Scrambled Eggz

This is my first attempt at a tofu scramble. I adapted this recipe from Alicia C. Simpson’s cookbook, Quick and Easy Vegan Comfort Food. I didn’t have all of the exact ingredients available: onion, tomato, and bell pepper – and there was no way that I was going to add ½ teaspoon of red pepper flakes. Fire in the house! Well, it turned out great and I will make again, incorporating a few more changes next time. This is a joke in my family – if you like it this time – wait until next time! I used firm tofu because that’s what I had on hand. I think extra firm tofu is the way to go. Depends on how you like the texture of your eggz. I find that extra firm tofu is not always available at the market though…. If you use firm tofu and want a firmer texture, bump up the flame and cook a little longer. I would also chop the vegetables smaller just because, and add just 1 teaspoon cumin and 1/8 cup nutritional yeast. We’ll see how it turns out next time. But the recipe below as I made it is really delicious!

1 tablespoon canola oil

1 1/2 cups mixed chopped vegetables

3 garlic cloves, minced

14 oz firm or extra firm tofu, drained and gently pressed to remove excess water

1/8 tsp red pepper flakes

2 teaspoon ground cumin

1 teaspoon dried thyme

1 teaspoon paprika

1/2 teaspoon turmeric

1/2 teaspoon sea salt

1/4 cup nutritional yeast (adds a chezzy flavor)

In a large skillet, heat oil over low heat. Add chopped vegetables. Sauté for 2 minutes. Add garlic and sauté for 1 minute.

Crumble tofu into skillet. Add and mix in: cumin, thyme, paprika, turmeric, and salt. Continue to cook for 5 to 10 minutes. Turn up the heat to med-low if you like your tofu/eggz well cooked.

Remove from heat and add nutritional yeast. Add fresh ground pepper to taste.

Relish!

The Almighty Appraisal

Most real estate agents will tell you that the appraisal process can be daunting and even cause an escrow to come to a screeching halt. Part of my job is to educate clients on the process, ensuring as smooth as possible outcome.

Some buyers are surprised to hear that the goal of the appraisal is for the appraised value to come in equal to the offer price. It’s a mistake to think that a low appraisal means you can purchase a property for less. The seller will likely stand firm and press the buyer to pay the difference – in cash.

Cash because lenders will only loan up to the appraised value. For example, an offer of $500K for a property that only appraises for $475K – the lender will only loan up to $475K, less the buyer’s down-payment, usually 3.5%-20%. Understandably most buyers are not willing or able to pay such a difference. If the buyer and seller are not able to come to an agreement – lower the purchase price or agree to split the difference or other seller concessions – the escrow can blow up. Poof, the buyer wants out and the seller is left back at square one looking for a new buyer.

If the appraisal contingency is still in place, the buyer may cancel the purchase agreement and get their deposit back (usually 3% of the purchase price, applied to the down-payment). For some loan types such as FHA, common in today’s market, the appraised value actually sticks with the property for other FHA buyers for 6 months limiting any new higher offers that sellers may wish to entertain during that time period – unless of course a new buyer is willing / able to pay the appraised difference. If a new buyer is going with a conventional loan – 5-20% down – a new appraisal can be obtained, but there is no guarantee of the outcome.

In the case where the appraised value is above the purchase price, sellers naturally feel that they’ve left money on the table and may want to cancel the purchase agreement to seek higher offers.

The key to a successful appraisal starts with the offer. Buyers’ agents should help guide buyers to write reasonable offers based on recent comparable sold properties as well as pending and active properties. Writing an unrealistically high offer to ensure your offer is accepted over other multiple offers, banking on a lower purchase price after the appraisal, won’t fly with sellers. In fact, some sellers require proof of cash funds upfront for higher offers written well above asking to pay any potential difference in appraised value.

