(12) United States Patent
`Broerman
`
`USOO6594633B1
`(10) Patent No.:
`US 6,594,633 B1
`(45) Date of Patent:
`Jul. 15, 2003
`
`(54) REAL ESTATE COMPUTER NETWORK
`(75) Inventor: Vincent S. Broerman, 11659 Symmes
`Valley Dr., Loveland, OH (US) 45140
`w
`(73) Assignee: Vincent S. Broerman, Loveland, OH
`(US)
`Subject to any disclaimer, the term of this
`patent is extended or adjusted under 35
`U.S.C. 154(b) by 0 days.
`
`(*) Notice:
`
`JP
`
`FOREIGN PATENT DOCUMENTS
`2000-2SO978
`9/2000 ........... GO6F/17/60
`OTHER PUBLICATIONS
`Dialog (file 15, Accession No. 00708378), Hopper, Brett L.,
`“The Selling Real Estate Broker and the Purchaser: Assess
`ing the Relationship”, 1992, BYU Law Review, v1992n4,
`pp. 1135-1153.*
`* cited by examiner
`Primary Examiner James P. Trammell
`Assistant Examiner Jalatee Worloh
`(74) Attorney, Agent, or Firm Wood, Herron & Evans,
`1.
`ABSTRACT
`
`(21) Appl. No.: 09/362,107
`(22) Filed:
`Jul. 7, 1999
`-
`(51) Int. Cl." ................................................ G06F 17/60
`(52) U.S. Cl. .............................................. 705/1; 705/37 A real estate computer network 10 facilitates a real estate
`(58) Field of Search ................................ 705/1, 36, 37,
`transaction between a buyer 13 and a seller 12 by electroni
`705/23, 5, 26, 27, 80
`cally communicating between the parties 12, 13 and third
`s as a s/s a
`s
`parties Such as a real estate facilitating entities 24 (e.g.,
`lawyer, mortgage provider, title provider) over a network 14,
`Such as or including the Internet 16. Each Stage of the
`transaction is Supported by the parties utilizing an online real
`ME Assy seat s 120 to EE
`normation; to searcn Ior a property in a property database
`20, to negotiate via an electronic purchase contract 96; and
`to Schedule associated events (e.g., showings) and deadlines
`(e.g., closing, mortgage filing). Other real estate Services are
`Supported, Such as electronic mortgage calculator 224, elec
`tronic mortgage application 226, searching for comparable
`sales 92, electronic document delivery 222, and others.
`47 Claims, 13 Drawing Sheets
`
`(56)
`
`References Cited
`U.S. PATENT DOCUMENTS
`5,283,731. A
`2/1994 Lalonde et al. ............. 364/401
`5,584,025 A * 12/1996 Keithley et al. ............ 395/615
`5664,115 A 9/1997 Fraser .................
`705/37
`5,781,773 A * 7/1998 Vanderpool et al. ........ 395/611
`5.974,406 A * 10/1999 Bisdikian et al. .............. 707/1
`6,029,141. A
`2/2000 Bezos et al. .................. 705/27
`6,185,683 B1 * 2/2001 Ginter et al. ..
`... 713/176
`6,247,047 B1 * 6/2001 Wolff ...........
`... 709/219
`6,134,534 A1 10/2001 Walker et al. ................ 705/26
`2001/0041053 A1 11/2001 Abecassis .................... 386/83
`
`:
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`13
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`SEARCHENGINE
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`20
`
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`PROPERTY
`OAABASE
`
`FACLATOR
`
`DISCLOSURE
`
`PURCHASE
`CONTRACT
`
`CONRAC
`TRACKING
`
`CUSTOM
`PROFE
`
`SCHEDUING
`DAABASE
`
`ASSOCATED
`SERVICES
`
`
`
`CUSTOM
`PROFILE
`
`COMPARABES
`SEARCH
`
`RANSACTION
`DATABASE
`
`SALES
`DATABASE
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`
`
`
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`
`
`BROKERAGE
`
`
`
`SAES
`VERIFICAON
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`ResMan Exhibit 1011, Page 1
`ResMan, LLC v. Karya Property Management, LLC
`IPR2021-00844
`
`

