Author Profile: Hunter Quistgard, S.E.C.

Biography »

Hunter Quistgard, S.E.C. (Incline Village, Nevada) is a semi-retired investment Realtor/exchange counselor. Licensed in 1960, and formed Hunter Associates in 1962, which managed, brokered, syndicated, and exchanged investment real estate. Hunter won the Counselor of the Year Award in 1984, and was President of S.E.C. in 1988. Motto: "A motivated owner with a knowledgeable and connected exchange counselor can manufacture a solution out of whole cloth."©2009-2011 The S.E.C. Real Estate Observer

Publications »

The S.E.C. Culture Lives On
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Posted in Fall 2018, Society Columns on 24 August 2018
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I got a big check today in my California mailbox that came from a closing in Massachusetts. It was the result of an investment made (together with S.E.C. Tom Peterson of Glendora, CA) through the son of an S.E.C. member I had met when he was about 10 years old. It was a buy, lease/option-back, […]

Everyone Deserves to Be Counseled
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Posted in Formulas and Strategies, Summer 2015 on 2 August 2015
Stats: 1,113 views and 1 Comment

The secretary came in to say that there was a man outside who obviously did not practice adequate personal hygiene and that he wanted to speak to a real estate agent or broker. She said she would not go back outside to relay an answer to him and that I would have to take care of it.

Why Lease Option Instead of Junior Carry Back?
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Posted in Formulas and Strategies, Spring 2015 on 18 April 2015
Stats: 1,397 views and Comments Off on Why Lease Option Instead of Junior Carry Back?

Consider a standard $1m income property that a seller bought years ago for $700k and since depreciated to a book basis of $500k. The sale of this property could result in possible exposure to a capital gain tax on $500k. A standard proposal by a buyer would be to offer $650k cash from a new […]

What Happened to Counseled Don’t Wanters?
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Posted in Society Columns, Summer 2014 on 13 July 2014
Stats: 2,320 views and Comments Off on What Happened to Counseled Don’t Wanters?

S.E.C. founder Richard Reno used to suggest that exchangors should not spend effort on any clients other than “counseled don’t wanters.” His most animated protestation was to never represent “thieves.”

Hamstrung with Half a Stick and No Fuse
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Posted in Fall 2013, Feature Articles on 17 October 2013
Stats: 13,290 views and Comments Off on Hamstrung with Half a Stick and No Fuse

The most disappointing issue for us old “true exchangors” (before cash-out was available on either end) is that listing postings don’t provide enough information about the intent and circumstances of the owner who wants to change current ownership. Although some state laws and professed broker ethics suggest that such private information is detrimental to the “Seller” and should not be exposed…

Counseling in the Blind
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Posted in Formulas and Strategies, Summer 2012 on 16 July 2012
Stats: 1,519 views and Comments Off on Counseling in the Blind

In the process of acquiring a building to “double-clutch” to our investor, we found the existing loan-of-old in favor of an insurance company that had financed a national tenant 20 years ago at 4 1/2%. The tenant was now gone, the tax shelter syndicate from across the country had abandoned the property…

Perception Drives All Transactions
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Posted in Formulas and Strategies, Winter 2011 on 22 December 2011
Stats: 1,540 views and Comments Off on Perception Drives All Transactions

Able walked into our office to hear about how to exchange. He had bought a promotionally sold lot in a distant “recreation” development on terms a few years back. He paid $11,500 for the lot and still owed $7,218 and was paying $115 per month including 7% interest. A quick check of its sale value found the lot would sell for $4,500, more or less, so Able had a negative equity (not uncommon in today’s market), although no one discussed those facts with Able.

Yesterday’s Sale Price in Today’s Market
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Posted in Formulas and Strategies, Winter 2010 on 28 December 2009
Stats: 3,102 views and Comments Off on Yesterday’s Sale Price in Today’s Market

The client is desperate to transact the listed property to get off of the loan payments and get enough cash to solve some other issue. The listed price is $600K, but the current market will only bring $500K and the client is still in yesteryear on values. The loan is $350K. An S.E.C. broker knows that there are many ways to get people to their objectives over the resistance of advisors, lenders, third party influence, etc. One solution is to disguise the fall in value and avoid the seller’s lack of reality.

Who’s Building Electric Vehicle Charging Stations?
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Posted in Formulas and Strategies, Summer 2009 on 24 July 2009
Stats: 2,118 views and Comments Off on Who’s Building Electric Vehicle Charging Stations?

The TV ad for Priceline “pick your own price,” using humorist William Shatner of “Boston Legal,” encourages the consumer guy to “no, no, don’t settle, keep negotiating,” until the guy gets the $250.00 hotel room for $99.00 = “Now you’re negotiating!” …Probably the same advice is appropriate for today’s real estate market. What was a GREAT deal two years ago is not even close to a FAIR deal today. The few left with cash and credit are sitting on the sidelines and don’t know what to do, or they want both your daughters and your mistress or they won’t play.

Market Price is Determined Like the Weather
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Posted in The S.E.C. History Files, Winter 2009 on 6 January 2009
Stats: 2,578 views and 1 Comment

Determining the “value” of real estate is akin to predicting US. Gross National Product for 1978. So many variables affect it (each of which demands a subjective value judgment) that appraisal is more state-of-the-art than a science.