHMOND FARGAS

207 CRUZ, ROSITO PEREZ

208 CRUZ, WILFREDO AGUILAR

209 CUATON, JULIETA

210 CUSTODIO, JOSE BAUTISTA

211 CUTANDA, ARLENE DINEROS

212 DACALOS, RANULFO BARTE

213 DACUDAO, OFELIA DEL ROSARIO

214 DAGATAN, CHRISTIE MOLINA

215 DARAUG, GEMMA DE LA CRUZ

216 DARUCA, CHRISTIAN ENEREZ

217 DAVAL-SANTOS, MIRIAM ROBLES

218 DAVID, TERESITA RAMOS

219 DAVIS, JOCELYN LEJANO

220 DAWANG, BELLA ROSA DE LOS REYES

221 DAYOLA, DEGARIO CALLEDO

222 DE CASTRO, LOURDES VILLAR

223 DE GUIA, ROBERTO I., CASTRO

224 DE GUZMAN, ARSENIO JR MONTOJO

225 DE GUZMAN, DANTE MANZANO

226 DE GUZMAN, DORIS CAPINO

227 DE GUZMAN, EPHRAIM LIMJAP

228 DE GUZMAN, GLORIA MANZANO

229 DE JESUS, AMELIA ESPINAS

230 DE JESUS, AMELIA SALONGA

231 DE JESUS, BRIGIDO ROMAN

232 DE JESUS, JOANNA VALENCIA

233 DE JESUS, MARILYN PANGILINAN

234 DE LA PAZ, ALEXANDER MARIA SEVERINO DE LOS SANTOS

235 DE LEON, JOSEPH RAYMOND GARCIA

236 DE LEON, MARY ROSE CASAL

237 DE LEON, NOEL BALOY

238 DE ROXAS, SANTIAGO ALVIS

239 DE VENECIA, ALLAN CARIÑO

240 DE VERA, DENNIS ISRAEL

241 DEL CASTILLO, NOEL TIANO

242 DEL MUNDO, DOLORES LOBATON

243 DEL ROSARIO, ERLINDA DAVID

244 DELA CRUZ, DAVID CATRAL

245 DELA CRUZ, FARA TAMPARONG

246 DELOS REYES, DARLENE GARIN

247 DESTAJO, FEDERICO ENAYA

248 DIAMANTE, MARIO HIRANG

249 DIBDIB, WILLIAM LEPITEN

250 DIGA, LELORD AGUSTIN

251 DIGAP, EDITHA CERENO

252 DIMABUYU, PEPITO OLALIA

253 DIMAPILIS, MONTANO DEL MUNDO

254 DIONEDA, NORMAN CAJULIS

255 DISTOR, ESTER TINSAY

256 DIZON, ANGELINA MIRANDA

257 DIZON, MARCIANO JR., CUYUGAN

258 DOMINGO, ELSA VELASQUEZ

259 DOMINGO, EMILY JANE BARBAS

260 DOMINGO, THERESE ANNE LAVILLA

261 DOMONDON, MARLON DELIZO

262 DUGENIO, NIEVA QUIBLAT

263 DULAY, GINO LUIGI LIM

264 DUMON, ZENIA ARELLANO

265 DUQUE, JESUS JR., FLORES

266 EBORDE, MARIETTA DELA CRUZ

267 EDROTE, ETHELINDA DY

268 EMPEMANO, ERLINDA HONRUBIA

269 ENCOMIENDA, CARMEN ALDUCENTE

270 ENDIAFE, LYDIA ALIBAYAN

271 ESCALICAS, MARLON NIÑO BONTUYAN

272 ESDRELON, KAREN LYN SISON

273 ESLANA, MARY GRACE CAPALAD

274 ESPINA, MARY ROSE SUMBILLO

275 ESPINA, RENE MARIO CARAG

276 ESPINOSA, MELVIN AGUILAR

277 ESQUIVEL, JUNOFEL SALONGA

278 ESTANISLAO, MARIA LOURDES SANTOS

279 ESTRADA, GLENN ORCULLO

280 ESTRADA, MARIA TERESITA ARAO

281 FABIAN, DOMINADOR ANTONIO

282 FABIAN, JOSEFINA OROLFO

283 FABIE, LETICIA ALQUEZA

284 FABREA, EDWIN RIVADENERA

285 FAELANGCO, JOEY FUEGO

286 FAJILAN, ODNEROLF VERNON NAVALTA

287 FERNANDEZ, BALDOMERO

288 FERNANDEZ, FELINO, JR., ALDEA

289 FERNANDEZ, MARLENE MAR

290 FESTIN, MARIA GISELA JUAREZ

291 FIDER, MANUEL VICTOR DIMALANTA

292 FLAMINIA, ROSEMARIE GABISON

293 FLOR, ALICIA BORJA

294 FLORES, FLORENDA RUTOR

295 FLORES, VOLTAIRE ANTONIO MARIN

296 FLORESCA, JEROME MENDOZA

297 FLORIDA, MA. TERESA TIU

298 FORES, CHERRY PINK CASAL

299 FORONDA, JENNICEL ASUNCION

300 FRANCISCO, LOYDE MONTERROYO

301 FRANCISCO, MARCELO GARCIA

302 FRANCISCO, MAURA CRISELDA CASTRO

303 GABA, JR., MELO ESCUSA

304 GABA, MA. WILMA SAN DIEGO

305 GABRIEL, MARIA CRUZ

306 GACER, GLORIA CUEVAS

307 GADAPAN, ALEXANDER CABALLES

308 GALANG, LILIA CENTENO

309 GAMBOA, AELRED STA. ANA

310 GARAY, CAMILO GUJILDE

311 GARBANZOS, MARIO BALDONADO

312 GARCIA, BAYANI CRUZ

313 GARCIA, FLOR VITANGCOL