`

`U.S. Patent
`
`Jul. 15, 2003
`
`Sheet 1 of 13
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`US 6,594,633 B1
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`13
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`10
`N
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`16
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`26
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`12
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`-
`E
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`24
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`14
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`18
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`-
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`- E
`/SN
`28
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`22
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`20
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`i l-
`g
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`30
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`l
`
`It
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`50
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`66
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`
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`MEMORY
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`APPLICATION
`
`PROCESSOR
`
`
`
`OPERATING SYSTEM
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`
`
`
`
`
`NETWORK
`INTERFACE
`
`MASS STORAGE
`
`
`
`64.
`
`F.G. 1
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`60
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`62
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`F.G. 2
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`ResMan Exhibit 1011, Page 2
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`U.S. Patent
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`Jul. 15, 2003
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`Sheet 2 of 13
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`US 6,594,633 B1
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`ResMan Exhibit 1011, Page 3
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`IPR2021-00844
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`

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`U.S. Patent
`
`Jul. 15, 2003
`
`Sheet 3 of 13
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`US 6,594,633 B1
`
`PROPERTY DATABASE
`
`PROPERTY RECORD
`
`PROPERTY DESCRIPTION
`PROPERTY GRAPHICS
`CONTRACTUAL TERMS
`SCHEDULING DATABASE POINTER
`CONTRACT PERIOD
`USAGE TRACKING POINTER
`SALES WERIFICATION POINTER
`
`F.G. 4
`
`
`
`BROWSER - SITE.COM
`File Edit View Go Favorites Help
`
`120
`
`f
`
`124
`
`OGN NAME
`150
`PASSWORD
`15
`
`154
`
`ResMan Exhibit 1011, Page 4
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`IPR2021-00844
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`

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`U.S. Patent
`
`Jul. 15, 2003
`
`Sheet 4 of 13
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`US 6,594,633 B1
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`BROWSER - SITE.COM
`File Edit View Go Favorites Help
`YOUR OUICKLNKS
`DE DESCRIPTION 1
`DEL DESCRIPTION 2
`DEL DESCRIPTION 3
`DEL DESCRIPTION 4
`LINK 5 DEL DESCRIPTION 5
`
`124
`
`
`
`MESSAGE A. BUYER
`MESSAGE B - BUYERAGENT TO
`BUYER
`ESSAGE C ... BUYERAGENT TO
`
`SELLER PARTY
`MESSAGE B - SELER
`
`SANDARD TERMS:
`A. BREACH:
`B. NSURANCE:
`
`ResMan Exhibit 1011, Page 5
`ResMan, LLC v. Karya Property Management, LLC
`IPR2021-00844
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`

`

`U.S. Patent
`
`Jul. 15, 2003
`
`Sheet 5 of 13
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`US 6,594,633 B1
`
`
`
`BROWSER. SITE.COM
`File Edit View Go Favorites Help
`98 - DISCLOSURE DOCUMENT
`
`124
`
`NSTRUCTIONS: (1) ANSWER ALL QUESTIONS. (2) IDENTIFY
`ANY MATERIAL MATTERS IN THE PROPERTY THAT ARE
`ACTUALLY KNOWN. (3) ATTACHADDITIONAL PAGES WITH
`OUR SIGNATURE IF ADDITIONAL SPACE IS REOURED.
`
`WATER SUPPLY:
`O
`PUBLIC
`O PRIVATE
`O WELL
`O CISTERN
`
`F.G. 5C
`
`ResMan Exhibit 1011, Page 6
`ResMan, LLC v. Karya Property Management, LLC
`IPR2021-00844
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`

`

`U.S. Patent
`
`Jul. 15, 2003
`
`Sheet 6 of 13
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`US 6,594,633 B1
`
`MAN
`
`200
`
`LIST SALE PROPERTY
`
`SEARCH PROPERTY
`DATABASE
`
`NEGOTATE SALE
`
`CLOSING ACTIONS
`
`POS-TRANSACTION
`MONTORING
`
`20° (Fig. 7)
`
`204
`
`(Fig. 8)
`
`*
`
`(Fig.9)
`
`"(Fig. 10)
`
`2O.
`(Fig. 11)
`
`-
`
`SELLER CUSTOMPROFE
`
`* (Fig. 12)
`
`16
`&
`
`BUYER CUSTOMPROFE
`
`-"f 13
`
`SEARCH COMPARABE SALES
`
`28
`
`"ASK THE AGENT"
`
`DOCUMENTATION DELIVERY
`
`MORTGAGE CALCULATOR
`
`F.G. 6
`
`MORTGAGE APPLICATION
`
`22O
`
`222
`
`224
`
`226
`
`ResMan Exhibit 1011, Page 7
`ResMan, LLC v. Karya Property Management, LLC
`IPR2021-00844
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`

