How to run a FUNDRAISING CAMPAIGN Part 4

How to run a FUNDRAISING CAMPAIGN Part 4
How to Set Up a Lecture or Meeting with Supporters

Once you have a loyal band of supporters to help you with
your fund-raising efforts, you will need to meet with them
regularly to discuss problems and progress. Where and how
you do this will depend to a great extent on how many
people will be meeting together and what venue is available.

If you are working from an office, it might be simpler to
have everyone meet there - if there is enough room. Or you
may be able to borrow a presentation room from your
company. You can also book a lecture room at hotels or
centers designed for this, a community or church hall or
have them in your own home if necessary. The latter is not
ideal, especially if there is a large number of people, due
to the possibility of your home being in a hard to find
area, lack of parking space, and lack of room and
facilities.

Once you've decided on a venue and let everyone know the
place and time, there are several things to organize. If
you are using a computer screen for presentation and the
computer is provided, make sure that it is high enough for
those in the back rows to see. It needs to be at least five
foot high to make it above the seated height of most people.

Arrange the chairs with plenty of internal aisles. People
never seem to sit in the middle of a row, and if anyone
comes late or has to leave early they'll be climbing over
the others. Don't cram the chairs or the rows together if
there is plenty of room. Most people like their space.

If you need to use tables rather than a computer, try to
arrange them in a U shape with the chairs around the
outside edges. This will allow everyone to see the speaker
and have table space too.

Have plenty of material for the supporters to take home. No
one relies on memory these days. Record the minutes and
send them to all by email within a few days. It's not too
much to add an in-depth summary of the meeting and add it
to the minutes - along with the time and place of the next
meeting.

Make sure that you have access to a sound system and
microphone to save vocal strain. Even if the room is small,
once people start talking it will be hard to make yourself
heard, at least at first. If you can't have a mike, have a
bell or whistle - or at least tap a spoon against a glass -
to herald that you are about to speak.

How to Encourage Annual Giving from Your Supporters

Once you have good supporters, it's a great deal easier to
encourage them to give annually than start out all over
again looking for new supporters. For a start, they are now
familiar with your goals - even if you have to jog their
memories a little from time to time - and they know what to
expect. Your organization has obviously met with their
approval once, so it's not hard to keep that ball rolling.

It's a good idea to keep your supporters informed about
what you are doing throughout the year so that they won't
forget you. Then when it's time for another donation, you
can start off by thanking them for their patronage last
year. All companies enjoy a bit of free publicity and if
they can be seen to be doing good to the community they
will be happy to keep it up, so it's important to make sure
the community knows about their last donation.

You can do this at the time of the donation by publicly
thanking them. This could be in the form of a letter to the
editor of your local paper - then it won't cost you
anything. Or it could be in the form of a comment in your
advertising, wherever that appears; the paper, a website or
other online presence, and your flyers and brochures.

You could even send them a fancy, certificate-style letter
of thanks, commending them for their foresight and
generosity to your cause. This won't cost much with modern
technology to call on for designing and printout. Some
people give gifts to the supporter who donates or raises
the most money, but unless these are donated gifts, it will
take away from the total of your fundraising. On the other
hand, a box of gourmet chocolates or a nice bottle of wine
may be a nice touch and doesn't cost all that much.

So, having done the groundwork, it won't be very hard to
approach them again and ask for another donation. When a
supporter is thanked sincerely and constantly informed and
encouraged both verbally and with written material, it
makes them feel benevolent and happy to donate again -
especially when you are being sincere, rather than
obviously flattering them for a reason.

Making sure your supporters know exactly how their money
was spent is also important. They should be sent a copy of
the annual report plus any other material relevant. Include
graphics in your presentation wherever possible because
busy people can read the heading and look at the pictures
and know immediately what it is all about. This saves them
time and so keeps them happy.

How to Plan a Fundraising Event

All events take a great deal of planning and the fundraiser
is no exception. No matter whether you are organizing a
raffle, a car wash, a cookie drive, a walkathon or a major
event like a concert or dinner, organization is the key to
make all run smoothly.