314 GARCIA, PRISCILLA MIRANDA

315 GARCIA, VIRGIE AIZA LINTAG

316 GASENDO, NOLI RUBIN

317 GASTADOR, HELEN MAGLAYA

318 GATMAITAN, FRANCIS PATRICK PANGILINAN

319 GELLANGARIN, MARIE JEAN GARRUCHA

320 GENER, REYNALDO MARCIAL

321 GERONIMO, EVELYN REYES

322 GIMENA, NOLI GIGANTONE

323 GIRASOL, CECILIA GADIANA

324 GIRON, PURIFICACION GARCIA

325 GLORIOSO, MINERVA RABUEL

326 GO, MARY CHENG

327 GOMEZ, DINA REYES

328 GONZAGA, GEMMA SHEILA CRUZ

329 GONZALES, CHONA CASTAÑEDA

330 GONZALES, CORNELIO MOOG

331 GONZALES, FREDDIE CHUA

332 GONZALES, JOSEPH IGNATIUS BENGZON

333 GONZALES, LUIS ESCALERA

334 GONZALES, REYNALDO SASAGO

335 GONZALEZ, EMELY CATAHAN

336 GONZALEZ, EMERITUS FERMO

337 GRANADA, EDNA KING

338 GRANADA, GENE ROCHA

339 GRANADA, RAMIL LAVADOR

340 GUILLEN, FREDDIE ARANAS

341 GUILLERMO, DOMINADOR ABADICIO

342 GUINA, JOSEPHINE FLORES

343 GURA, GENALYNE VERGARA

344 GUTIERREZ, LUCINO OCAMPO

345 HABER, LORENZA GABRIEL

346 HABER, RUSCELLE GABRIEL

347 HAO, RENEE KARMA DY

348 HERNANDEZ, TEOFILA MERCADO

349 HILARIO, LILIAN GUEVARRA

350 HIPOLITO, ANGELICA MARIE FRANCESCA LEAÑO

351 HOLOYOHOY, IVO DATOY

352 HOO, MARIBETH FERNANDEZ

353 IGLESIAS, JEANETTE UY

354 IGNACIO, MICHELLE TONGOL

355 IGNAO, ANGELI INGRID REYES

356 IMSON, WILFREDO PEREGRINA

357 ISAGUIRRE, MARILOU PEREZ

358 JALIJALI, BENIGNO, JR., MACAPAGAL

359 JAMANDRE, ROSANA AGAPAY

360 JAMERO, JOCELYN ABABAT

361 JARILLA, PRISCILA CANTALEJO

362 JASARENO, MARIE ANN LUISA OGENA

363 JAUGAN, MARIZA DE LOS SANTOS

364 JAVIER, AURORA DE GUZMAN

365 JAVIER, RAMON ASANTOR

366 JAVIER, REBECCA ALLARDO

367 JAZMINES, RAYMUND REYES

368 JEREZ, EDSEL DEOCADES

369 JESENA, WILSON JR., GOLEZ

370 JESRI, MYRNA EDIDA VINTA

371 JIMENEZ, RAMONCITO DELA CRUZ

372 JIONGCO, MARIA RAIDIS BATICA

373 JOAQUIN, ERLINDA TEOXON

374 JOHNSTON, GINA PEREZ

375 JOSE, JOSELYN SAJONAS

376 JOSE, MARIANITA INFANTE

377 JUANILLAS, ANTONIO MASIL

378 JUANILLAS, RODELISA LLAVORE

379 KHO, COLEN GOMEZ

380 KHO, WILSON PAPARES

381 KU, FRANCIS UY

382 LA O’, MARIA VICTORIA LIMJAP

383 LA O’, MARIE NICOLE DENISE ADELE LIMJAP

384 LABRADOR, ALEJO JR., MILITANTE

385 LACSON, KATERINA PATRICIA GAMBOA

386 LAFRADEZ, RODULFO DELOS SANTOS

387 LAPAN, JASMIN EVANGELISTA

388 LAPIDEZ, VIVIEN FENETE

389 LAPITAN, NESTOR CANGAO

390 LAROA, MERLIE ALOP

391 LASAY, RAMON DANGO

392 LAXA, BENJAMIN, JR., DE MESA

393 LAYAGUE, ANNE SALVADOR

394 LAYAGUE, LOWELL SALIGUMBA

395 LEE, CATHERINE VIDAL

396 LEE, MELBA MARIBAO

397 LEGARDA, ROSALITA DELA ROSA

398 LEGASPI, ERNESTO MILANES

399 LEGASPI, WILFREDA ANTONIA RAYMUNDO

400 LEONG, EVELYN DE LEON

401 LEVISTE, JOSE CONRADO SERMONIA

402 LIM, AESON MANADERO

403 LIM, ANTHONY TE

404 LIM, ESTHER UY

405 LIM, GLORIA DEL ROSARIO

406 LIM, HELEN CARREON

407 LIM, JACKSON JR., REYES

408 LIM, MA. CHRISTINA MERTO

409 LIM, RAMON BANGALISAN

410 LIM, VERONICA ESTRADA

411 LIM, VIRGINIA ESCOBAR

412 LIM, WILLIAM UBALDO

413 LIM. LUJENE UYPECO

414 LIMSICO, ROSITA LIM

415 LIPURA, GLICERIA ALDONZA

416 LLARENAS, HELEN ESLAVA

417 LLORCA, SONIA LLABANES

418 LOANZON, JOSE VILLAVERDE

419 LOCSON, TEODORO JR., BAÑEZ

420 LOGAN, ARCELI BALATBAT

421 LOGICO, EPINETO CEBALLOS

422 LOPEZ, ALEXANDER SORIANO

423 LOPEZ, EDWIN ARGEO TORRES