`

`U.S. Patent
`
`Jul. 15, 2003
`
`Sheet 7 of 13
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`US 6,594,633 B1
`
`2O2
`LIST SALE PROPERTY
`ENTERDATAINTO PROPERTY RECORD-290
`
`OSPLAY LISTING CONTRACT
`
`232
`
`N
`
`RETURN
`
`236
`
`234
`Y
`
`N
`
`ENTER DATA FOR
`DISCLOSURE
`
`238
`
`240
`Y
`
`ENTERSCHEDULE FOR
`SHOWNGS
`
`242
`
`ADD PROPERTY RECORD TO PROPERTY DATABASE 244
`
`LISTING SUBMITED TO MULTIPLE.LSTNG SERVICE 246
`
`CONTRACT & FORMS SENT TO SELLER
`
`MARKETING INFORMATION SENT TO SELER
`
`248
`
`250
`
`
`
`
`
`
`
`30 DAYS OR
`LESS UNT
`CONTRACT PERIOD
`EXPRES
`
`
`
`254
`
`SEND NOTICE TO RENEW
`TO SELER
`
`
`
`256
`
`CONTRACT
`PERIOD EXPRED
`
`Y
`
`FIG. 7
`
`258-
`
`REMOVE FROM DATABASE & NOTFY SELER
`
`26, LISTING ADDED TO SALES VERIFICATION WATCH
`262
`RETURN
`
`ResMan Exhibit 1011, Page 8
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`IPR2021-00844
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`

`

`U.S. Patent
`
`Jul. 15, 2003
`
`Sheet 8 of 13
`
`US 6,594,633 B1
`
`SEARCH PROPERY DATABASE
`280
`ENTER PROPERTY REQUIREMENTs
`SEARCHFOR gosplay RECORDust 282
`
`204
`
`N
`
`N
`
`
`
`
`
`
`
`
`
`
`
`
`
`284
`
`Y
`
`SCHEDUE AUTOMATIC SEARCH
`
`BUYER
`SELECS DEALED
`DATA
`
`RECORD SELECTION
`
`PROVIDE DETALED RECORD DAA
`
`286
`
`292
`
`294
`
`REOUEST SELER
`CONTACT?
`
`
`
`290
`
`
`
`302
`
`
`
`BUYER HAS
`CUSTOMPROFE
`
`CONTACT INFORMATON PROVIDED
`
`CREATE CUSTOM
`PROFILE
`
`N
`
`
`
`
`
`NOTFY SELER
`
`Y
`
`INTERACT WITH
`SCHEDUE
`
`NOTFY SELER
`
`FG. 8
`
`RETURN
`
`312
`
`ResMan Exhibit 1011, Page 9
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`

`

`U.S. Patent
`
`Jul. 15, 2003
`
`Sheet 9 of 13
`
`US 6,594,633 B1
`
`NEGOTATE SALE
`
`O6
`
`330
`
`PENDING SELER
`COUNTER OFFER
`
`
`
`33
`
`
`
`
`
`BUYER
`MAKE OFFER
`
`RETURN
`
`334
`
`
`
`
`
`
`
`336
`
`
`
`
`
`
`
`N
`MODIFY PURCHASE
`CONRAC
`
`BUYER
`COUNTER OFFER
`
`ESCROW
`REOURED
`
`ESCROW
`REOURED
`
`NOTIFY SELLER
`378
`RETURNESCROW
`38O
`
`ARRANGE ESCROW
`DEPOST
`
`382
`
`344
`
`NOTFY SELER
`
`346 SELLER ACCESSES OFFER
`
`348
`
`N
`
`Y
`
`
`
`N
`
`SELER
`COUNTER OFFER2
`
`
`
`Y
`
`359
`NOTFY BUYER
`
`NOTFY SELLER
`
`CLOSING ACTIONS
`
`372
`
`208
`
`ADDO WATCH
`
`MODIFY PURCHASE CONTRAC
`
`RECORD VERSION
`
`NOFY BUYER
`
`362
`
`364
`
`NOTFY BUYER
`
`354
`
`RETURNESCROW - 356
`
`RETURN
`
`358
`
`FIG. 9
`
`ResMan Exhibit 1011, Page 10
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`U.S. Patent
`
`Jul. 15, 2003
`
`Sheet 10 Of 13
`
`US 6,594,633 B1
`
`COSNG ACTIONS
`
`08
`
`SELLER SELECTS COMMISSION PAYMENT METHOD
`
`400
`
`NOTIFY BUYER TO PROVIDE FINANCING INFORMATION A 402
`
`SCHEDUE OFHER CONTRACT CONTINGENCES
`INCLUDING SENDING DOCUMENTATION & CLOSING N-0
`4O6
`
`N
`
`Y
`
`APPROACHINGT
`
`
`
`NOTFY PARTIES
`
`NOTFY PARTIES
`
`
`
`
`
`
`
`
`
`
`
`
`
`DEADLINE FLAGGED FOR
`SYSTEM EXCEPTION?
`
`EXCEPTION REPORT
`
`EXECUTE COMMISSION & SCHEDULE
`PAYMENT CONFIRMATION
`
`422
`
`434
`
`43
`
`N
`
`
`
`NONBREACHMG
`PARTY WAVES OR
`RESCHEDULES
`
`CONTRACT CANCE LEO
`
`ADDED TO WATCH LIST
`
`436
`
`ALL PARTIES NOTIFIED
`
`488
`
`424
`
`F.G. 10
`
`ResMan Exhibit 1011, Page 11
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`IPR2021-00844
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`