It’s also important that buyers insist that their lender request a certified and local appraiser. Appraisals are usually about $375-800 for a certified appraiser. The cost can be a bit less for a non-certified appraiser, but the consequence of an unskilled appraiser can be a disappointment. Also, outside appraisers often bid a discounted rate to compete in today’s tough market. But non-local appraisers do not always understand property values and improvements in our local market. The saving is relatively small and simply not worth it.

To further ensure the best outcome, I always attend the appraisal. This is a somewhat subjective process and keeping the lines of communication open with the appraiser, answering questions about the property, pointing out important upgrades, and sharing the comparable properties used to determine the offer price greatly aid the appraiser.

The ultimate goal of escrow is to close on time and transfer keys. Follow these steps to avoid hurdles in your appraisal process:

• Write / accept reasonable offers
• Buyers should be prepared to show proof of cash funds if willing to pay above appraised value (especially in competitive multiple offer situations)
• Insist on a certified local appraiser
• Have your agent (me!) attend the appraisal

My Pick for Earth Day

Cloth Napkins! I’ve used them for years. My grandma Annie loved cloth napkins too for as long as I can remember. She passed along her lovely shell napkin rings to me and they bring back such fond memories of family meals at her home. It was always special to find your napkin ring at the table with your name on the back. She was so thoughtful that way.

As a new vegan, I can’t help but think of my impact on the environment. There is so much more that I can do. Using cloth napkins more often is a simple way to reduce waste. I even packed one in my lunch to take to work this week!

Cloth napkins may seem old fashioned, but stores like Picking Daisies in San Luis Obispo are putting a spotlight on the trend. I was so surprised to happen upon this store a few years ago. Really, a whole store dedicated to napkins? I was just amazed. They have a wonderful assortment of 100% cotton and organic choices too. I love the vibrant colors and patterns, great for mixing and matching. Wonderful ease of care too – no wrinkles here! Over the years they’ve added a few other items to their collection: place mats, cloth bags, pillows, and aprons. We always visit their shop when we are nearby in Cambria and I enjoy picking out new napkins to add to my growing collection.

Photo Credit: Picking Daisies

Shop owners and sisters, Kay and Dede, are so nice and helpful. They opened their store in 2008 and have a real passion for their business. Be sure to stop by if you are ever in the area: 570 Higuera Street, Suite 120, San Luis Obispo, CA 93401. They are having an Earth Day sale today and tomorrow offering 25% off online and in-store. A great way to celebrate Earth Day I’d say!

Budding Sprouts at Granada Village

Recently there has been some much needed activity at the waning Granada Village shopping center located in Granada Hills on Chatsworth cross Zelzah. Regency Centers owns this location and is pumping in a whopping $16-millon for the redevelopment.

The big news is the addition of a Sprouts Farmers Market. Security fencing is up and you can see the start of construction. Word on the street is that Rite Aid will move from its current location to the old Ralphs' space on the corner to allow for a drive through pharmacy.

Longtime residents may recall when we had two Ralphs for many years (when Ralphs bought out Hughes) on the same street facing each other! This space has been unoccupied for several years leaving residents to wonder if the location would ever be filled. Kohl's made a failed attempt awhile back – residents were fearful of the proposed 2-story building and added outside traffic pouring into the neighborhood. To the dismay of Regency and shop owners, residents fought tooth-and-nail against Kohl's shooing them right out of town! With the relocation of Rite Aid, Sprouts will occupy its old space and HomeGoods will join the center too. I frequently steer our walks in the direction of Granada Village to watch the progress – hurry up opening day!

According to globest.com, Regency will incorporate "green" features to the plan including energy-efficient lighting, an underground storm water retention and treatment system, water-efficient landscaping, and a charging station for electric cars.

On a not so happy note, the Blockbuster location in this center is closing. I stopped by last Sunday – it felt so blue inside. Feeling nostalgic, I purchased two videos for $4.99 each: Love Happens with Aaron Eckhart and Jennifer Aniston and Away We Go with John Krasinski and Maya Rudolph. Still need to watch. Hoping they are good picks!