424 LOPEZ, GREGORIA TANGLAO

425 LORENZO, ELSA BAROLA

426 LOZADA, MARIA ELENA MARTINEZ

427 LUCENIO, NUMERIANO JR., DAMALERIO

428 LUCERO, GUINIVERE LABASTIDA

429 LUMARDA, ALEXANDER GALLOSA

430 LUMARDA, NICOLE DURANO

431 LUSTRE, ALEC SAN DIEGO

432 MAAGAD, MICHAEL REYES

433 MABALOT, OSCAR DE LA PEÑA

434 MABAYO, HANNAH LLENOS

435 MABEZA, HENRY CACHO

436 MACARAIG, ASISCLO AGUILA

437 MACAS, FRANCISCO SALOPADO

438 MACATIGGAY, MARLO MARAGGUN

439 MACIAS, ALICIA SOLIS

440 MACUNAT, JEAN DE JESUS

441 MADARANG, FARINA PARAS

442 MADAYAG, JOSE JR., ARAQUEL

443 MADRIGAL, REYNALDO LAPARAN

444 MAGAT, DIANE KRISTIN SANTIAGO

445 MAGCALAS, GINA CHAN

446 MAGCANLAS, FERNANDO DELA CRUZ

447 MAGCANLAS, ROSE FAUNI

448 MAGSAMBOL, ROEL COSICO

449 MAGTOTO, ADELAIDA ALGIRE

450 MALALAY, QUIRICO SUMAMPONG

451 MALASMAS, RESSILYN RIVERA

452 MALCO, JOSEPHINE TAN

453 MALICDEM, CRISCELLA LATONERO

454 MALTO, JESSIE CASTILLA

455 MANGUBAT, ADONIRAM DACUMOS

456 MANGUERA, ANNABEL IGNACIO

457 MANINGO, GARY VILLANUEVA

458 MANUBAY, MICHAEL CASEM

459 MANZANO, GERALD JAVIER

460 MANZANO, VIRGINIA MARIE CARLOS

461 MAPALO, MARIABELLA BILLANO

462 MAPANAO, ALFREDO DE VERA

463 MARCELO, ERNEST ADAMS PALAPAL

464 MARIANO, MICHAEL STEPHEN PASCUAL

465 MARQUEZ, GERALYN DAVID

466 MARQUEZ, RAYMOND RODEL PARAS

467 MAUNES, DELIA SUMO

468 MEDINA, JUDITH GERALDINE ALINDOGAN

469 MEDINA-CUE, MARY ANN SURATOS

470 MEDRANA, JOHN RICHARD LAUYAN

471 MEJIA, ARTHUR CALIGAYAHAN

472 MELLA, YNOCENCIO RAMEL RANOSA

473 MELLIZA, MARILYN SANTIAGO

474 MENDAME, JUANITO OCAMPO

475 MENDANIA, FRUMENCIO ESCOLANO

476 MERCADO, GILBERT MALLARI

477 MERCED, ROMEWALDO, JR., BALEROS

478 MESINA, MARIA LUZ ANGELES

479 MESINA, RODEL YALUNG

480 MESINA, ROMEL YALUNG

481 MICHAUD, EVELYN PANGUE

482 MIRANDA, JESSIE REFRE

483 MIRANDA, NICOLAS MENDOZA

484 MISOLA, ERIC REYES

485 MOJARES, NOEMI LACDAO

486 MONTECLARO, REY ECLAR

487 MONTINO, LUIBEE BIBAOCO

488 NAVARRETE, JERRY MIRANDA

489 NAVOA, NANETTE PAÑO

490 NG, FELICIDAD LIM

491 NOBLE, JOSE GERARDO SARTE

492 NOBLEFRANCA, REUEL PALAGAM

493 NONATO, ALFONSO TAN

494 NORTE, LILIA QUILBIO

495 NUNAG, CRISTINA BONDOC

496 OBERIO, JEANETTE TAÑALES

497 OCAMPO, EDUARDO DAVID

498 ODOÑO, ERMA BRUSOLA

499 OLAN, GILBERT EDILLOR

500 OLAN, ROSALIE GANZON

501 OLANDAG, PAULITA LABAJO

502 OMBINA, ETHEL ALFAFARA

503 ONG VAÑO, ELEUTERIO PIL

504 ONGKIKO, MARIA LOURDES LINAO

505 ORENCIA, ADELA MAGDA

506 ORILLANO, SHEILA BOCARILE

507 ORTEGA, RANULFO TUMULAK

508 ORTIZ, JOHN MEMITA

509 OSEA, RYAN TEMPLONUEVO

510 OSMEÑA, ANTONIO RAMON VELOSO

511 OSMEÑA, IAN ANTHONY TIENGO

512 OTERO, ABRAHAM JR., PONCE

513 PABLO, WILFREDO RIVERA

514 PALIMA, STEVE VELOSO

515 PALO, RIONELL ANICETE

516 PALOYO, SHEILA MARIE ALBASETE

517 PAMA, AHMED CATUNAO

518 PANGANIBAN, JYSS ALMA LASPIÑAS

519 PANGANIBAN, LALAINE BARACAEL

520 PANGANIBAN, MIGUELA PASIA

521 PANINGBATAN, MARK LESTER MAUHAY

522 PANONG, FELIX SUNDER TAN

523 PAREDES, RUTH INTING

524 PAREJAS, EVANGELINE CRUZ

525 PARREÑO, GLENA EUROPA

526 PARREÑO, LIZA ELSIE EUROPA

527 PARREÑO-JOVERO, LEAH THERESA EUROPA

528 PASICULAN, FRANCISCO, JR., DESTURA

529 PATAG, CARISSA JUNIO

530 PATRIMONIO, DINAH PEREZ

531 PATRON, CATALINO JR., UMALI

532 PAYUMO, PETER REYES

