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Getting Started

If you’re a beginner when it comes to investing in foreclosed properties in the Philippines, I’ve got some resources here that can help you get started. Check them out below.

First, an overview of investing in foreclosed assets (video)

Here’s a video overview of investing in foreclosed assets in the Philippines…

Top 5 tips for getting started with foreclosed property investing

Want to get started? Watch this video…

You may also refer to the featured articles below. More articles will be added as they become available. Enjoy your stay and don’t forget to subscribe to email alerts to get notified of new articles, listings of foreclosed properties, and real estate investing tips !

The goal is financial freedom…

But we also need financial literacy!

All About Foreclosed Real Estate Investing

Afraid of taxes? Don’t be! These articles about real estate taxation should help.

Philippine Laws that apply to real estate

Real Estate Contracts

“Sharpen the saw” with these upcoming seminars

Get your feet wet with the latest listings of foreclosed properties

This page is a work in progress…

If you didn’t find what you were looking for, just leave a comment below to suggest a topic.


Do you want to start investing in foreclosed properties? Subscribe now and keep yourself updated with foreclosure listings, public auction schedules, and real estate investing tips!

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97 thoughts on “Getting Started”

    • Hi Jay, all the prices indicated are the actual selling price (pero siyempre may additional taxes and fees pag bumili ng property).

    • The two videos on this page are in english, they even have closed captions in english.

      Are you referring to the videos for Pag-IBIG updates? Those are in tagalog, but english closed captions are also available.

  1. Good morning po just asking kng saan pwude malaman kng sino ang nkabili ng lupa galing sa planters bank, kc po sa registry of deeds sa bangko pa rin nka pangalan yng title,pero po ng i verity ko po sa bangko wla na po sa knila,saan ko pa po ba pwude ma trace.tnx po

  2. Hi po ako po ay nangungupahan since january 30 po dito sa bahay at nalaman ko po na foreclosed na po pala ito ngayon sinabi kopo sa may ari na matagal na po palang foreclosed to bahay nila ei gusto nako paalisin dito ano po dapat ko gawin kase pinapaalis kami ei di na sa kanila tong bahay at halos 10months po kami nagbabayad ng upa ei foreclosed properties napo pala ito ngayon pinapaalis kami ei cla nag lagay samin dito sa bahay nila na foreclosed na gusto po nila umalis na kami nilalakad nadaw po ng anak niya yung bahay salamat po sa mag aadvice ng gagawin ko

  3. Good day po,, itanong ko po sana kung paano aq makakakuha ng assistance ng pag-ibig financing kung married ako, yet separated na kame for 14yrs, but not legally separated po, i can consider it abandonment na kse there is no communication between us na for 14 years. Ano po ang solution sa problem ko. Thanks!

  4. Hi Sir Jay, just want to personally thank you. I have come across your video interview on youtube which you mentioned about the book think rich pinoy. Had I not come across that video, I would not have gained context on how the rich dad poor dad concept can be applied in a filipino setting. Just completed the book tonight and hopefully next step would be to get enrolled in one of your classes. Thank you again Sir Jay.

  5. Hi sir, I have a question, kung may bahay na po ako hinuhulugan sa pagibig, can I still avail foreclose property thru pagibig din po? Thank you and more power po..

  6. Helo po Sir JAY Castillo sa tingin ko po matutulungan nyo po ako sa questions ko, Sir pano po pala patakaran ng lupa na 1982 na na award na po ni Marcos may certificate po mismong hawak bilang katunayan, ngaun po may ibang tao po na naglakad pinatitlelan po nila under sa name nila ngayon pinaalis po ang pinakamay ari at lumabas na di sila ang may ari, ngayon po inilaban ng pinqkqmay ari na may hawak ng certification galing kay marc os sa madaling salita natalo po ang taong nameke ng title name naglabas napo ang kataasang hukuman ng sulat at dinala na po sa province dun mismo sa lugar nong lupa. Ang sabi po ng LRA naka pinlock wala n daw maka agaw anu po ang pinlock?na sir ang tanong ko po
    1. anu na po ang susunod na STEP TO STEP process nito sir kc ang may ari ay pabalik m dto sa manila para iprocess na ang pag papa land title under mismo sa name
    2.Anu anu pa po ang pag gagastusan namin mga magkano pa kayaang ihandang pera ngayong sabi ng LRA parelease na ang pinaka title
    3. May kinalaman pa po ang Bir dto?may mga babayran po ba sa kanilang taxes?
    4. At bago marelease sir ang pinakatitle mag kano po ang gagastusin may mga babayaran pabang per square meter?
    Maraming salamat po Sir JAY CASTILLO marami po kayong natutulungan sometimes small things means a lot ❤

  7. Hi Mr. Jay Castillo. Sir paano po kung ayaw umalis ng mga nkatira dun sa nbyran ng 20% down payment saa foreclosed ng bhay?

    • Hi Glady, sorry sa late reply. Ang una mong pwedeng gawin ay makipagusap sa occupant, pero mag ingat kayo dahil baka hostile sila.