`U.S. Patent
`
`Jul. 15, 2003
`
`Sheet 11 of 13
`
`US 6,594,633 B1
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`POST. TRANSACTIONMONTORING
`
`210
`
`RETRIEVE INCOMPLETE TRANSACTION (BUYER,
`SELLER, PROPERTY) FROM DATABASE
`
`450
`
`DELETE
`
`ANOTHER IN
`WATCH LIST
`
`/ 464
`RETRIEVE PAYMENT PENDING SCHEDULE FROM DATABASE
`
`
`
`N
`
`DEADLINE
`EXCEEDED7
`
`466
`Y
`
`EXCEPTION REPORT
`
`470
`/
`
`N
`
`ANOTHER
`PAYMENT PENDING?
`
`Y
`
`F.G. 11
`
`ResMan Exhibit 1011, Page 12
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`

`

`U.S. Patent
`
`Jul. 15, 2003
`
`Sheet 12 of 13
`
`US 6,594,633 B1
`
`SELER CUSTOMPROFILE
`
`22
`
`492
`BECOME MEMBER
`
`N
`
`WALD
`LOGN NAME 8
`PASSWORD
`
`490
`
`Y
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`MODIFYDELETE
`HOME LISTING?
`
`
`
`498
`MODIFY DELETE HOME LISTING
`
`MODIFY CALENDAR
`
`DISPLAY CAENOAR
`
`REVIEW LISTENG
`CONTRACT?
`
`DISPLAY LISTING CONTRACT
`
`OTHER SERVICE?
`
`
`
`
`
`PERFORM OTHER SERVICE
`
`494
`
`FIG. 12
`
`ResMan Exhibit 1011, Page 13
`ResMan, LLC v. Karya Property Management, LLC
`IPR2021-00844
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`

`

`U.S. Patent
`
`Jul. 15, 2003
`
`Sheet 13 of 13
`
`US 6,594,633 B1
`
`
`
`
`
`
`
`
`
`BECOME MEMBER
`
`WALD
`LOGIN NAME 8
`PASSWORD
`
`MODIFY CONTACT
`INFORMATION?
`
`
`
`
`
`
`
`DISPLAY MESSAGES
`
`RETRIEVE DOCUMENT
`
`
`
`
`
`OTHER SERVICE
`
`PERFORM OTHER SERVICE
`
`
`
`
`
`534
`
`F.G. 13
`
`ResMan Exhibit 1011, Page 14
`ResMan, LLC v. Karya Property Management, LLC
`IPR2021-00844
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`

