The Impact of a Pre-Emptive Offer

June 18, 2017

By Kay Wilson-Bolton

In a competitive market like this, the impact of a making the early and quick “pre-emptive” offer can vary. In the old days real estate professionals would advise clients their first offer is their best one. It’s not always true.

If a home is listed at $650,000, it is reasonable to assume that a quick, full-price offer with reasonable terms, made prior to full market exposure, would be readily accepted by the seller.

Recent experiences demonstrate it isn’t so.  In the case of a trustee’s sale, it is the duty of the trustee to obtain the highest net return for the beneficiaries. The trustee may feel more compelled to wait to see all offers unless a fee appraisal is in the file making the trustee aware of what to expect when the house is appraised. And, the trustee will wait if there is no pressure from the beneficiaries.

If the sellers are being relocated, they are likely to accept their first, full-price offer unless they have a guaranteed buy-out and can afford to wait for a higher price. If it is a flip house, investment funds for the next sale are tied up until the close, it could go either way if the investor has significant funds in the bank.

The various business practices of individual brokers and their agents will influence the outcomes. Based on the contact management programs being used, buyers may hear about new listings within 24 hours of being taken. Others will learn about it in real time.

The neighborhood network is also in play. Word will leak that the property is coming on the market soon. Sharp buyers and their agent will make the pre-emptive offer that will result in one of two events. “Stop — let’s see what else is out there;”  or, “Go” and move towards escrow with the seller not looking back.

Listing agents needs to be wise in how they advise their sellers. The wrong advice could cost their clients  both money and time. There is no substitute for experience, but the agent is obligated to present options stand by while the client decides. It is always the client’s choice. Always.

Kay Wilson-Bolton has been serving Ventura County since 1976 and brings a regional perspective to local issues.  She can be reached at 805.340.5025, or and is associated with Century 21 Troop Real Estate.



Lost Three This Week – Week 432 for Many Meals in Santa Paula April 26, 2917

Three of our regular attendees at Many Meals lost their life this past week. Kind of shocking really, but one had a better ending than the others.

Hank Garcia lived at the 12th Street railroad tracks and suffered from diabetes. He had a terrible incision in his leg as the result of a wound but despite poor vision managed to ride his bicycle back and forth. He just gave out after a diabetic episode. Henry was around 50 years old.

Victor Sanchez had been released from jail last Wednesday arrived at Many Meals to help out. He is Pete Reyna’s brother. Victor became ill in the night and was rushed the hospital at 3 am. Doctors performed surgery but it was not successful. He was taken off life support the next afternoon. Medical Examiner has completed an autopsy and it may be a while before results are known. I was able to reach the chaplain at Todd Road Jail in order to make notification to his long-time companion, Lissa Mata, the daughter of one of our volunteers, Hope Mata. This is a time for grieving and much introspection. Victor would be 46 on April 27.

Many will remember Ed Karpinski. He had a stellar career officiating at events for the National Track and Field Association. He was homeless in town for several years, even at the age of 74.  He slept on the bench at the Library for a long time and camped at an industrial site over by Ferris Lane. He had some legal business to take care of in Florida that would make him re-eligible for his VA benefits. We provided air fare and transportation. When he came back he worked with County Homeless Services who were able to fast track him into his own apartment. I learned this weekend Ed used me as a reference for the apartment when the Medical Examiner called this weekend to tell me Ed had passed away at home.  I also learned the landlord is a friend of mine who rented to Ed, despite everything, because I was listed as a reference. Glen never did call for one.  Some Realtor® colleagues delivered some nice furniture to Ed over Christmas and he was home at last.

This is not the way I want these men to end. I pray each day that some kinds word, some expression of encouragement or some faithful responses to who they are in God’s sight provided that cup of cool water that made them feel valued and honored by those fortunate enough to be on their path with them.

On Thursday night, I get to address the local Brownie Troop on our work and why it is important to be nice to people and help them with problems.  I’ll be filtering that conversation.

Menu tomorrow is enchilada chicken casserole, red cabbage with sesame dressing, rice from El Pescador, cooked buttered carrots from Garman’s Pub, rolls and butter.

Important notes: Cook Ken Ary is recovering by triple by-pass and heart valve replacement. Cook Ron Handrock is dealing with back pain. Our drug and alcohol counselor, Jim Dexheimer working hard to regain strength after surgery and severe migraines.