      Pag okay sila makipagusap, tanong niyo kung ano kailangan nila para umalis. Kung pera, dapat kaliwaan, at may kasulatan.

      Siyempre, dapat tulungan kayo nung bank na nagbenta nung foreclosed property sa inyo.

      Last resort, makiusap na lang kayo na magkasolian na lang ng pera

  8. Dear Sir Allan and Sir Jay,

    A blessed Holy Week. I, Isaac Navarra an OFW here in UAE. I am aiming to do real estate business in the Philippines for good thus I dont like to be an OFW who worked so long without any ipon/savings and investments.

    May I please ask is it still possible to enroll to Sir Jay’s Training for foreclosure properties? It has been 3 months ago when I attended the webinar. At that time I still have obligations to pay which is the reason i was not able to enroll for the training offered. I would like to inquire if i is still possible to enroll to this course? I would also ask if I still can get the VIP offers which was mentioned on the training of Sir Jay? However my bad I forgot the VIP code which was given by Sir Jay to acquire the benefits and discounts Si Jay offered during the webinar.

    I hope I can still have this training and I hope I can catch up. With this training it would bless me and my family to provide our needs, to be stable, and grow in the long run.

    Thank you and God bless

  9. Hello Sir,
    I have read Robert Kiyosaki’s books, Rich Dad Poor Dad. It really is inspiring that it changed my mindset, as well as, reading your blog. I am thinking to attend the Think Rich Pinoy seminars but I do not know when the next seminar will be. The website only shows the previous seminars held. Do you have contact or information how and when the next seminars? I am very interested to join. Thanks a lot.

  10. hello sir Jay, your site is amazing. I’m currently living in the U.S. but looking for a small townhouse in Q.C. for my parents. i hope to learn more in your site, and i just came across it now. im reading up on your unbiased views. quick question, since my papers are still processing for my residency and my hubby is a u.s. citizen, do you think it’s not possible for us to avail a bank loan? you see, there’s this agent whom i feel is very hasty in selling and i feel its pretty risky because the requirements are very few (2 IDs only and PDCs)/ whereas the bank would be very thorough in reviewing our requirements for loan. What are your thoughts on this? Your reply would be tremendously appreciated.

    • Thanks for the kind words! So you are coming home as a Filipino Citizen married to US Citizen? If yes, you should still be able to get a loan. It seems what the agent is offering you is in-house financing, not really a mortgage loan (Yes, you are correct, a mortgage loan has more requirements and are carefully evaluated). My suggestion, ask the agent to setup a meeting with the bank to get the exact details.

  11. Interesting piece . I loved the analysis , Does someone know where my assistant can acquire a template Lease To Purchase Option Agreement document to fill in ?

  12. hi sir jay.. I need house and lot foreclosure in country homes in toril, Davao city, not more than 200,000.00 can you help me? tanx God bless you

    • Hi Angel, I highly suggest you look at Pag-IBIG’s listings for Davao. I have their list in queue for publishing this week.

  13. Hello, my name is Jeff. my wife is from Manila area, born and rased. we now live in usa (penna.) we whould like to buy a small lot over there, and finance it and pay on it from here how do we go about this?

  14. Hi, just started reading your site about tax delinquent properties. I have a question with regards to ownership.
    If the property goes up for auction and it is still being paid off to a borrower (eg. A bank). Who owns the property. The bank or the person who paid the property taxes.


  15. Hi Jay, most of the links above are not working, would you know why? I’d like to back-read and learn about real estate. Thanks.

    • Hi JAP,

      Thanks for catching that, it seems the plugin I use to display the articles was disabled during an update. I have re-enabled it and you should now see the links above. Thanks again!

  16. Hi, Sir Jay.

    This is such a very helpful site – like an oasis in a desert. I’ve been wanting to enter into foreclosed property investing since I read Larry Gamboa’s Think Rich Pinoy book and that was like five years ago! The book practically teaches you the step by step process yet I still felt intimidated, felt scared to enter into investing. I would like to have a mentor to guide me through it but I couldn’t find anyone. I felt handicapped, plus, I have only an entry level salary then. Today, foreclosed investing just popped in my mind in the middle of office to-dos, I searched foreclosed property here in our city and bumped into this site which I believe answered all my questions. I read the About You section and I couldn’t help feeling really lucky today. I can’t wait to read all the articles you posted here, you must be the mentor I’ve been praying for. =) The timing couldn’t be any better, my job now equips me more to allocate on my investment fund and I think I am more confident esp that you have generously poured all your expertise on the matter to all the newbies like me. I couldn’t thank you enough, Mentor Jay. =) It’s a long way to go for me, and I know that before it goes better, it could go worse. It has been five years and I am now 26 y.o., this time I want to make it happen. Your site re-ignited my desire to work and get serious with my roadmap to financial freedom. You are heaven-sent! God bless you more and more!

    On to financial freedom!