`

`1
`REAL ESTATE COMPUTER NETWORK
`
`US 6,594,633 B1
`
`FIELD OF THE INVENTION
`The invention is generally related to computers and
`computer Software, and to the provision of real estate
`brokerage and asSociated Services to users coupled to an
`electronic communications medium.
`
`15
`
`25
`
`35
`
`BACKGROUND OF THE INVENTION
`Selling and buying real property is generally a time
`consuming proceSS requiring the assistance of Several pro
`fessional Services at a considerable cost. The typical Seller is
`unfamiliar with the marketing required to Sell their property
`and cannot acceSS marketing channels used by real estate
`agents, Such as the Multiple-Listing Service (MLS). Also,
`the typical seller does not have sufficient familiarity with
`comparable Sales in their area to assess the market price for
`their property. If a potential buyer is located, the typical
`Seller does not have the legal resources necessary to nego
`tiate a purchase contract and to close the transfer.
`Consequently, Sellers often use Seller agents to list and Show
`the property for Significant commissions, as much as 6% or
`7% of the Sale price, even when the agents perform a very
`Small Service. In addition, Sellers typically do not have the
`ability to Sell by Owner on an equal footing, and thus may
`have no real alternative other than paying the large com
`mission.
`Typical buyers are at a similar disadvantage in finding and
`purchasing real property Such as a home. Often buyers are
`unfamiliar with the area and what properties are listed for
`sale. Even if able to access a publicly-available Multiple
`Listing Service (MLS), buyers generally cannot gain access
`to Sales data to assess reasonable market values. Once a
`property is located, the typical buyer does not have the legal
`resources necessary to negotiate a purchase contract and to
`close the transfer.
`Real estate transactions are typically accomplished
`through an assortment of communication Systems that are
`40
`largely not integrated and often not even electronic com
`munication. Each party (e.g., buyer, buyers agent, Seller,
`Seller's agent, title provider, mortgage provider, real estate
`attorney, inspectors) generally keep their own personal
`Schedules. The parties have to contact one another to estab
`lish appointments. This may be exceedingly difficult if more
`than two of the parties have to find mutually convenient
`times. Also, having to contact parties by telephone is often
`inadequate due to unavailability.
`Moreover, the myriad of Scheduling details that occur in
`negotiating and closing a purchase contract for real estate
`property can easily be overlooked. For example, a buyer and
`the Seller may be unaware that State regulations require
`certain inspections or that certain types of mortgage appli
`cations (e.g., VA loan) require a certain period of time and
`additional procedures (e.g., termite inspection).
`Consequently, these parties may not even be aware of these
`Scheduling considerations when negotiating a purchase con
`tract.
`Attempting to avoid the high commission of real estate
`agents means difficulty in negotiating the purchase contract.
`Sellers and buyerS may not have ready access to an appro
`priate form purchase contract. ASSistance in completing the
`form purchase contract may not be available at minimal cost.
`In addition, the physical shuttling of offers and counter
`offers between the parties may impose a time consuming
`burden, and may make negotiating more emotionally diffi
`
`45
`
`50
`
`55
`
`60
`
`65
`
`2
`cult. Also, tracking the number of changes to the purchase
`contract during negotiation is difficult, especially given
`methods of modification including handwritten changes and
`faxed changes. Furthermore, a party making the pending
`offer may benefit from knowing whether the other party has
`received the document without giving an impression of
`being anxious.
`
`SUMMARY OF THE INVENTION
`The invention addresses these and other problems asso
`ciated with the prior art by providing an apparatus, program
`product and method that assist in the automated and efficient
`provision of real estate Services, particularly in the area of
`facilitating real estate Sales transactions.
`Consistent with one aspect of the invention, brokering a
`real estate transaction is facilitated by electronically com
`municating property information to potential buyers over a
`computer network Such as the Internet. The property infor
`mation is Stored in a property database. The transaction is
`facilitated by one or more real estate documents retrievable
`by the buyer or the seller. By managing the flow of infor
`mation electronically, the need for professional assistance is
`minimized, along with the associated costs.
`Consistent with another aspect of the invention, negotia
`tion during a transaction includes electronically generating
`an offer by revising an electronic form under the direction of
`the first party, either the seller or the buyer. This electronic
`form includes immutable contract terms and mutable con
`tract terms. The buyer or Seller making the offer is interac
`tively assisted in completing the form. The revised elec
`tronic form is electronically transmitted to the other party.
`The Second party may Subsequently generate a counter offer
`by Supervising changes to the mutable contract terms and by
`having the counter offer electronically transmitted to the first
`party. Each version of the electronic form is tracked as to
`Status and content.
`Consistent with a further aspect of the invention, execu
`tion of the transaction is facilitated by receiving disclosure
`information from a Seller via electronic communication So
`the disclosure information may be Stored, asSociated with a
`property record identifying a real estate property, and elec
`tronically communicated to another party, Such as a buyer or
`a third-party facilitator.
`Consistent with an additional aspect of the invention,
`conduct of the transaction is facilitated by receiving Sched
`uling information from the buyer party and/or the Seller
`party via electronic communication to the other party.
`These and other advantages and features, which charac
`terize the invention, are Set forth in the claims annexed
`hereto and forming a further part hereof. However, for a
`better understanding of the invention, and of the advantages
`and objectives attained through its use, reference should be
`made to the Drawings, and to the accompanying descriptive
`matter, in which there are described exemplary embodi
`ments of the invention.
`
`BRIEF DESCRIPTION OF THE DRAWINGS
`FIG. 1 is a block diagram of a computer network consis
`tent with the invention.
`FIG. 2 is a block diagram of an exemplary hardware and
`Software environment for a computer from the computer
`network of FIG. 1.
`FIG. 3 is a block diagram illustrating the primary software
`components utilized by the computer network of FIG. 1 in
`a real estate application, including an illustration of elec
`
`ResMan Exhibit 1011, Page 15
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`IPR2021-00844
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`