533 PAYUMO, WILMA GAY URBIZTONDO

534 PEKSON, ALFREDO DUNGCA

535 PELAEZ, PAZ JOSEFINA BLANCAFLOR

536 PELIÑO, MANUELA MONDIGO

537 PELLE, TEOFILO MOJICA

538 PEÑA, J. ANTHONY BASA

539 PEÑA, RONALD PEREZ

540 PEÑALOSA, MIGUEL KIUNISALA

541 PERALES, RICARDO VILLAVICENCIO

542 PERALTA, JOEMEL MAGADIA

543 PEREZ, ERNESTO II CREENCIA

544 PEREZ, ISABELO JR., REYES

545 PEREZ, JOEL RAMOS

546 PEREZ, KATHERINA MAYUGA

547 PERJES, LINA VALDES

548 PIEDAD, EDILBERTO MARQUEZ

549 PINTACASI, LORNA ORBASE

550 PLAZA, AMPARO LLANES

551 PLAZA, SAMSON DEL PILAR

552 PONGASE, ANICETA ARAÑAS

553 PONTAY, ANDALICIO JR., ARELLA

554 POSADAS, ARLENE IFURUNG

555 PRIELA, JOSE JR., ORBITA

556 PRINCIPE, MARIA KORRINA MIRANDA

557 PRUDENTE, JOHN REY MANEJAR

558 PULUMBARIT, RENWICK CHAN

559 PUNO, MARY ANN SANTA CRUZ

560 QUE, CYNTHIA OCAMPO

561 QUIJANO, JUVILYN GABONADA

562 QUINDOZA, JAVIER PEÑAFLOR

563 QUITALIG, ARTURO DEL PILAR

564 QUITO, MARIBI CORIA

565 RABOR, ROY CABAÑERO

566 RACPAN, AMADOR AMOR

567 RALOTA, REY LEGASPI

568 RAMIREZ, PAUL VINCENT BONGUYAN

569 RAMOS, EMERITO FELICIANO

570 RAQUEL, JESSIE MONTARDE

571 RAYMUNDO, EUGENIA HENSON

572 REAL, VIRGINIA REYES

573 REBURIANO, NANCY CAMACHO

574 REGALADO, JESSIELY LAGUERDER

575 REYES, ALICIA VERGIL RARANG

576 REYES, FERNANDO REYES

577 REYES, JOANNE ROSCA

578 REYNES, CHERRYL BERAME

579 RI, CHERRY TEN

580 RIGOR, JOSE FROILAN TRASPE

581 ROA, ALBERTO PURUGGANAN

582 ROBLES, ARNULFO ALTAVANO

583 ROJAS, VIVENCIO JR., SOSING

584 ROMANO, ROMAN ALLID

585 RONQUILLO, CHESTER AYCKE MAPPANG

586 RONQUILLO, FELIZA MAPPANG

587 ROSEL, NESTORIA DIME

588 ROSITA,EMILIANO LAQUI

589 ROXAS, ARTURO CASTRO

590 ROXAS, REBEKAH TAN

591 RUBIANO, ALEXANDER RUBIO

592 RUBIO, NORILEEN MIRA

593 RUIZ, JOSEPHINE GARCIA

594 RUZ, JAN EDMOND YNCIERTO

595 SAAVEDRA, ELIAS ZAFRA

596 SAAVEDRA, JESSICA BACARO

597 SAIT, JOSE FEBRERA

598 SAJONIA, ARMI MARIA SARIGUMBA

599 SALANGA, SYLVIA ALVIAR

600 SALARES, APOLINARIO JR.,HINGPIT

601 SALARES, REMEDIOS MILLOR

602 SALAZAR, LINAFLOR BADILLO

603 SALAZAR, MANLEY GARONG

604 SALES, MARIA FLODETTE OLILA

605 SALIDO, SELFA CANDOR

606 SALUDO, GIOVANNI TAPAYAN

607 SALUMBIDES, JOSE VILLAVERDE

608 SALVADOR, PEARCY JOY TARRAZONA

609 SAN ANDRES JR., ALFREDO PAZ

610 SAN LUIS, MARIE-ROSE FRANCES ALMAZAN

611 SANCHEZ, JOSELITO CUENCA

612 SANCIANO, REYNALDO ARO

613 SANDAGON, EDWIN GATDULA

614 SANDICO, MARIA JUDITH ZENAROSA

615 SANGLAP, DAVID DAKITA

616 SANTIAGO, LAUREN TRICIA DE OLAZO

617 SANTIAGO, SOLEDAD BEATRIZ GUINGONA

618 SANTILLAN, LUZVIMINDA HORLADOR

619 SANTOS, ANA VIDA VILLEGAS

620 SANTOS, ERLINDA ABANES

621 SANTOS, JOELYNN MARIE HECHANOVA

622 SANTOS, MARILOU TANIEGRA

623 SARIA, REGINA JEAN VISAYA

624 SARMIENTO, DELIA SAN MIGUEL

625 SARMIENTO, JOSE GRAVADOR

626 SARPAMONES, VICTORIANO PESCONES

627 SARTE, CYNTHIA CORDERO

628 SAUNAR, MERCEDES GAPIT

629 SAW, DORINDA SANTIAGO

630 SEDERIOSA, MARIA ANGELICA EMPHASIS

631 SEGARRA, TITO SAYENGA

632 SEGUERRA, ARMANDO OLETA

633 SEGUERRA, SONIA ABAJA

634 SEMBRANO, ARSENIA BUSTOS

635 SENO, MYRNA DUMON

636 SERRANO, ARABELLA MELLA

637 SERRANO, LUDIVICA ALBERTO

638 SIBAL, MAGDALENA CRISOSTOMO

639 SIBONGA, ALMA PENAYES

640 SICAT, REDENCION RODIL