    Beyond grateful,


  17. gd pm po, me house po kaming gustong bilhin sa cielito homes, nakapangalan po sa cielito homes p ung title at ang bumili eh single pa sya dun pro namatay n po at mdyo matagal na, hindi p din daw npapanotaryo at nasa bank pa ang cancellation..ngrequest cla pro cert. lng binigay..nguguluhan po kmi sa title nya sabi po kc ng tagalakad nmin 2 daw po ang realty nun…panu po namin mauumpisahan ayusin at anung dapat naming gawin buyer at seller po prehas kming walang alam sa pagbili ng property n mdyo mgulu ang title. pls help rose di po ako plaging naka online sana po makausap ko kyo khit sa phone din. ty po tlaga

    • Hi Ms. Rosemarie,

      Napaka-complicated po ng sitwasyon niyo at ng buyer, pero magagagawan naman ng paraan yan, iwas lang po kayo sa mga shortcut na baka lalong makadagdag sa problema.

      Ngayon pa lang nakikita ko na malaki ang babayaran sa estate taxes kung matagal na yan.

      Suggestion ko po mag pa-assist po kayo sa isang title company kagaya ng OMI. Pwede niyo sila tawagan sa 884-1106. Free naman po magpaquote, pakisabi nirefer kayo ni Jay ng Tapos pag usapan niyo ng seller kung paano ang hatian sa gastos.

  18. Hi Jay

    I Want To Buy A Farm From A Bank They Say It Is Consolidated but
    How To Deal If The Lot Is Occupied, And How To Know ?
    Can I Make A Deal With Them To Take Some Of The Lot And Leave The Rest?
    In A Brief I Need An Assistance (Attorney Or Specialist or Such) Do You Know One?

  19. according to the bank, my property is in foreclosing, my problem is i tried negotiating with them to pay it in terms but they want to have the updated amount with interest and legal fees for the foreclosure preceedings to stop. we only have a fixed income monthly and we dont have a bulk money, they are giving us until april only…. may i know what options can you suggests to us, can we also sell our property to pay off the debt and recover our initial expenses and payments…. our property is located is cainta rizal
    its a brand new house constructed last aug 2010 corner lot with modifications and improvements … thanks and more power

  20. Good Afternoon,
    I am trying to locate a real estate attorney in Tacloban City to assist us with a real estate transaction. We own a house and lot near Tacloben City and have a purchase agreement with a buyer but need assistance with the sale. Any contacts or information would be greatly appreciated.

    Sincerely, James Callahan

  21. Hi Jay,
    …continuation. Na-enter ko agad kaya putol ang message. Ang Term sa bank ay 15 yrs at 12mos ng nagbabayad ang owner. P2.6M ang agreed price & 5% commission will go to the broker. Will greatly appreciate your help.

    PS: Paano pala ang contract between the buyer and seller.

    Thanks a lot & more power!
    God bless You.

  22. Hi Jay,
    Thanks to you and your great website. I think you’re a Master in Real Estate considering the all helpful info you’ve been sharing on this site. I would like to ask about re-selling a property with assume balance, that is under a bank financing scheme. Nalilito kasi ako sa pricing at profit/cash na dapat makuha ng owner/seller mula sa buyer. For example, nabili ng owner ang isang condo unit na studio for P2M with a DP of 20% & 80% thru bank financing. Nabayaran na ng owner ang Misc charges of 5% ng P2M at nagbabayad na rin sa bank ng P15k/mo. gusto nyang ibenta ng P2.6M. A

  23. Hi I just want to know what is the BIR threshold for Vat exemption for lease of commercial lots, commercial space or commercial buildings?


  24. Hi To All Of The Family of!!!

    Very Nice blog indeed with a very good sharing of Knowledge and Wisdom. I also can see that you are not only giving information on how to invest in foreclose properties but also you advocate the importance of financial literacy which is the most and single pre-requisite thing you need in everyday investing of your own money.

    Keep up the good work,
    Your real estate agent for Baguio

  25. Hi Sir Jay,

    Thanks for these colossal information that you have here. Very informative.

    I just like to know the legalities regarding resettlement areas. Is it true that only 1 land title is allowed for all Filipinos in Dasmariñas City and GMA, Cavite? Or maybe it is for Tax Declaration cases only. If the land has a title already, can I acquire as many as I can?

    Thanks in advance.


  26. Sir,/Mam, Good AM. BFS. Bother po ako ni Ms. Angela Robledo-Muir with SPA sa transactions sa BFS regarding the Release of Title. Property Lot located at Block. 408, Lot 9, Galaxy St., Phase 4, Loma de Gato, Marilao, Bulacan. Gusto ko po sana malaman kung ano at saan po ang dahilan ng napaka-haba at napaka-tagal na pag processo ng “TITLE for RELEASE” .? Sometime December. 2, 2009 ay FULLY PAID napo ang Sps. Christopher A.Muir and Angelina R. Muir with Account No. 002449297 amounting to Php438,900.00 sa pagka-bayad at pagka-bili sa foreclosed property (Agnes Lazaro the original Borrower). Ang sabi noong una ay matatapos ang processo ng papers with in six (6) months at muli as of April 2010, binawi ang nasabi, na ang pagproseso ng papers ay aabutin naraw ng One (1) Year… Maka ilang beses narin po ako nag-FOLLOW-UP sa BFS Office, Gil Puyat, Makati City…and my last day of visit made follow-up on August 31, 2012 and sad to say na WALA parin po resulta “Release of Title” hanggang sa mga araw na ito September 11, 2012. Meron papo ba dapat bayaran bago ma-Release ang Title? kailan po ba ma-Release ang TiTLE.? Salamat po…