`3
`tronic communication between a buyer party, a Seller party
`and a brokerage System.
`FIG. 4 is a block diagram of a property record from the
`property database of FIG. 3.
`FIG. 5 is a depiction of a home screen of an online real
`time interactive communication interface used by a buyer
`party or a Seller party for electronic communication with the
`computer network of FIGS. 1-3.
`FIG. 5A is a depiction of a custom profile screen of the
`online real time interactive communication interface of FIG.
`5.
`FIG. 5B is a depiction of an online real time interactive
`communications interface for confidential, concurrent elec
`tronic communication between a buyer party and a Seller
`party with an accompanying electronic purchase contract.
`FIG. 5C is a depiction of an online real time interactive
`communication interface for generating a disclosure docu
`ment from disclosure information received from a Seller
`party.
`FIG. 6 is a flow chart illustrating the Sequence of opera
`tions by a main routine of the computer network of FIGS.
`1-3 for performing the electronic communication and ulti
`lizing the primary Software components of FIG. 3.
`FIG. 7 is a flowchart illustrating the sequence of opera
`tions performed by the Seller and the computer network to
`list a Sale property for the main routine referenced in FIG.
`6.
`FIG. 8 is a flowchart illustrating the sequence of opera
`tions performed by the buyer and the computer network to
`search the property database of FIG. 3 for the main routine
`referenced in FIG. 6.
`FIG. 9 is a flowchart illustrating the sequence of opera
`tions performed by the buyer, the Seller, and the computer
`network to negotiate Sale of a property found in the Search
`routine of FIG. 8 for the main routine referenced in FIG. 6.
`FIG. 10 is a flowchart illustrating the sequence of opera
`tions performed by the buyer, the Seller, and the computer
`network to close the Sale of the property negotiated in FIG.
`9 for the main routine referenced in FIG. 6.
`FIG. 11 is a flowchart illustrating the Sequence of opera
`tions performed by the computer network for post
`transaction monitoring for the main routine referenced in
`FIG. 6.
`FIG. 12 is a flowchart illustrating the Sequence of opera
`tions performed by the seller and the computer network for
`creating or modifying a Seller custom profile for the main
`routine referenced in FIG. 6.
`FIG. 13 is a flowchart illustrating the sequence of opera
`tions performed by the buyer and the computer network for
`creating or modifying a buyer custom profile for the main
`routine referenced in FIG. 6.
`
`DETAILED DESCRIPTION
`
`Hardware and Software Environment
`Turning to the Drawings, wherein like numbers denote
`like parts throughout the several views, FIG. 1 illustrates a
`real estate computer network 10 consistent with the inven
`60
`tion. Real estate computer network 10 operates as a com
`puting platform for providing real estate Services to a
`plurality of sellers 12 and buyers 13 coupled thereto over an
`electronic communications network 14. Buyers 13 and sell
`erS 12 may couple to the real estate computer network 10
`through any number of electronic communications media,
`e.g., a global public network Such as the Internet 16.
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`The real estate computer network 10 includes a network
`Server 18 containing a property database 20, and the network
`Server 18 is coupled to a brokerage System computer 22,
`Such as over a network or through a global public network
`such as the Internet 16, although network server 18 and the
`brokerage System computer 22 may be encompassed within
`one system or device. The real estate computer network 10
`is also shown coupled to a facilitator computer 24, a
`payment transaction computer 26 for electronic payment
`transactions for fees Such as a commission (e.g., credit card
`charge), and to a sales computer 28 containing a sales
`database 30.
`An advantage of the real estate computer network 10 that
`will become apparent through the discussion herein is to
`reduce or eliminate the need for a seller 12 and a buyer 13
`to work through real estate agents. However, for certain
`embodiments or due the preferences or limitations of a buyer
`13 or Seller 12, an agent may be used. Consequently,
`hereafter a Seller party 12 may be used to denote a Seller 12
`and/or those working for the Seller 12 Such as a Seller's
`agent. Similar, a buyer party 13 may be used to denote a
`buyer 13 and/or those working for the buyer 13 Such as a
`buyers agent.
`FIG. 2 illustrates in another way an exemplary hardware
`and Software environment for an apparatus 50 consistent
`with the invention. For the purposes of the invention,
`apparatus 50 may represent practically any type of
`computer, computer System or other programmable elec
`tronic device, including a Seller computer 12, a buyer
`computer 13, a brokerage System computer 22 or any of a
`number of computers in real estate network 10 (FIG. 1).
`Each Such computer may be implemented as a desktop
`computer, a server computer, a workstation, a portable