641 SINGSON, GERONIMO ANTONIO BOTUYAN

642 SISON, GENER REYES

643 SISON, NORMAN ACAYAN

644 SO, MARICLAIRE BURCE

645 SOLLESTRE, SHERYL MELITON

646 SONGCAL, SANDEE RALOTA

647 SONGCAL, SKYLAR LUMAPAS

648 SORIANO, AMALIA ALFON

649 SORIANO, ARMILYN PITAO

650 STA. MARIA STEPHANIE MENDOZA

651 STA. TERESA, HENRY FILOTEO

652 SUAREZ, ROMMEL JOSE GUZMAN

653 SUAREZ, VICTORIA DIZON

654 SUGANO, EILEEN ONG

655 SUN, ROWENA TANCHICO

656 SY, CHRISTOPHER ALVITE

657 TABARES, VENUS VERGARA

658 TABLAC, RYAN CALPOTURA

659 TABLIZO, ANTHONY GUERRERO

660 TAGLE, CAESAR AUGUSTO GUZMAN

661 TAMAYO, DEVORALYN LOPEZ

662 TAN, BERNARD TIU

663 TAN, ELIZABETH ANNE HERRERA

664 TAN, EVELYN CARILLO

665 TAN, FELIX NG

666 TAN, JAMES ALEKHINE YAP

667 TAN, SONNY LEE

668 TANDOC, ARCELI JULIET PLACIDO

669 TANEO, MARIA PAMELA CADUNGOG

670 TEMBLOR, BARBARA MAY ROMARATE

671 TEMBLOR, FLORIDO JR,. MACASOHOL

672 TESORIO, VIOLETA ESTANISLAO

673 TIBURCIO, MARIA EDNA SANTOS

674 TIMBANG, GEORGE CATRAL

675 TINAMPAY, J. ALBERT ROCHA

676 TINIO, MARIA TERESA DARIO

677 TIOMICO, GEORGINA GARCIA

678 TOCO, TERESO LAPLANA

679 TOLENTINO, NESTOR LEUS

680 TOLOSA, ROGER, JR., FRANCHE

681 TOREFIEL, CHARITO GEMPESAO

682 TORMES, EFREN LUARES

683 TORRALBA, NORMA WILSON

684 TORRES, GUIDO MA. DIMAANO

685 TRAJANO, JOCELYN GODOY

686 TRINIDAD, JOANNIE PEREZ

687 TUBAT, RENATO OCAMPO

688 TUCAY, RAUL RIMANDO

689 UMALI, JOSE ISAAC

690 URSOS, JONATHAN VILLAFLOR

691 UY CANA, NICK ONG

692 UY, CAROLINA GOLENDO

693 VALBUENA, SALVADOR TANDA

694 VALDERIA, TEODORO VARDELEON

695 VALDEZ, CELESTINO, JR., SADORRA

696 VALENZUELA, THERESITA PEREZ

697 VALLEJO, FERNANDO REY NONES

698 VEA, KILLIAN REYEG

699 VELASQUEZ, CHRISTOPHER BAYHON

700 VELEZ, JOSE LIMLINGAN

701 VELOSO, HERMES MADROÑO

702 VENTURA, FELIPE MARIANO

703 VILLACAMPA, LILA PAESTE

704 VILLAMOR, CHRISTIAN CASAMBROS

705 VILLANUEVA, JULIETA HINOLAN

706 VILLANUEVA, MARIA JESUSA ANDAYA

707 VILLANUEVA, RENATO MENGUIN

708 VILLANUEVA, REYNALDO OTERO

709 VILLANUEVA, ROMUALDO BUENAVIDES

710 VILLARTA, MILAGROS ISIDRO

711 VILLARUEL, HUMER TAASAN

712 VILLAVER, YOLANDA ADORABLE

713 VILORIA, RUDRICH PACALDA

714 VIRAY, VIRGINIA BUZETA

715 WEILL, ISIDORO JR., VALLEGA

716 WENCESLAO, DELFIN ANGELO CHUA

717 WIESNER, MA. ISABEL DEBBIE DELA CRUZ

718 WONG DE LEON, VALERIE CHARMIAN UY

719 YABUT, RONALD MORELLA

720 YANG-LIM, RACHEL UY

721 YAO, TERENCE KHO

722 YAP, CHARLIE PASTOR

723 YAP, ELIEZER CORONEL

724 YAP, JULIA TE

725 YAP, MARIAN SOLON

726 YAP, WEALTHYNEIL CRISTOBAL

727 YBALLE, FLORVINCENT DIMOL

728 YBIERNAS, MYRNA CABRERA

729 YEE CONCEPCION, BENJAMIN JR., CHIU

730 YRIARTE, EMILY OJEDA

731 YU, ARLENE MA. MILAGROS NAJARRO

732 YU, CLARENCE SEE

733 YU, JOEL JAZARENO

734 YU, LORELI SEMBLANTE

735 YU, VIRGILIO TAN

736 YULO, MARRIANA HENARES

737 YUQUICO, RYAN CHUA

738 ZAMORA, KRISTINE JOY ALVAREZ

739 ZERRUDO, FELIX CESAR LONDRES

740 ZULUETA, GENARO MANAPAT

*************************

Upon evaluation of the documents submitted in support of their respective applications, the Board found that the above-named applicants had met all the qualifications set forth in the aforementioned Act and Rules