  27. sir jay, i need some help or advice..
    im working here in israel, and i want to invest in foreclosed properties.
    but, i dont know where to start. i search ebuenamano, and i already found properties that i like. my question are
    1. what is my first step?
    2. how much money will be needed for that? or my starting money for down payment? by the way, i can only afford monthly terms
    3. how it is possible to deal with the banks because im here in israel?
    thanks in advance.. pls help me sir because i want to have financial freedom someday.
    thanks and more power..

  28. Hi Sir Jay,

    Thank you for making this site. I am learning a lot & I really consider you as my mentor. I am currently working abroad but with the help of this site I was able to get my first property from PNB on installment basis & I consider it as my first success in real state investing. The installment pay will be finished next year & I am hoping to save more here in Malaysia to do more real estate investing when I finish my contract in early 2014. I wish I can meet you someday when I get back home & thank you personally, because of your articles I learned how to save & think of my family’s future. I am not earning that much but I was amazed how motivated & inspired I am to purchase my first property. I hope you wont get tired of helping people. Thank you & God bless…

    • Hi Gideon, I couldn’t help but smile while I was reading your comment! Congratulations on your first successful investment, that should lead to a whole lot more! Yes, it would be great if we can meetup someday, just call me when you are here. Thank you also for sharing and I hope this will also inspire more people to take action. I wish you more blessings and more success! God bless you too!

      • Hi Sir Jay,
        Good day, this is regarding the land I bought from PNB. I am going to be fully paid to PNB by the end of January 2014 but my question is, is it ok if I dont transfer the title yet to my name after full payment & develop the property already? I am thinking that the title transfer may be expensive & may take a chunk of my savings that I will be using to start building the apartment that I am saving for. Will there be no problem if I start building the apartment & just leave the title under PNB? And by not transferring the title to my name will there be any issues in the future?

  29. Hi, i dont have idea in selling properties, i want to be a broker do you have any seminar or can you pls inform me where can take seminar and have exam to be a license broker, tnx and Godbless

    • Hi Gemz, I am about to post an article about the Urban Institute of Real Estate. They are already accepting reservations for their next Comprehensive Real Estate Seminar and Review or CRESR for the 2013 real estate brokers exam (I’m not sure if there will be another one in 2012). I suggest you subscribe to email alerts so you will be notified through email when I publish the article. Cheers!

  30. sir, thank you for making this site. I have a problem though on locating lists of foreclosed properties in SURIGAO DEL SUR. I want to have as many choices as I can so I can find the best property within my financial capacity. please help me…i tried opening each list, i only found a few. i need advise on how to find one within your numerous sources. ty!

  31. Hi Sir,

    Thanks for your very informative website!
    Gusto ko lang inquire, sa dami kase ng articles mejo hindi ko ganun kabilis ma-process =) kung may article po kayo regarding sa mga owners na na foreclose-an ng property, etc.
    yung biyenan ko po ay candidate for foreclosure na yun property, bale may notice to vacate na sila. gusto sana i save yun property pero imposible kase maka acquire ng funds sa maliit na panahon. tanung ko lang po if kakasuhan po ba sila ng bank or ng sheriff? at kung may babayaran din po ba sila (kahit na-sheriff na).

    Sana po matulungan ninyo ako. Salamat po and more power!!!!

    • Thank you Lizet, pasensiya napo at medyo magulo pa ang articles, one of these days gagawa po ako ng maayos na table of contents. Eto po ang article ko about properties facing foreclosure: Kahit matuloy po ang foreclosure, you still have one year to redeem the property. As far as I know, writ of possession lang ang i-e-enforce ng bank through a sheriff. Yung babayaran lang po ay interest and penalties for the loan pero pwede naman po i-waive or reduce yon pag nag negotiate kayo with the bank. Suggestion ko po magnegotiate muna, baka po maayos pa at marestructure yung loan at hindi na umabot sa foreclosure. I hope and pray for the best para sa biyenan niyo. Pakibasa rin po yung article na nabanggit ko, sana po makatulong.

  32. Wow so much info! I wish ‘opening a business in the philippines’ had a site like this!

    Thanks for sharing, been standing right infront of the line and I think I’m just about to make to step through the line and join you guys in investing in foreclosures! Thanks Jay!

  33. Good day Jay, 

    Im totally new into this kind of investing and i must congratulate you for this very informative, inspirational and helpful blog….

    im not sure if youve written about the topic of due diligence for i havent really read all of the articles here. May i request you to write about that topic if there is none yet? Ive read some about it…but can you please give more details about it from the perspective of a novice like me?

    Thank you in advance Jay and more power!!!