`computer, a handheld computer, an embedded controller, or
`another other type of Single- or multi-user computer. Appa
`ratus 50 may be coupled in a wired or wireless network 10
`as shown in FIG. 1, or may be a Stand-alone device in Some
`implementations. Apparatus 50 will hereinafter also be
`referred to as a “computer', although it should be appreci
`ated the term "apparatus' may also include other Suitable
`programmable electronic devices consistent with the inven
`tion.
`Computer 50 typically includes at least one processor 52
`coupled to a memory 54. Processor 52 may represent one or
`more processors (e.g., microprocessors), and memory 54
`may represent the random access memory (RAM) devices
`comprising the main Storage of computer 50, as well as any
`Supplemental levels of memory, e.g., cache memories, non
`volatile or backup memories (e.g., programmable or flash
`memories), read-only memories, etc. In addition, memory
`54 may be considered to include memory Storage physically
`located elsewhere in computer 50, e.g., any cache memory
`in a processor 52, as well as any Storage capacity used as a
`Virtual memory, e.g., as Stored on a mass Storage device 56
`or on another computer coupled to computer 50 via network
`62.
`Computer 50 also typically receives a number of inputs
`and outputs for communicating information externally. For
`interfacing with a user or operator, computer 50 typically
`includes one or more user input devices 60 (e.g., a keyboard,
`a mouse, a trackball, a joystick, a touchpad, and/or a
`microphone, among others) and a display 62 (e.g., a CRT
`monitor, an LCD display panel, and/or a Speaker, among
`others). For additional storage, computer 50 may also
`include one or more mass Storage devices 60, e.g., a floppy
`or other removable disk drive, a hard disk drive, a direct
`access Storage device (DASD), an optical drive (e.g., a CD
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`drive, a DVD drive, etc.), and/or a tape drive, among others.
`Furthermore, computer 50 may include an interface with one
`or more networks 62 (e.g., a LAN, a WAN, a wireless
`network, and/or the Internet, among others) to permit the
`communication of information with other computers
`coupled to the network. It should be appreciated that com
`puter 50 typically includes Suitable analog and/or digital
`interfaces between processor 52 and each of components
`54-62 as is well known in the art.
`Computer 50 operates under the control of an operating
`System 64, and executes or otherwise relies upon various
`computer Software applications, components, programs,
`objects, modules, databases, data structures, etc. (e.g., as
`represented by application 66). Moreover, various
`applications, components, programs, objects, modules, etc.
`may also execute on one or more processors in another
`computer coupled to computer 50 via a network 62, e.g., in
`a distributed or client-Server computing environment,
`whereby the processing required to implement the functions
`of a computer program may be allocated to multiple com
`puters over a network.
`In general, the routines executed to implement the
`embodiments of the invention, whether implemented as part
`of an operating System or a Specific application, component,
`program, object, module or Sequence of instructions will be
`referred to herein as "computer programs”, or simply "pro
`grams”. The computer programs typically comprise one or
`more instructions that are resident at various times in various
`memory and Storage devices in a computer, and that, when
`read and executed by one or more processors in a computer,
`cause that computer to perform the Steps necessary to
`execute Steps or elements embodying the various aspects of
`the invention. Moreover, while the invention has and here
`inafter will be described in the context of fully functioning
`computers and computer Systems, those skilled in the art will
`appreciate that the various embodiments of the invention are
`capable of being distributed as a program product in a
`variety of forms, and that the invention applies equally
`regardless of the particular type of Signal bearing media used
`to actually carry out the distribution. Examples of Signal
`bearing media include but are not limited to recordable type
`media Such as Volatile and non-volatile memory devices,
`floppy and other removable disks, hard disk drives, magnetic
`tape, optical disks (e.g., CD-ROM's, DVD’s, etc.), among
`others, and transmission type media Such as digital and
`analog communication linkS.
`In addition, various programs described hereinafter may
`be identified based upon the application for which they are
`implemented in a specific embodiment of the invention.
`However, it should be appreciated that any particular pro
`gram nomenclature that follows is used merely for
`convenience, and thus the invention should not be limited to
`use Solely in any specific application identified and/or
`implied by Such nomenclature.
`Those skilled in the art will recognize that the exemplary
`environments illustrated in FIGS. 1 and 2 are not intended