WHEREFORE, the Board RESOLVES, as it is hereby RESOLVED, to allow the registration to the Roster of Professionals of the above-named applicants as Real Estate Consultants, Appraisers and Brokers. After approval hereof by the Commission and upon payment of the prescribed fees therefore, let their respective Certificates of Registration and Professional Identification Cards be issued thereto after they shall have taken their respective oaths as professionals.

Done in the City of Manila, this 22nd day of March 2011.

(orig. signed)

EDUARDO G. ONG

Chairman

(orig. signed)                                                        (orig. signed)

RAMON C.F. CUERVO III                              BANSAN C. CHOA

Member                                                                Member

(orig. signed)                                                      (orig. signed)

RAFAEL M. FAJARDO                                    FLORENCIO C. DINO II

Member                                                                 Member

ATTESTED BY:

(orig. signed)

CARLOS G. ALMELOR

Secretary, Professional Regulatory Boards

APPROVED:

(orig. signed)

TERESITA R. MANZALA

Chairperson

(orig. signed)                                                 (orig. signed)

ALFREDO Y. PO                                           JENNIFER JARDIN- MANALILI

Commissioner                                             Commissioner

PRB-RES

TRM/AYP/JJM /EGO/RCFC/BCC/RMF/FCD/CGA/SVO/lhet/betH

PRBRES resolutions

If you have already filed your application for registration without examination, and are wondering if your application has already been approved, here’s a complete list of all the PRBRES resolutions to date from the PRC website so you can check for yourself.

• Resolution No. 1 (series of 2011) – http://www.prc.gov.ph/articles.asp?sid=4&aid=3988
• Resolution No. 2 (series of 2011) – http://www.prc.gov.ph/articles.asp?sid=4&aid=4005
• Resolution No. 3 (series of 2011) – http://www.prc.gov.ph/articles.asp?sid=4&aid=4013
• Resolution No. 5 (series of 2011) - http://www.prc.gov.ph/articles.asp?sid=4&aid=4057

(For those who might be wondering, Resolution No. 4 (series of 2011) was about the Table of Specifications of the real estate brokers exam held last March 27, 2011)

If you are unable to access the links above for whatever reason, you may alternately view the PRBRES resolutions directly below. These are also from the PRC website.

• PRBRES Resolution No. 1 (Series of 2011)
• PRBRES Resolution No. 2 (Series of 2011)
• PRBRES Resolution No. 3 (Series of 2011)
• PRBRES Resolution No. 5 (Series of 2011)

Real estate brokers exam results March 2011

In related news, a lot of people have been asking me “When will the March 2011 real estate brokers exam results be released?” I’ve heard the exam results should be available in 10 days as mentioned in the RESA law IRR, although some said it can be earlier. Let’s just wait for it.

*Update – Real estate brokers board exam results for March 2011 released!

Rest assured, once I get any updates about the March 2011 real estate brokers exam results, I will post them here as well.

By the way, If you are wondering why I often post updates about the real estate brokers exam, it’s because a lot of real estate investors I know who are not yet licensed brokers, actually took the licensure exam.