    • Consolidated property basically means property ownership has already been transferred to the bank that foreclosed the property. It is better to buy consolidated properties because ownership can already be transferred to you just in case you can already pay in full or if you are going to acquire it through a mortgage contract, which requires that the property ownership is transferred to the buyer before it can be mortgaged. Good luck on your purchase.

  34. Hello Jay, can you please help us with our concern. We are renting one unit along Evangelista Makati for 6 months now and we just requested 1 month extension because we haven’t find place to transfer, management is requiring us to get a key to the building for 1k deposit, told the management we wouldn’t be needing a key because we have a helper and we’ll just ask her to open the door for us, but they said if we will not get a key they will deduct it to our 2 months deposit and will not be refunded anymore? Can the management do that? Also, the reason why we are leaving is because they are not issuing us OR, they even threatened us that they will charge VAT on top of what we have agreed as rental fee when I insisted for an OR. Appreciate you advice in advance. 

  35. Just wanted to know what action you will give to someone claiming a foreclosed property of DBP and started selling this to people. I pretend I don’t know yet but these two guys continue to be offering your property. There were more or less 40 people who had given money in exchange of several lots. I will email you my letter and perhaps scanned copy of the documents available to me now. What email will I used? I need to inform you ASAP.

  36. Hi Jay,

    Good day to you. I have a very motivated seller who is looking to dispose a distressed resort in Tarlac. According to the seller, the property is worth 35 Million + (with developments) but they are willing to settle for less. The property is expected to be forclosed by the bank next year.

    I have already requested for the following docs: Pictures of property, Lay-out map, selling price, Monthly amortization of property, Unpaid balance of property, Status of property (operational or not, income generating- how much)

    As I am a newbie in real estate, I would like to ask for your assistance in determining if this is a worthwhile endeavor and if so, how should we proceed with it.

    Can you help me out?

    Thanks & regards,

    Mark Toquero

    I have already asked for the following docs

  37. Good Day Jay,

    Thank you for sharing your knowledge. I am just starting to get interested in investing specially investing in real estate and your site has truly been a blessing for me.

  38. Nice! This kind of post makes me easy to find your articles (like a table of contents). All are well organized and categorized. Just continue working on it. Thanks a lot!

  39. hello jay,

    i just want to ask you something, sana matulungan mo ako..i am renting a house mag 3 years na. nag start ako ng rent ang bayad lang 2,500 every month for 1 year and half no contract. tapos after 1 year and half biglang nag demand ang may-arifor increase 500 so naginf 3,000 na ngayon ang rent. nag stop ako ng bayad ng 2,500 July pagka August nag pa bayad na sya ng additional 500 para maging 3000. gusto naman nya ngayon feb. mag add ulit sya ng another 1000 para maging 4000. hind naman yata tama ang policy nya. i found out pa na foreclosure pa ang unit nya na nirentahan ko ngayon.

    ano ba dapat ang mga moves na gawin ko? sana matulungan mo ako.

    thank you very much

    have a nice day


  40. Hi mr.jay,
    finally nkaattend din me ng TRP seminar last dec.4, guxto ko pong mtuto about investing but i dont know where to start. I already read a lot of books and action nalang ang kulang, sana may mag guide sken

  41. hi jay,

    this is really a very helpful website you got here. i just finished reading 3 books you mentioned on your ‘be your own CFO’ article when i stumbled on your site. i was already inspired just by reading the 3 books from kiyosaki, sanchez, and gamboa and this site boosted me even more. me and my dad are talking about it and are really planning these carefully. doing most of the books suggestions as well as your site’s. we’ll its different reading and actually doing it so i do hope that when me and my dad are ready to try our first investment, you’ll be able to help me out for some pointers and tips since i’m just a beginner to start my 30 day financial management (goodluck to me ^_^). more power to you, to this site and more financial freedom to you and your family!

    marty ^_^

  42. Hi jay im really happy i found what i am looking like your blogs sharing idea, teaching others to escape from rat race meet like minded people i learned a lot in your website and i am planning to go back there to practice what i learn from you . i got a lot of question in my mind before joining the band wagon hope you will answer me next time i will put my questions baka bumaha kasi kaya paimula lang ito salamat ng marami.

  43. Hello Jay. Very kind of you to share your know-how in real estate. Thank you so much. I am learning here.

    I am interested to become a broker? How and where can I earn the 120 units needed? How does it go? What do I need to do? Advice please. Thanks!

    I have another concern. Can I email you in private? Can you send me your email add? I would really need your expert’s advise. Thanks in advance! 🙂

  44. Hello Mr. Jay,
    Do you know a foreclosed farm with house for sale in Quezon province or in Batangas, about 5,000sq.m up to 1.5 hectares.

    Thanks and hope to hear from you.Annie

  45. Hi jay

    Your posts are very informative! I’m inspired and more motivated to get started. Keep it up!

    Question tho… how do you submit offers to banks? What is the process in submitting offers? I’m not sure if this topic is posted already but i haven’t read one. Hope you can help me.