`to limit the present invention. Indeed, those skilled in the art
`will recognize that other alternative hardware and/or Soft
`ware environments may be used without departing from the
`Scope of the invention.
`Real Estate Transaction Services
`The various aspects of the invention will now be
`described in greater detail in connection with the provision
`of real estate transaction Services by a plurality of buyer
`parties 13, including buyers and/or buyer agents, and by a
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`plurality of Seller parties 12, including Sellers and/or Seller
`agents, via a computer network, represented at 10 in FIG. 3.
`In particular, FIG.3 illustrates in greater detail the electronic
`communication (i.e., flow of information) between a buyer
`13, a brokerage System 22, a Seller 12, and perhaps third
`parties Such as a facilitator 24 (e.g., a lawyer, mortgage
`provider, and/or title provider) and payment transaction
`system 26.
`The electronic communication performed by the real
`estate computer network 10 may include various types and
`formats for various functions Such as messaging, notifying,
`Scheduling, and document transmittal. The content of the
`electronic communication may include audio, text and
`graphical information transmitted over wires or wireleSS
`channels and converted to a human legible form by a
`computer, fax machine, Voice telephone mailbox, pager,
`automated message to a telephone, hand-held personal
`assistant, an/or e-mail System.
`One particularly important aspect of facilitating of real
`estate transactions in the manner described herein is pro
`Viding an online real time interactive communications inter
`face to both sellers 12 and buyers 13 to facilitate transacting
`real estate Sales, especially in a confidential fashion. Having
`a property database 20 accessible by both the buyer 13 and
`the seller 12 provides the means whereby the parties can find
`one another. Moreover, having electronic communication
`between the parties allows for another important aspect of
`facilitating real estate transaction, electronically communi
`cating a real estate document to either the buyer 13 or the
`Seller 12 to facilitate the transaction. In particular, the
`electronically communicating the real estate transaction
`document may include negotiations for a purchase contract
`for a selected real estate property entirely through electronic
`communications. Legal authorization for Such entirely elec
`tronic communication may require recognition of Some form
`of document certification Such as a digital Signature. If
`negotiation by entirely electronic communication is not
`legally authorized or desired, traditional professional Ser
`vices through a real estate facilitating entity may be used to
`continue with the real estate transaction.
`Another important aspect of the facilitating of real estate
`transactions in the manner described herein is tracking
`interactions made with the System for a number of advan
`tages. Sellers 12 may benefit from knowing what the virtual
`"foot traffic' is for their property So that they may gauge the
`effectiveness of their listing. The brokerage System 22 needs
`to know usage of certain features that would warrant pay
`ment. Parties to a negotiation of a purchase contract 96
`would benefit from knowing whether the other party has
`received a document Such as counteroffer. Moreover, the
`recipient of Such a counteroffer would benefit from tracking
`all changes made to the purchase contract 96 during the
`negotiation. In addition, listing, finding, negotiating and
`closing the Sale of a real estate property requires a large
`number of Scheduling considerations. Having a way to track,
`display, update and notify parties of Scheduling associated
`with a real estate transaction is a more efficient answer than
`relying on telephone calls and unconnected Scheduling Sys
`tems. Integrating real estate transactions with buyerS 13 and
`sellers 12 virtually connected enables a number of advan
`tages for tracking usage by parties 12, 13 and real estate
`transaction documents.
`Provision of these features is illustrated by the electronic
`communication, or flow of information, between the Seller
`12 and the buyer 13. It will be appreciated that although the
`brokerage System 22 is not depicted as directly connected to
`each component of FIG. 3, that the brokerage system 22
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`ResMan Exhibit 1011, Page 17
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`coordinates the real estate computer network 10 in a way
`that usage and actions are appropriately tracked and
`Scheduled, as will become more apparent in the discussion
`below regarding the Sequentially organized flowcharts for
`the real estate computer network 10.
`AS depicted by the diagram of FIG. 3, a large array of
`desirable or required Services and electronic communication
`connections between parties are shown via the convenience
`of a computer 50. It will be apparent that although having the
`full complement available as described herein is
`a