The clerk advised that it was their last day (so glad I stopped in). But he was chipper sharing that he had landed another job already. I will miss walking over to rent a movie. It’s a strong appeal to living in Old Granada Hills – walking to so many great local businesses. The Blockbuster will be torn down to make room for additional parking, which will surely be needed with the rebirth of this center.

So farewell Blockbuster and welcome Sprouts and friends!

Photo Credit: Regency Centers

The Hunter and the Lounger

My grubby boys, Commerce and Cody, had a much needed day of beauty last week at a’ la Mutt in Toluca Lake. Owner, Laurie, is so wonderful and caring. Groomer, Jessica, is a talented groomer with a big heart. It is not easy to groom two 70 lb. dogs for sure – not to mention all of my styling preferences: floppy tops, feathers, short here, long there…

As soon as we got home, my handsome babies got busy doing what they love – Cody is our hunter on the prowl for birds, squirrels, dogs, and lately joggers – if it moves – he runs and barks! Woof, woof, woof! Commerce, our little lounger has his own idea of fun and makes quick work of diving into the pillows on the couch. Of course by the end of the day you will find Cody (and me) sacked out on the couch too! 

 Cody, about to pounce!

Commerce gets cozy!

http://alamutt.com/

Today’s Real Estate Market Trends

Is it a buyers’ market or sellers’ market? Well, that depends… Yes, prices are down and interest rates are low. In general it is not a sellers' market for sure. Home sale prices are down and many homeowners are underwater owing much more than their home is worth today, known as a Short Sale.

Just to clarify for all, there is nothing short about the time frame of a short sale, just the price! Lenders are not excited about the loss and their approval process can be quite lengthy. Initially, the seller accepts a buyer’s offer within just a few days. That offer is than submitted to the lender for approval. This approval process can take months. In cases where there are multiple liens, the process is delayed even further. But it is a viable option for distressed sellers and patient buyers.

So, it must be a buyers' market right? Well not so fast. While buyers are benefiting from lower home prices and interest rates, we have been experiencing lower home inventory – sellers facing a down market are just not that motivated to sell. This limited inventory flips the tables on buyers somewhat when there are many buyers interested in the same property and multiple offers submitted – even the perception that multiple offers will occur can drive up the price.

Geography is another big factor. While the Los Angeles area is experiencing lower inventories overall, other areas have a surplus of inventory. In those markets, it is a buyers' market for sure. Many areas are experiencing a surplus of foreclosed properties. That’s not the case for Los Angeles where foreclosed homes merely trickle into the market.

Foreclosed properties do offer a benefit over a short sale of a more traditional escrow period, but don’t expect huge discounts here just because the property is foreclosed. Most banks are savvy to the market and set the price at or just below market value often causing a multiple offer situation and increased prices. Depending on the property condition though, you may be able to snag a foreclosed property for 10% below market value. One reason for this is that banks are not required to complete the standard homeowner disclosures, since they have not occupied the property, and a lower price is a good incentive for buyers in lieu of this information. However, many banks are fixing up properties needing TLC and in return are expecting market value.

Sellers with a regular equity sale – owing less than the value of their property – do have an advantage in the market. Buyers are clamoring over these properties, when priced at or below market value, where a 30-45 day escrow is possible, disclosures are provided, and there is more certainty in the sale.

In summary influences that determine the market include:

• Sale Prices
• Interest Rates
• Inventory
• Geography
• Sale Type: Regular (equity sale), Short Sale, Foreclosed

Overall, our real estate market has generated a lot of opportunities for buyers, especially first time buyers and existing homeowners looking to move up. Prices are at a historic low in our market, interest rates continue to remain low (as of today, 4.75% for a 30-year fixed mortgage up to $417K), and FHA financing at just 3.5% makes home ownership more affordable than ever. Another boost for buyers, sellers often foot the bill for closing costs which can average 3-4% of the sale price.