    • HI Rache,

      Thanks a lot for the kind words! You basically get the offer to purchase form(each bank has their own version) and you use that to submit your offer plus other requirements if any. Goodluck!

  46. Hi Jay!

    I just fortunately landed on this site. And luckily though, I was overwhelmed to get answers about the fundamentals of real estate investing. I am really interested into venturing this kind of business. This will eventually take me to my first move to getting out from the rat-race.

    I am 24 and am currently working abroad. I am really thankful for your blogs. Thanks!

  47. Hey Jay, I got my real estate broker’s license in 1994 but never renewed it after 1997. Would that mean I have lost my privilege to renew it and must start from scrath like a new applicant?

    Hope to find your answer soon. Thanks


  48. Sir Jay,

    This is Victor classmate from UIRE, just wanted you to know that your work here is inspiring and uplifting. When i learned and heard your future plans in life, It inspired me to dream bigger. Keep up the good work.

  49. hi jay.. i’m having an info overload right now.. haha! i can’t believe how much info your blog offers.. thank you so much for the generosity and the sincerity in helping people like me reach the financial freedom everyone is aiming at.. thank you and i’ll surely follow your site and recommend this to others as well.. keep up the great work! god bless..

  50. Gud Day Sir Jay Castillo!
    Kmusta po kayo jan sa Pinas?
    I would like to thank you for sharing all you knowledge regarding real estate investing especially in foreclosure property. Last July 11, 2009 I accidentally and I am happy that I check your blog regarding foreclosure, actually I just type the name “larry gamboa” on yahoo to check what is ongoing/latest activities he doing. I believed he has upcoming think rich pinoy seminar on Nov 21, 2009. I am glad that he and his team continuing this for the benefits to help our kababayan to be one of the new pinoy millionaire on 2020 as larry’s mission & vision, and I believe that you will be the one included to his list. Katatapos ko lan basahin lahat ng Blogs mo. Kaya sabi ko sa sarili ko dapat kitang tawagin “maestro” pede ba yun?Anyway I met Mr. Larry Gamboa twice when they held “think rich pinoy seminar” here at Abu Dhabi UAE together with Bo Sanchez last August 2007. Actually I attended twice because the first time I attended his seminar, my wife is not available. And when his team came back, I’ll make sure that my wife met his team and fortunately it happened. And that time I would like to share that I talked to Mr Larry Gamboa personally, thanking him for teaching me how to create passive income, and also make some autograph signing for all his book available there which is I bought that time! And you know what? After his talk. I feel a little bit shock when he called my name and he let me share what I did and how I applied in real life after attending his first think rich pinoy seminar here at Abu Dhabi. But not doing the same as Foreclosure Property! Wala po d2 nun.hehehhe! that is why I wrote this letter to you, I want you to be my Mentor and willing to be student /apprentice while my wife and I spending vacation this coming Dec 18, 2009. But we need to go back here at Abu Dhabi by Jan. 08, 2010, Kelangan na po, but not because of my daytime job? Kun sa work lan pede pa ko mag extend, 45 days ang available leave ko pa. Kaso nga po because of what I learned to Mr. Larry Gamboa, I started creating passive income here by sub leasing flats(condo unit) then pina pa rent ko rin po sa mga kabayan natin d2 by room/bed space. Its really great! Passive income came in to our life! Dumating na sa point lahat ng gusto ko bilihin ay galing sa passive income naming( laptop, flat TV, Cellphone etc) at dumating din sa point lahat expenses namin is galling sa passive income namin(from rat race to past track). That is why Larry introduced Robert Kiyosaki to me! I immediately look it at the bookstore after that. I started to read “Rich Dad Poor Dad” and after that I read his Cashflow Quadrant, Guide to Investing, Retire Young, Retire Rich and his last Why we want you to be rich with his friend Donald Triump and o and now i am starting to read automatic millionaire by David Bach. But while doing this…nde maiwasan un malugi ka rin, minsan nababakantehan, May umaalis na tenants, basta marami reason pa? atleast for every failure, may lesson ka makukuha d ba? Na nde naman tinuturo sa mga eskwelahan d b? Same like what I read in Bo Sanchez Blog — sabi nya dun sa friend nya na kapareha nya lan ang status dati? Kase tinanung cia kun anu pinagkaibahan nila at baket successful si Bo ngyon at cia nde…ang sagot nya kase marami beses na cia nalugi, maramiing beses na cia business at nag failed, marami na rin pera na nawala sa kanya. Same with me when I started to share with my friend to open flower shop business…. Wala na loss lang nde nagtagal. But I got some lesson! Maiisip ko na lan na nde kop ala na apply un nabasa ko sa book ni Robert kiyosaki . By the way. Masyado na humahaba to sharing ko… Hope to meet you someday…sana pag uwi naming jan ma meet ko kayo at makapag umpisa ko ng investment jan sa pinas.. actually wala pa kami property jan sa pinas, aside from dun sa pinatayo ko munting bahay dun sa vacant lot ng mother ko sa Batangas, every time na umuuwi kami, nag stay kami either sa haws naming sa Taytay or sa haws ng wife ko sa Taguig. We still live with our parents houses! Nga pala maciado ko na excite mag share sau nde ko pa ko nakapag introduce man lan ang name ko; by the way I am Ronald Cruz, married, pero wala pa anak, mag 3 years na kami d2 at mag 3 years na rin kami kasal d2 sa abu dhabi at every December lang kami umuuwi, I started to plan our Goal kun hangang kelan kami mag stay d2. Hoping sa pag uwi ko jan, mag meet tayo, makapag laro ng cashflow, iuuwi ko un gameboard ko d2. at makapag start na din tayo ng foreclosure property investiment.