Start early; the bigger the event the more time you will
need. Six months ahead is not too early to start organizing
some events. If you are raising money for a well-known
cause, get in touch with them, as they will have guidelines
to help make your task easier. They may also have certain
rules that you will be required to follow.

Decide on the type of fundraising you will do and whether
you will need help. If you will, select your team and make
sure all have tasks for which they are suited. The bigger
the event, the more helpers you are likely to need. You'll
need a committee and sub-committee for each facet such as
marketing, advertising, catering, bookkeeping, etc. Meet
frequently with your staff and volunteers so that you can
check on their progress and sort out any problems.

Ask for donations from family, friends and businesses to
cover your running costs and for the prizes if there are to
be any. Create a budget and a timeline for when things must
be done and see that everyone involved gets one. Book
venues and caterers well in advance.

See if there are state rules and regulations of which you
need to be aware. It won't help your cause to be associated
with breaking the law, even if you were ignorant of it,
which is not considered an excuse. Find out what insurance
you need. You may need to pay tax so check with an
accountant about the rules in your state. Always make sure
all monies are accounted for.

Make sure that your event does not clash with any other
popular event, and that it is seasonally appropriate. For
instance, don't hold an outdoors concert in a season known
for its storms or cold nights.

Have invitations printed and make sure there is plenty of
publicity about the event well before it is to be held.
Invite media representatives. Hire a photographer of your
own to record the event; don't depend on photos from the
media.

After the event, make sure you thank all concerned by
letter - don't forget the volunteers as well as the
sponsors. Include a brochure containing images of the event
in each thank-you letter. Have one last meeting with the
volunteers to see if you want to do it again next year and
sort out any problems you had. You may find better ways of
doing things.

More to come in Part 5...

----------------------------------------------------
If you'd like to get this article, plus all previous and
future articles on How to Run a Fundraising Campaign on an
Interactive CD-Rom, Please visit:
http://bigimpactaudio.com/fundraising

Commercial Real Estate Due Diligence Guidelines

Commercial Real Estate Due Diligence Guidelines
Commercial Properties-Inspection Guidelines

When buying commercial properties, due diligence is even
more important than it is with residential properties.
That's simply because there's so much more money at stake.

In the worst case, unexpected repairs and expenses can
empty your pockets in the blink of an eye. At the other end
of the scale, it can create a long-term and slow-motion
drain on your bank account that ends up with the same
result-money gone and a clunker property on your hands.

I'm sure you can see my point-never, ever acquire a
commercial property without closely checking its condition
first. By doing that, you'll end up with an investment
which can produce considerable profit and appreciation over
the long-term. In this article, I'll outline the basic due
diligence required for the physical inspection of
commercial buildings.

Who Should Inspect Commercial Buildings

If you're new to commercial investments, then definitely
hire a professional to inspect the building you're
considering. The building structure and the HVAC,
electrical and plumbing systems are much more complicated
than those found in residential properties and require
specialist inspectors.

Therefore, it's wise to hire an experienced contractor,
architect, or other expert to do the jobs for you. Verify
references and contact other investors to see what kind of
job the specialists have done for them so you can hire the
best.

When you work with specialists that do a great job at
reasonable prices, treat them well and fairly. Remember,
your reputation is everything, especially in the commercial
or industrial market, so you want to guard it at all costs.
Getting a bad reputation in the commercial market is a
particularly deadly sin since it can dry up funding sources
in a hurry, not to mention the fact that "movers and
shakers" will not want to work with you.

Maintenance Types

There are two types of maintenance in commercial and
industrial investments. One is deferred maintenance. This
refers to any major or minor defects in a building.

Naturally, you want these defects exposed before you invest
any money in a building. For example, one of the first
things to have checked is the condition of the roof. The
damage caused by water leaks to electronics and wiring can
create some very expensive repair bills.

The other type of maintenance is routine. Just what it
sounds like, this is such regular activity as cleaning,
painting, servicing of HVAC, escalators, elevators, fire
safety systems, etc.

Since laws require regular maintenance, check all the
building logs to make sure routine checkups have been
completed, but don't take the log entries for granted!
Always talk to the companies doing the maintenance to
ensure the work was really done.