Being a licensed broker is undoubtedly a big advantage when it comes to real estate investing, although it is not required for one to succeed.

Anyway, good luck to all who took the real estate brokers exam!

Jay Castillo

Real Estate Investor

DTI Real Estate Broker License #: 20056 (PRC registration number to follow)
Blog: http://www.foreclosurephilippines.com
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Text by Jay Castillo and Cherry Castillo. Copyright © 2011 All rights reserved.

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Have you seen the low interest home loans being offered by a few banks out there lately? Several months ago, the lowest home loan rate I have seen was 5.99% per year. Now, it is even lower at 5.75% (turns out 5.88% is no longer the lowest home loan rate available). Personally, I believe these are the best home loan rates I have ever seen in my lifetime. This even beats the 6.0% interest rate offered by the GSIS before.

This sounds tempting , not just for real estate investors, but also for home buyers.

But wait, before you apply for a home loan, you need to know that the low interest rate is fixed only for a year and can be quite risky…

Lower home loan rates mean…

Before I discuss the risks, let me first focus on the positive. Obviously, the biggest impact of having a low interest rate on your home loan would be a significant drop in the monthly amortization payments.

Let’s say you are going to buy a foreclosed property and the loan amount is Php2,000,000. If we use the usual 12% as the annual interest rate, at 10 years to pay, that would mean a monthly amortization of Php28, 694.18. (I used this site’s free mortgage calculator which can be found here: Real Estate Mortgage Calculator).

In contrast, if we used an interest rate of 5.88%, using the same loan parameters above, the resulting monthly amortization would be just Php22,083.76. This means a discount of Php6,610.42 per month in monthly amortization payments.

The savings in monthly payments is quite significant right? Imagine if you had several rental properties. This could translate to more positive cashflow.

In addition, I checked one of the banks that offer these low interest rates, and found out that the same rate is also applicable if one wants to refinance a home loan. I was surprised because I was expecting different home loan refinance rates.

This could be useful for real estate investors who want to get some cash out of their equity through refinancing, provided they are in good standing. I guess getting a new home loan for people with bad credit is out of the question.

Here’s the fine print

As with most things, there’s a fine print. In this case, the low interest rate is only fixed for the first year, and is subject to yearly repricing thereafter. This means that after the first year, one is at the mercy of interest rate fluctuations.

What if there was another financial crisis (knock on wood), and interest rates suddenly went up?! If that happens, there would be an increase in the interest rate to be used come repricing time, and would result in a corresponding increase in the monthly amortization payments.

By the way, some banks also offer some form of rate protection where the increase of the interest rate is limited to 2%. This is similar to the practice of Pag-IBIG. However, if one chose the option to have the interest rate fixed for only a year, it’s possible that the interest rate will be increased yearly right?

Scenarios

If you are a real estate investor and have rental properties purchased through home loans, the increase in monthly amortization payments can turn a nice positive cashflow generating property into one that is negatively geared, which is like a money pit. It can swallow up all of your money.

Raising rents can only work up to a certain extent and may not be enough, especially if a property is covered by the rent control law. Besides, market forces dictate rental rates and increasing it might drive tenants away, making the situation worse.

The same applies to non-investors. Unless one’s source of income, which is usually just one’s salary, more than covers any sudden increase in the monthly amortization payments, he is in danger of defaulting on his mortgage loan payments. A salary increase would help, but usually the opposite happens.

This can even lead to foreclosure down the road. In such harsh economic conditions during a financial crisis, my tips to avoid foreclosure may offer little help.

Nevertheless, I believe that the scenarios described above can be easily avoided by simply going for fixed interest rates.

Why go for fixed interest rates?

I believe that the proactive thing to do would be to go for fixed interest rates for the longest term possible. This eliminates the risk of being subject to sudden interest rate fluctuations, all throughout the loan term.

Sure, the interest rates usually become higher, the longer they are fixed, but at least, you are protected just in case prevailing interest rates shoot up due to economic conditions.

Anyway, If you are really concerned about the higher fixed interest rates for longer terms, my suggestion would be to have something in the middle, let’s say 5 years for example, provided you are prepared to have the loan fully paid before the end of the 5th year, if needed.

This seems to be a more balanced approach as you still get protection, but interest rate at the start should not be too high.

What the heck, if you believe you can pay in full for a property in one year, then by all means, go for the lowest home loan rate you can find, even if it is just fixed for a year.

My point is simple, I suggest going for a fixed interest rate, with the longest term possible, so that at the very least, you will have enough time to pay-off the home loan to avoid any repricing, if interest rates really do go up.

This will help minimize your risks, and have peace of mind, which I believe is priceless.

Happy investing!

To our success and financial freedom!

Jay Castillo
Real Estate Investor
Real Estate Broker License #: 20056
Blog: http://www.foreclosurephilippines.com
Follow me in Twitter: http://twitter.com/jay_castillo
Find us in Facebook: Foreclosure Investing Philippines facebook page

Text by Jay Castillo and Cherry Castillo. Copyright © 2011 All rights reserved.

PS. I will be a facilitator at the Think Rich Pinoy Seminar on February 26, 2011, and I hope to see you there. Click here to learn more about the seminar!

PPS. Don’t be the last to know, subscribe to e-mail alerts and get notified of new listings of bank foreclosed properties, public auction schedules, and real estate investing tips. Mailbox getting full? Subscribe through my RSS Feed instead!