    Abu Dhabi UAE
    +971 50 819 3904

    • Hi Ronnie!

      Grabe, nagulat naman ako sa isa sa pinaka mahaba at nakakainspire na comment na nareceive ko dito. Okay naman kami dito, things are going great, kahit na dinaanan kami nila Ondoy at Pepeng dito sa Pilipinas.

      Ganun naman talaga tayong mga pinoy diba, kahit ano dumating, kinakaya. Just like you and your wife diyan sa Abu Dhabi. Pero mas bilib ako sa inyo kasi nakahanap kayo ng paraan na makagawa ng passive income diyan, ang galing niyo!

      Alam ko narinig ko na rin ang kwento niyo during one of the talks of Larry Gamboa, all of us were so inspired and I guess lahat ganun din ang iniisip, ang galing niyo! Now I get to meet you guys!

      Basta I will be looking forward to meet you this December pag uwi niyo, mukhang mahaba-habang usapan ito.

      Regards sa inyong lahat diyan!

      • Salamat po! Kala nde ka na mag rereply eh! oo nga maciado ata mahaba eh…lagi ko nga browse everyday to check kun may reply ka na or wala pa. i read also everyday may love story…baka may nasabi ako nde maganda kaya ayaw mo mag reply.hehehe so far its look nothing naman..salamat din pala at lagi na ko naka received ng email from this site… anyway sinusunod ko lan naman c robert kiyosaki sa payo na “invest more time not money” kaya talga tiyaga lan para maabot mo un financial freedom na hinahanap mo! nde rin pa naman kabilib bilib un ginagawa namin mag asawa d2..kase minsan talaga out of the rat race na kami ….pero minsan din back to rat race na what happen during recession…may mga nakuha ko flat na mataas ang price,,, tapos bigla na lan nagbaba…kaya hirap makakuha ng tenants…kaya minsan kahit mababa na ang paupa ko…basta makabawi lan…sa iba flat na lan kami bumabawi. so far ngayon almost half pa ng expenses ko ang gi- goal ko para maka out uli kami sa rat race! Especially pag uwi naming jan sa December…. May DOODADS agad kami. ( we’re getting marriage! By this time sa church na) pero atleast alam mo un…. sarap ng feelings pag out of rat race ka in real life ha! At least na experience ko na…maybe cguro wala pa kmi maciado obligation in life kase wala pa kami baby….pero on processing na un eh…hinuhulma na maiigi para mabuo hehehhe… basta importante sa lahat … un mga ginagawa naming mag asawa sa ngyon eh ang damin naming natutunan sa buhay..rememeber the triple “E” or Robert!!!Experience, Education, Excessive cash. Kahit pa panu meron na kaming Little Experience, Little Education. Un lang! EXCESSIVE CASH? Wala na ata!hehehehehe..
        Anyway basta isa sa goal naming mag asawa sa ngyon eh every vacation naming atleast makahanap kami ng isa deal jan sa pinas..kahit small deal lang or kun kaya naming mag big deal tignan natin…..un eh kun papayag ka maging mentor naming ha..sana po!hehehehe.

        So hanggan d2 na lan muna…humahaba na naman to..back to work muna ko… one time may share ako sau, email message ng cousin ng wife ko from U.S.. gandang eye opener un para sa mga kababayan natin jan na naghahanap din financial freedom tulad natin. Saan ko pede I send un message? I-post ko na lan din d2? Nde ko kase alam email add mo eh.

        Thank you uli sau..


  51. hi

    I really want to indulge in a foreclose property investing. Is there a way where i can go with someone doing the business so that i can personally witness how the business is going in and out. If possible a business partner.