Life takes its toll, doesn’t it? It also provides great rewards.  Saint Theresa wrote in her book, “The Letters”: It takes a lot of love to do small things. The smaller the task, the greater the love.”  True that.


Hats off to the School District – It’s Week 431 at Many Meals and they are working late these days. April 19, 2017

One of our Many Meals student helpers was evicted from a garage with her mother and little sister. They were in a motel til the money ran out. They are at the Lighthouse in Oxnard and traffic is particularly bad that time of day. The School District is trying to work out transportation for this 11th grader who is Harvard material. I tell her every day what my mom said, “Nothing lasts forever and you will get through this.” She was right.

There are so many stories at Many Meals. The farmworkers are working later now that days are longer and they can’t get to us before the gates close at 6 pm. Many of them come to the back door while we are still in the kitchen. Last week several arrived late and I’m not sure they had eaten all day. We would not turn them away. Each received two generous dinners and desserts.

When I got back to the office around 8 pm, I noticed that several of them had followed the Many Meals truck and three more were at the back door.  I had this overwhelming sense of gratitude for being able to serve them. I know mashed potatoes may not be their favorite food, but we had plenty of bollos and awesome chicken gumbo with salsa to serve with it.

I felt sorrow and gratitude for them.  Sorrow for the hard work they do and that few will do. Sorrow that things are better here, it seems, than they are in their home land. Sorrow they are enticed to come here and left to the elements and luck. My gratitude is that they found a welcoming place with lots of food at the end of a really hard work day that few of us understand. I am grateful they do the work that provide so much for all us. I never want to stand before God and be admonished for not honoring people who picked the food I ate.

We meet so many people with problems during the day. The Fire Department called over the weekend to see if I could help a family of three with shelter.  They had a car at least and so I suggested they stay safe for the night and see me in the morning. She is here with proper documentation, but her husband is not. He is working during the day but they are having a hard time finding a place to rent without a deposit and the ability to run

Tomorrow’s menu with be cheese and chicken burritos, fresh strawberries, rice from El Pescador and beans from the Presby kitchen, freshly cooked buttered carrots, green 3-way salad,  rolls and butter.

Thank you all for listening. I know you are grateful too.

 The Many Meals Story – Santa Paula CA

 SPIRIT of Santa Paula

Kay Wilson-Bolton, Director


Serving the Least Powerful and Most Vulnerable People in Santa Paula CA


Its Many Meals – Week 430 for April 12, 2017 – Its Ken Ary Week at Many Meals

Ken Ary is one of our faithful, predictable and helpful cooks. Tonight he is having heart surgery, apparently the result of tests he had done to discover why he was so short of breath. His family is posting his condition on Facebook. Pray for Ken, if you would.

Food Pantries have a reputation for canned soup, bread and some vegetables.

You should see ours, thanks to our food rescue program and partnership with Food Share, last weekend’s pantry consisted of 1,600 lbs of frozen chicken, 100 dozen eggs, fresh asparagus, bananas, lots of fancy breads, garlic bread, sandwich bread, celery, oranges, canned fruit, spaghetti and spaghetti sauce. How good is that? Critics comment often on people taking more than they should or guessing they don’t really need it. We don’t ask questions or think that way. If there is food, we want everyone to have a fair share. You never know what two or three free meals do for a stretched budget.  Besides that, it’s not my food.

“Let your hook always be cast In the pool where you least expect it, for there will be a fish.” — Ovid

For many in our community, food pantry day is grocery shopping day and Many Meals is party time. I love seeing the line and I am so thankful God decided long before the foundation of the world was laid this would be my job.  He promised that He would prepare our hands for the work He called us to do so I have no excuse.

Tomorrow’s menu will be mashed potatoes and baked chicken with gravy, cooked peas (thank you Clint Garman and Sysco Foods), green salad, rolls and butter.

If you haven’t visited Many Meals, you should. There are 20 – 30 students each week from various schools along with young ones the ages of 6 and 8 years old. Their parents want them to have early experiences of working with adults and helping people outside their sphere. Thank you Jenny and Carlos for sharing your kids with us and setting such a good example… besides the help you provide.