Granada Hills in particular offers terrific home values, larger homes and lots for your money, especially compared to other local areas such as Studio City, for example. That’s why Granada Hills is my hometown!

I hope you find this information useful. Buying real estate can be tricky in any market, but especially so today. A trusted real estate adviser (ME!) can help guide you through the process. Feel free to post a question or contact me anytime for all of your real estate needs: audrey.rainbolt@camoves.com.

My First 24 Hours as a Vegan

I have to say that I am excited about this. Already obsessively reading labels and looking up unknown ingredients on the web. Hubby, Kevin, not so much… I was a vegan for 6 months in the ‘90s and he thought it was a pain. No problems eating at home really. I’ve been a vegetarian for over 20 years so I am skilled at making something for each of us. But going out to eat and events with family and friends was a bit of a challenge.

I remember making dinner for Kevin when we were first dating (spaghetti of course) and he asked me, “So how long are you going to be a vegetarian?” I guess he thought that I was just being trendy! It did start out as a trend I suppose. I was 18 and one day I just decided to stop eating meat. It always bothered me thinking about where meat came from. I think my Mom cried when I told her, worried that I would be nutritionally deprived. But it stuck. I never ate meat again and never missed it one bit. It was meant for me. My family and friends have always been supportive and gone out of their way to accommodate me. I am so grateful for that. My grandmother, Annie, worried about my nutrition too and especially protein. One time she made me cheese enchiladas with hard boiled eggs! Tasted better than it sounds for sure!

See my kickoff meals below and my vegan peanut butter cookie recipe!

Vegan clock started 4/6/11 at 4 p.m.

Snack--Nuts and dried fruit

Dinner/Dessert--Lentil soup, banana, 2 apple rice cakes with peanut butter (A lesson in soy lecithin found in the rice cakes – I learned that soy lecithin is vegan and there is animal based lecithin.)

Breakfast--Vegan pancakes with peanut butter and jam (I need to work on this recipe. Flat and unappealing looking – I won’t be able to sneak this one by Kevin just yet!)

Lunch--Rice and lentil salad, chopped apple, and homemade dressing

Snack--Vegan peanut butter cookies (see recipe below)

Dinner--Salad topped with vegan masala patty (spicy) from Trader Joe’s, chopped apple, and more of that yummy dressing

All this without shopping yet for vegan provisions. I do need to get some soy/rice/almond milk soon. Time for a taste test!

Also, searched online for vegan bread options... No, Wonder Bread is not vegan, though PETA claims it is. Apparently PETA will give their vegan stamp if it only has a small % of animal product. What the heck!? Needless, I will not be using them for a source of information!  Happy to report that my favorite Milton’s bread is vegan – Healthy Multi Grain Plus. My Aunt Jo told me about this bread years ago when trying to wean myself from white bread. It’s the best!

Vegan Peanut Butter Cookies

I adapted this recipe from my Aunt Linda’s recipe. These are a hit – quick, easy, and oh so good! One bowl, no mixer – love it! No flour – but not low carb – lots of sugar!

Preheat oven to 375 degrees

2 Cups Sugar (I like Trader Joe’s organic sugar – regular sugar will work, but it is not vegan due to the processing)

2 tsp Baking Soda

1 Smashed Banana (or 2 eggs if you are so inclined)

2 tsp Vanilla

2 Cups Peanut Butter (I like Trader Joe’s Crunchy – just dump the whole jar in)

Whisk to combine the sugar and baking soda. Stir in the banana and vanilla. Add peanut butter and stir with a wooden spoon until stiffened.

I use a small sized cookie scoop – 12 per pan – they do not spread too much. Bake for 10 minutes exactly – tops will be cracked – 11 minutes and the tops will brown – no effect on taste, just not as appealing looking. Cool on pan for 10 minutes and transfer to wire racks.

Makes 36 cookies

Relish!