Low home loan rates – what you need to know before it’s too late is a post from: Foreclosure Investing Philippines

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*Last updated on January 1, 2011, 11:00am

As 2010 comes to an end, I can’t help but look back and list down just some of the most significant and sometimes painful lessons I personally learned during the past year.

I hope these lessons would help us all move forward in 2011.

Top 20 lessons learned for 2010

1. Real estate investing should be fun

If it ain’t, then there’s a problem somewhere. Find it, and correct it fast, before you lose interest or get burned out.

2. Real estate investing should be treated as a business.

The whole process of real estate investing should be defined, streamlined, and be made into a system, and then maybe it can become a business in the true sense as described in the book “The E-Myth Revisited” by Michael Gerber. We tried to do this but someone told us top drop it and just focus on making deals. Yeah right, words of wisdom indeed (If you don’t notice it, I’m being sarcastic)!

3. Always deal with the decision maker.

Yes, we already know this for buyers, but I learned how important this was with sellers as well.  Imagine how you would feel if you had a buyer for a property and the seller backs out just as your buyer is about to pay? Imagine how you would feel if this happened twice?! Ouch!

4. It is easier working with banks than with individual sellers

Unless the individual seller is really motivated, I would rather get my deals from banks. So I guess the key lies in finding really motivated sellers.

5. Don’t let “things” distract you from the goal.

Yes, real estate investing is a numbers game, but who cares if you always meet to discuss progress reports and some numbers but never close any deal? It’s like being efficient but ineffective.

6. A lot of things are better outsourced.

It is really better to outsource and delegate some things to people who can do it better than you, even if you need to pay a premium. The time that you free up for you to do more important things through outsourcing  is well worth it.

7. Focus on your strengths.

It would be pointless to exert too much time and effort to do something you are not good at. Learn to outsource or delegate, see above! Focus not only on what you are good at, you also need to focus on the highest and best use of your time.

8. If it aint broke, don’t fix it, but if it is, by all means, fix it!

If something does not work, or takes a heavy toll on you, your family, your health, (sounds like being back in the rat race), etc, do something to fix it!

9. Follow your instincts.

Remain to be optimistic and open minded but also learn to trust your gut feel, and read between the lines. I will listen more to my wife’s “women’s intuition”.

10. Always be humble…

And yet do things that you can be proud of. This is kinda hard to explain, but based on observations, I can assure you all that this is very true. Stay away from those self-proclaimed gurus! Consider yourself warned!

11. Be proactive!

We always have a choice, believe it or not! We are responsible!

12. Learn to say no or Thanks, but no thanks!

We always have a choice, see above! It is up to us to make that choice, and just say no!

13. Integrity is an all or nothing deal.

It is either you have it or you don’t. Act with it integrity at all times  or lose it. Walk the talk because talk is cheap, and people will know.

14. When an opportunity comes, and it is the right one for you, grab it!

As long as it is neither illegal, nor immoral, nor unethical, go for it! It can snowball into a series of advantages and lead to even more opportunities.

15. Always do your due diligence, even with people.

Checking with the NBI might seem overkill, but at times it is necessary.

16. Ready-Fire-Aim can be confused with Fire-Aim.

Don’t ever forget  that you still need to get Ready before you Fire! Yes, Ready-Aim-Fire has become Ready-Fire-Aim for a lot of people, but in both cases, one still has to get “Ready”! “Think before you act”. “Look before you leap”.

17. The end does not justify the means.

This may sound like common sense but I have observed that common sense is not so common after all.

Rather fail with honor than succeed by fraud. – Sophocles

18. You cannot change people

Don’t ever believe that you can change people, You can try, but you can only do so much. However,  you always have a choice (see # 11) and you can choose to avoid people who don’t want to change. In the end, what you can do is change yourself and what you do.

19. Don’t be too hard on yourself and others.

Believe it or not, most people did the best they could at that particular point in time. I was reminded of this during one of Bo Sanchez‘ talks during The Feast at the PICC.

20. Always remember the Golden Rule.

After all, what goes around comes around.

For in the same way you judge others, you will be judged, and with the measure you use, it will be measured to you. ~ Matthew 7:2 New International Version

Now this is a different kind of Golden Rule...

Sigh, such a long list, and yet there are more. But this should do for now. I hope this helps other real estate investors out there to have an even more successful 2011.

Of course, there are also so many things to be thankful for in 2010, and these will be covered in another post. In the meantime…

I wish you all a Happy and Prosperous New Year!!!

To our success and financial freedom!

Jay Castillo
Real Estate Investor
Real Estate Broker License #: 20056
Blog: http://www.foreclosurephilippines.com
Follow me in Twitter: http://twitter.com/jay_castillo
Find us in Facebook: Foreclosure Investing Philippines facebook page

Text by Jay Castillo and Cherry Castillo. Copyright © 2010 All rights reserved.

PS. Don’t be the last to know, subscribe to e-mail alerts and get notified of new listings of bank foreclosed properties, public auction schedules, and real estate investing tips. Mailbox getting full? Subscribe through my RSS Feed instead!

Photo credit: boklm, on Flickr

Top 20 lessons learned in 2010 is a post from: Foreclosure Investing Philippines