    • Hi Renante, sounds like you want to be in the business by becoming an apprentice. Good news, Jessie Raquel, a TRP franchisee, hosted a TRP Real estate investor club meeting last month and I attended out of curiosity and found out that he has plans to accept apprentices soon. He said that there is an option that would make it free of charge (just contact him for more details). I’m posting Jessie’s e-mail below so that you may inquire with him directly. Good luck!
      > =================================================
      > From: jessie raquel
      > To:
      > Sent: Friday, September 11, 2009 8:15:27 AM
      > Subject: [-thinkrichpinoy-] TRP Real estate Investor club meeting with TRP
      > 1st Millionaire.
      > Hi!
      > Do you want to learn how to succeed in Real Estate investing business?
      > Let us teach you this saturday, Sept. 12, 2009, 2-4pm near Sta. Lucia East
      > Mall, Marcos Hi-way (final venue will be announced to those who will be
      > interested).
      > By the way, I am Jessie with my wife Apple, the first Millionaire of Think
      > Rich Pinoy Network. We have acquired, sold, leased and hold over 50 Million
      > worth of property.
      > In the club meeting, you will have the privilege to hear and experience
      > first hand lessons, techniques on Real Estate based on our hot experience
      > here in the Philippine Market.
      > Hey, we can just handle few people right now, so call 7033006 to reserve
      > a slot or email us LIMITED slots only.
      > See you on Saturday,
      > Jessie & Apple Raquel
      > P.S. Attend our TRP Real Estate Investor club, this saturday, Sept. 12,
      > 2009, 2-4pm near Sta. Lucia East Mall, Marcos Hi-way for fre..e. Call
      > 7033006 to reserve a slot. Limited slots only.
      > P.P.S. If you are looking for a REAL ESTATE mentor who can be your partner
      > and guide (but as of now, I can handle only few students, so limited slots
      > only), for details, please
      > visit
      > ========================================

  52. Jay, what is your findings about dealing with National Home Mortgage, (a Philippines Government Agency using tax payer money for housing loans), regarding foreclosers?

    We have bought two properties, one no payment on the loan for 18 years, from them and find things not handled very well. Mistakes with paper work run wild and very slow once things are started.

    BTW, we knew the conditions of these properties. Basicly a small lot, 4 walls and a roof for a (50m2), 2BR and under P1/4 million and took that much to remodel too basic foreign standards. They now rent for P10,000 a month furnished along with 4 other rentals in our neighborhood within sight of our house.

    As a foreigner and OLD, why did we get involved with rental properties? They are my legacy for my much younger Filipina wife and her future, (security), when I’m gone.

    • Hi B-Ray, the closest I got to buying an NHA foreclosed property was when we inspected units at the BLISS near Trinoma. Unfortunately, we never got back to the person who knew which units were foreclosed, they can’t tell when the units would be vacant.

      Wow, in-spite of the mishandling of your purchase, I believe you have great rental properties there! Considering the cost to acquire was so cheap and the high monthly rents you are getting, I can see you are enjoying a very big ROI and nice positive cashflow! Congratulations!

      It’s great that you are leaving a legacy that can really be passed on to generations to come. I wish more people would do the same. Thanks a lot for sharing and welcome to the Philippines!I hope to meet you sometime and chat over coffee. 🙂

  53. Whoa, this is a very comprehensive list on foreclosures and real property investing! Thanks for this, I need not go anywhere else 🙂

    Thanks for so generously sharing your ideas Jay!

    • Hi Noel, as for me, my rule of thumb is I walk away from foreclosed properties that have tenants or occupants. There are simply so many properties out there that are unoccupied. Besides, the occupants might be holding on because they really might have a good reason to do so. I’ll explain this in greater detail in another post. Thanks for visiting!

  54. Hi Jay,

    It seems I hit a gold mine today. All topics are interesting and somehow, it helps me push a bit to venture this kind of business when i come back to the phils. For now, I just have to read all your posts to learn more. Btw, I am a CE and REB licenses holder, but havent done much on real estate business. Learning from your end, hopefully I would earn my financial freedom.

    Keep it up. God Bless

    • Hi Dodong, Thanks for the kind words! I am happy for you as being a civil engineer is really a big advantage especially if you have plans to go into rehab/build and sell. Right now I am more into rehabbing but I see that I am going to make the most out of my broker’s license soon especially with the new RESA law which I believe makes licensed brokers more in demand. Yes, you will gain financial freedom, all of us will! 😉
      Thanks and God Bless!

  55. Nice site! keep up the good work.. like you, i’m a follower of bro. Bo’s teachings.. I’ve read the book of larry gamboa and wondering how can i put that into real life.. thanks to your site!!!

    • Hi JP! Thanks! I’m glad to know you also follow Bo’s teachings and books, and Larry’s book as well. You’re welcome and goodluck!

      • Good Day. I’m also a listener of Bro. Bo, although I,m quite new to this line of business, I’d like to join your circle and be updated if you would please allow. Im currently based in Batangas. I’ve also attended seminars form Eng. Cruz and aiming to take the next Brokers exam. Hope to hear from you guys. Thanks.

        • Hi Ferdinand, welcome! Since you are based in Batangas, I suppose that area would become your niche. When did you attend Engineer Cruz’s seminar(s)? We may have been classmates.

      • Hi Mr. Jay . I am OCW here at i oman. I see this following properties:

        10001000005178 Residential – House & Lot 572012028717 CAVITE B7 L7 Lessinia Verona-Citta Italia, Molino, Bacoor, Cavite  123.00  47.00  1,420,000.00
        Phimay Maybank

        Bulacan Within Dela Cruz Compound, Bambang Dulo, Bocaue, Bulacan Residential lot with improvements T-22053P (M) 1,065.00 1,200,000.00
        Kindy give me info bout this properties. I want to invest.



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