If you've already found that equipment hasn't been kept in
great shape, hire a different company to do inspections to
make sure that you're getting objective opinions.

Talk to the tenants as well to get their opinions of the
maintenance. This is not only a chance to get a realistic
picture of the building, but it's also a chance to build
good relationships with them should you decide to purchase
the property.

Routine Items You Can Check Yourself

Quite often, defects are obvious and don't need the trained
eye of a professional inspector. During a walk-through, you
can check for the following items:

Ceilings-look for evidence of stains or broken tiles that
indicate leaks from the roof. *

Walls-check for significant cracks caused by uneven
settlement of the foundation.

Floors-warping or cracks can indicate problems with the way
they were laid or with the foundation.

Rest rooms-check out the condition of the plumbing to make
sure it's not leaking, rusted, or otherwise not performing
property.

Security components-these should all be functioning
properly; e.g. doors lock as they should, exit signs are
illuminated, stairways are in good shape, etc.

Lighting-interior and exterior. All lights should be
working.

Door hardware-by this, I mean automatic and/or hydraulic
door openers and closers should be functioning well.

Paint-at points like common areas, check to see if the
paint is in good shape and doesn't show peeling,
"alligatoring," and the like.

Tenant spaces-check their condition very carefully. After
all, if they're not in great shape, the tenants will want
you to fix them up once you take ownership of the building.
Make a list of maintenance/repair items and get bids from
contractors to see what the costs will be.

Grounds-check to see what kind of shape they're in. This
not only includes landscaping, but the condition of parking
lots, curbs and the like.

Red Flags

Never put your money into any property with one or more of
the following problems: Asbestos Dry rot Duct contamination
Hazardous waste pollution Lead contamination Mold, etc.

If you find these problems, cancel the escrow and look
elsewhere! You want to buy a profitable property, not a
money pit.

Purchase Agreement Recommendations

Always write a condition into the agreement that requires
the seller to do one of two things before the close of
escrow: Correct all problems, or Lower the price so you can
do the repairs. The advantage of this strategy is that you
can hire your own contractor to do the repairs, and you'll
know they'll get done correctly.

What To Do Once You've Purchased the Commercial Building

Once you've bought the building, you want to keep it in the
best shape possible at the lowest cost possible. For office
buildings, your "foot soldiers" in the maintenance war are
the maintenance staff. Make sure they understand their
duties clearly and carry them out on a regular, scheduled
basis.

If you have an industrial property, shopping center or
similar property, then your manager should oversee the
maintenance staff.

Maintenance Costs How to Pay for Them

Maintenance may seem expensive, but it's a lot less
expensive than having those income-producing tenants bail
on you because you've let the building run down.

The tenants should pay for these costs through the lease.
As long as the expense is reasonable, they'll be happy to
pay for maintenance and repairs since it directly affects
their bottom lines.

Key Idea: Never, ever acquire a commercial property without
checking its condition thoroughly first!

----------------------------------------------------
Jack Sternberg is a nationally recognized expert on real
estate investment and the creator of the renowned "Buyers
First Program" who's been in the business for more than 30
years. Sternberg's deals have totaled over $750 million and
he's been to the closing table more than 1,500 times. For
more, visit http://www.askjacksternberg.com

Wisconsin Reverse Mortgage: Senior Fears Dismissed

Wisconsin Reverse Mortgage: Senior Fears Dismissed
In 2008, 78 million baby boomers will turn age 62 and
qualify for a reverse mortgage. These seniors have 4
trillion dollars in home equity available to them in an
illiquid asset, their house. In fact, these retirees have
50% of their net worth tied up in their homes. Estimates
indicate that there is a target population of some 15
million senior households that both qualify for and are
good potential candidates for the Department of Housing and
Urban Development's home equity conversion mortgage
(HECM)program. The HECM is when a lender advances, a senior
age 62 or older and a current homeowner, money based on the
houses equity. The senior homeowner can take the cash as a
monthly payment all at once in a single lump sum of cash,
as a regular monthly loan advance or as a credit line that
lets you decide how much cash to use and when to use it.
You may choose any combination of these payment plans also.
The senior homeowner is not required to make any payments
on the loan so long as he or she remains in the house. The
lender collects the overall loan balance'which includes the
accrued interest charges and other servicing charges as
well as the amounts paid out to the senior when the house
is sold or the owner dies.