The Many Meals Story – Santa Paula CA

SPIRIT of Santa Paula

Kay Wilson-Bolton, Director


Serving the Least Powerful and Most Vulnerable People in Santa Paula CA



In memory of Carlos Inchaurreui and his little boy William – Week 429 for Many Meals 4.4.17

So many people have come and gone from our lives through this work. In some respects, it’s a transient population even if the stay in Santa Paula. They are at all ages.  During the years of the winter Shelter at El Buen Pastor Methodist Church, the year we had a newborn and two families with three generations, there was a father named Carlos who had a little boy named William. He was five years old and needed love and discipline in great measure. One was easier to give than the other.

We saw them every day and encouraged Carlos to get William into some kind of daycare. First Five was the first attempt and it was a challenge. Carlos loved his little boy and didn’t want him out of his sight.

Carlos moved to Oxnard and we lost contact. I learned today that Carlos died of a seizure in his home and William has been put into foster care somewhere in the County. Please pray for that little boy. He had a rough start in life. I’m hoping any small thing that came his way because of the wonderful volunteers who were kind to both of them made a difference in those early years on the street with his dad. Foster care can be a wonderful thing for many children who come out of trouble homes. I pray this is true for William.

About 24,000 lbs of food was delivered to our community this week thanks to volunteers. That’s a lot of food. Bessie and Luis are our drivers and they are on the road four days a week. Lots of loading and unloading.

Our menu tomorrow is Stove Top Stuffing with chicken, raisins, and olives, celery and onion. You know I have to work with what I get…so Food Share had a stash of Stove Top Stuffing, so I’ll give El Pescador a break from providing rice and try this. I cooked up about 120 lbs of chicken tonight so there will be a generous amount for the dish. We will serve fresh buttered carrots from Garman’s Pub, three way salad (already made) butter and rolls.

We had two families in the motel this week waiting for services to kick in. Mom and dad about 18 years old with two children. The stories are hard and so are the solutions.



More Than Many Meals for our Community – Week 428 on March 29, 2017

If you have ever had a toothache, you know they don’t heal up. Part of the tragedy of drug and alcohol abuse is that it’s easy to lose track of time. An appointment for next Tuesday at 1 pm to see about an infected tooth means nothing on Friday afternoon. The weekend is long and the pain is endless. Two of my homeless women are suffering tonight with infected teeth. The dentist has to clear the infection first and that takes 4-5 days then another appointment for the extraction—if they remember, if I can find them. Today I couldn’t.

We have two families in motels waiting for what it becoming impossible and that is to find a room to rent or a studio that will take more than two people, or any kind of rental for under $1,000. The kids have such a hard time getting to school, concentrating and doing homework when they are homeless.

The conventional wisdom is that kids are better off with parents in almost all circumstances. I wonder.

Our Many Meals cooks are amazing and put together the best food for Wednesdays. Tomorrow’s menu will be a little easier – bean and cheese burritos, rice from El Pescador, fresh cooked carrots from Garman’s Pub, shredded cole slaw with mandarin oranges and dressing, chips and orange slices.

This recipe for the beans is a favorite. We get such a collection of people coming for dinner. It’s the thing to do on Wednesday, you know. It’s also the day when its 50% off at the Thrift Store.





Re: “Let them eat cake… I mean croissants ” – Many Meals Week 427 on March 22, 2017

There are several multi-generation families who come to Many Meals. Here are two families who come weekly. We aren’t just another free meal any more.

Every week at Food Share I watch the pastry section at Food Share overflow with croissants. It’s amazing to me that so many are made. I trick to stick to the whole wheat rolls. Our cooking crew has always worked hard at balancing the meals and the menus to be sure Many Meals is nutritious for our guests.

Today there were hundreds of one day old croissants. It dawned on me  that rich people (or people with disposable income) get to have croissants anytime they want, and my guests deserve equal or better.   So, tomorrow its croissants with our spaghetti casserole with turkey sausage laced with beer cheese and spaghetti sauce, grated cole slaw and carrot salad, fresh cooked carrots from Garman’s Pub, tangerines and, of course, croissants.

Last week we were joined by Catalyst Church members who helped clean up and by members of Puente de Vida Church including about 15 kids who helped serve along with members of the Key Club from the high school. I love that kind of help. Those kids could be anywhere you know.

In case you need a little extra workout yourself, you might think about joining us once in a while. I noted the day after my foot surgery, I only walked about 3,330 steps.  Last Wednesday and six days later at Many Meals, I took 10,633 steps.