In the last twelve months annualized 109,000 HECM's were
originated which almost equals the entire amount done the
last 10 years. Why has there been such a resistance to this
product that seems almost to good to be true? There are
some easily discernible reasons that help explain why this
loan has had such a low penetration among its senior
members. The first and most obvious one is the upfront
charges which include FHA mortgage insurance and a two
percent origination fee. There are other closing costs
involved but all of these costs are financed into the loan
with no out of pocket expenses. The whole sub prime mess
has many seniors not trusting any loan company out there
and are even more skeptical of newer programs like these.
There are also some fears that seniors have that make it
very hard to step into a Wisconsin reverse mortgage and I
will go over some of them next. Needless to say if you can
be aware of the many factors that play into this decision
making it may be easier for you to objectively look at a
reverse mortgage and make a better decision of it's
effectiveness for you.

The fear of losing the equity in your house. Seniors grew
up with the American dream of owning a house. They spent
their lives focused on making their home free and clear of
any liens. Paying off the mortgage was priority number one
so it is counter-intuitive to add debt to it. By taking out
a reverse mortgage you would be doing a 360 degree turn and
actually be growing a mortgage versus paying it off. No
matter how much sense a reverse mortgage may seem it will
not make sense to a lot of seniors because of how they were
financially raised.

Another fear seniors have is the complexity of taking out a
Wisconsin reverse mortgage. With the program being so new
and so few taken out there is not a whole lot of
information available to seniors who are looking for more
knowledge. For many people the unknown is the worst of all
fears and will cause hesitation in making decisions. That
is why HUD requires all seniors to participate in
counseling sessions to ensure they understand reverse
mortgages and the process of taking out that kind of
mortgage. The funny thing about that is the well intended
counseling will actually scare off some potential
applicants.

A general fear of having flexibility in a seniors
retirement years is a concern when making this financial
decision. With everything considered a senior who takes out
a reverse mortgage should expect to live in the house for
at least 3 years if not more depending on age and loan
size. Most seniors have an uneasy feeling about the future
and sometimes may be unwilling to commit that far. Death,
serious illness and similar issues weigh heavily on their
minds.

My family wants the house and a Wisconsin reverse mortgage
will not allow for this. We will have to sell the house so
that the reverse mortgage can be paid off. First and
foremost you will have to determine if the kids want the
house or they are going to want to sell it. Normally if the
kids have families and already live in an nice area they
aren't going to want to move. If they do want the house
they can always refinance the house and pay off the reverse
mortgage. Remember it is a non recourse mortgage and you
can't own more than its worth. The children will have many
options available to them.

Seniors remember way back when these reverse mortgages were
first available and the stories that were heard about
people who did reverse mortgages. Lets just say stories
abound about lenders taking advantage of seniors. It was
because of this that HUD started to regulate HECM's and
also insure them. One can argue that these types of
mortgages are actually more safe than any other mortgage.
when you bought your house or refinanced it did you have to
meet a counselor? Most horror stories actually are from
seniors taking out a reverse mortgage and using the funds
into investments and then losing money. The reverse
mortgage is not the fault, it was the adviser who stuck
them in a risky fund.

Reverse mortgages are now just coming into the limelight.
As with most things in life when they are originally
released they have many naysayers. When the 30 year fixed
was first brought out it was until many years later that
the pundits realized it was a good idea. I expect that it
will be a little more time, some more education, and
Wisconsin reverse mortgages will also become a mainstay in
our senior population.

----------------------------------------------------
David Forer is an expert on Wisconsin Reverse Mortgages
with over 15 years experience with credit repair, debt
management, and mortgages for seniors in the state. He has
a free informational e book on Reverse Mortgages at
http://www.wisconsinreversemortgages.net/
this is not a sales site!