There were many stories last week. One was a mother seeking help for there three year-old put in a bad way with a caretaker to a mother with two girls evicted from a garage. Talked to police department about both. Chief McLean and Officers Cagnacci, Varner and Spencer are the best.

Okay Monty. You can go to bed now. (Monty is one of my retired volunteers with a special sparkle and appreciation for this work. He doesn’t go to bed on Tuesday night until he get the Many Meals Memo.)




Many Meals and Many Homes – That’s what we need in this Week 426 – March 15, 2017

You know it’s not a crime to be homeless, right? It’s also not a crime to be homeless and have your children with you.

When does it become a crime? Is it when the mother has been kicked out of a garage with two girls and have no place to go? Is it when they have no way to transport their personal items and no place to put them. Is it when there is no money for anything?

You put them in a motel for three nights, give them $50 for some food at the local gas station grocery store, and get the girls to school wearing the same clothes they slept in.  You call Child Protection Services and wait. You pray help comes.

Today’s event.

Since the weather will be warm tomorrow, we’ll work on a nice cold chicken salad with fresh bell pepper, artichoke dressing, onions and celery, fresh cooked carrots, slider rolls, orange slices, lettuce and romaine salad. We have new servers every week and they get a glimpse of the faceless part of our community, and often voiceless.

Grandmothers with young grandchildren, single parts, lonely adults, some on the streets, some almost there.   Our goal  is to serve them cheerfully with a generous and nutritious meal. We simply let them know this meal is for them and they are important. I so thank the Presbyterian Church for their willingness to let us use their kitchen. We make such a mess. However, at the end of the night, you would not know we were there.

Come visit us sometime. It’s a miracle every week.




Subject: The Great White Pillow Fight – Week 425 is tomorrow for March 8, 2017

Last week, Target donated about 300 brand new beautifully wrapped pillows for us to give to families. I was astonished at what happened when everyone saw them. I can bear witness that at least 300 takers had never seen a new pillow before. It was quite a sight. I’m not over it yet and not a story I want to tell. You will have to use your imagination.

Thanks to FOOD Share we have lots of chicken to cook tomorrow in a chicken pot pie with mashed potatoes (Marty), fresh carrots from Garman’s Pub, coleslaw with pineapple, rolls and butter. It will be a hearty meal. Last week’s Dodger dogs were a big hit. Thank you El Pescador for the generous gift of Spanish rice.

So many stories at Many Meals. We sure do attract humanity. That’s what happens when you are a lighthouse in the center of town.

The Many Meals Story – Santa Paula CA


SPIRIT of Santa Paula

Kay Wilson-Bolton, Director


Serving the Least Powerful and Most Vulnerable People in Santa Paula CA


Housing is Still the Problem–and the Solution – Week 424 for Many Meals on March 1, 2017 – The Beginning of Lent

The issue of homelessness does not attach only to the addict. I have three serious issues at the moment and each involves children. One mother is renting a room from an elderly person here in town. The roof leaked during the last rain so extensively the ceiling fell in on . There is now serious mold and the 7 year old has been in the hospital. I have to find a room for them.

A father is in a motel still with a 12 year old daughter. We are working with all the agencies to get them housed. Today was the last day in an apartment for a mother and a 9 year old daughter. They are homeless tomorrow.

SPIRIT was given a cute travel trailer today–fully equipped. I know a woman who will treat it right but there is no place to park it. It is registered with current tags. If anyone can think of a safe place I would love to know. She is highly responsible. A ranch somewhere, a parking facility of some kind, on someone’s large lot would be ideal. She works in town so needs to stay close. If you know of something, please let me know.

It is so hard just knowing the people behind these stories.

Thanks to Joey Siddens of First American Title and the Ventura Downtown Lions Club, we have about 150 quarter pound all beef hot dogs to serve in the dining room tomorrow include matching buns. They are monsters. It will be fun serve them.

Regular beef dogs will be served for takeout along with coleslaw and pineapple, chips, cooked carrots, orange slices and SP Fire Department beans cooked for a recent barbecue.

Easy menu on the cooks this week. Our new convection ovens allow us to bake the dogs—what a difference in taste from boiling them.

Only beef dogs served here! Thank you Food Share for being our excellent partner.

The Many Meals Story – Santa Paula CA

SPIRIT of Santa Paula

Kay Wilson-Bolton, Director


Serving the Least Powerful and Most Vulnerable People in Santa Paula CA