Things are currently changing at a record pace within the mortgage industry. Loan guidelines, programs, and parameters are changing on a weekly basis. Some of the changes have been for the better here in Arizona, but many have been more restrictive to the first time home buyer and real estate investor. I am happy to inform you as of this very moment (8/11/08) 100% financing is still alive and well for borrowers who qualify.
FHA purchases are designed to have a 3% down payment. For years there have been institutions that will “assist” borrowers who need help with the 3% down. The function of these institutions is referred to as Down Payment Assistance or DPA. The most prominent DPA entities (i.e. Ameridream and Nehemiah) will take a 3% gift from the seller and grant it to the buyer to constitute your down payment. The Federal government made ovations to eliminate the DPA programs as of October 2008. Fortunately, enough petition signatures were gathered over the past few weeks to extend the existence of current DPAs indefinitely.
The combination of Down Payment Assistance with negotiated seller contributions (for closing costs & prepaids) creates a platform for home ownership without any money due at the closing table. This is most likely not the best program for everyone looking to buy, but it does give another option to own a home without need a large sum of money to qualify. The USDA Rural Housing program is the other 100% program currently available.
JIM CUNNINGHAM
Nova Home Loans
8800 E Raintree Drive #180
Scottsdale, AZ 85260
480 614-6413
602 434-8261 cell
jim@novahomeloans.com
http://activerain.com/jcunningham
Monday, August 11, 2008
Friday, August 1, 2008
Should I buy a house or rent one?
This is an excellent question to ask yourself before taking action. Despite the economy being sluggish, and fuel prices skyrocketing, the old rules of thumb are still accurate. Here are a few questions to address before you change your address.
• Can I afford the monthly payments?
Keeping your housing payment to 35% of your monthly gross income is a conservative target. If your potential mortgage payment is significantly higher than 35% you should probably rent a little longer until you identify cheaper housing, or increase your income.
• Can I afford a down payment?
The availability of 100% (no money down) financing is all but over. As of Oct 1st, you will need a down payment to attain housing. There are still Teacher A+ programs ranging from 2% down to 5% down (not including closing costs). Of course, the more you put down, the less expensive your monthly payment will be. Nonetheless, if you have 3% to 5% of the purchase price, you can cosider yourself in a strong position to buy a home. If you are coming up short of that mark you should probably keep renting and try to save a little every month.
• What are the long term benefits?
As a home owner you will have the benefits of future equity. Here in Arizona the worst is over and the depreciation has leveled off. We should all see appreciation in property values within the next 2 years. You have the ability to redecorate and change the décor of the home. You also have nice income tax benefits by owning a home.
As a renter you will have the benefit of no maintenance responsibilty in the home. If something breaks, the landlord will come and fix or replace it. Also, you do not have to worry about having to sell the home if you move. Some owners have the ability to keep the home as a rental, but by and large, most people have to sell before the buy again - and it may not sell quickly.
• How long will I live there?
There is no disputing that the longer you wish to live somewhere that the more advantages it is to own your home. The growth in equity will definitely have large benefits over renting.
• Is my credit strong enough?
In general, mortgage lenders are going to want to see that your middle FICO score (on a trimerge report) is over 680. Ther are still programs that will work for scores under 680. But, you will have more finance options at better rates if you ave over the 680 line.
The key here is to find out what your credit score is before you want to make your move. In some cases you credit score can be fixed/improved by putting effort in to clean it over a 60–90 day period. I recommend either a free credit report from the internet – or contact a mortgage lender that will pull your credit and give you council.
Jim
JIM CUNNINGHAM
Nova Home Loans
8800 E Raintree Drive #180
Scottsdale, AZ 85260
480 614-6413
602 434-8261 cell
jim@novahomeloans.com
http://activerain.com/jcunningham
• Can I afford the monthly payments?
Keeping your housing payment to 35% of your monthly gross income is a conservative target. If your potential mortgage payment is significantly higher than 35% you should probably rent a little longer until you identify cheaper housing, or increase your income.
• Can I afford a down payment?
The availability of 100% (no money down) financing is all but over. As of Oct 1st, you will need a down payment to attain housing. There are still Teacher A+ programs ranging from 2% down to 5% down (not including closing costs). Of course, the more you put down, the less expensive your monthly payment will be. Nonetheless, if you have 3% to 5% of the purchase price, you can cosider yourself in a strong position to buy a home. If you are coming up short of that mark you should probably keep renting and try to save a little every month.
• What are the long term benefits?
As a home owner you will have the benefits of future equity. Here in Arizona the worst is over and the depreciation has leveled off. We should all see appreciation in property values within the next 2 years. You have the ability to redecorate and change the décor of the home. You also have nice income tax benefits by owning a home.
As a renter you will have the benefit of no maintenance responsibilty in the home. If something breaks, the landlord will come and fix or replace it. Also, you do not have to worry about having to sell the home if you move. Some owners have the ability to keep the home as a rental, but by and large, most people have to sell before the buy again - and it may not sell quickly.
• How long will I live there?
There is no disputing that the longer you wish to live somewhere that the more advantages it is to own your home. The growth in equity will definitely have large benefits over renting.
• Is my credit strong enough?
In general, mortgage lenders are going to want to see that your middle FICO score (on a trimerge report) is over 680. Ther are still programs that will work for scores under 680. But, you will have more finance options at better rates if you ave over the 680 line.
The key here is to find out what your credit score is before you want to make your move. In some cases you credit score can be fixed/improved by putting effort in to clean it over a 60–90 day period. I recommend either a free credit report from the internet – or contact a mortgage lender that will pull your credit and give you council.
Jim
JIM CUNNINGHAM
Nova Home Loans
8800 E Raintree Drive #180
Scottsdale, AZ 85260
480 614-6413
602 434-8261 cell
jim@novahomeloans.com
http://activerain.com/jcunningham
Wednesday, July 23, 2008
Free Credit Reports
There are many ways to get your hands on a credit report today. But like many things in life, you get what you pay for. There are three major credit reporting bureaus and all three of them are relevant in the mortgage industry; Experian, Equifax, and Transunion. All three of these bureaus can be found on the internet and all three of them will allow you to request a free copy of your credit report.
• experian.com
• transunion.com
• equifax.com
After you receive a copy of your credit report they will try to enroll you into a credit monitoring service with a monthly fee. In some cases, they automatically enroll you and you have to contact them to turn off this service. We are not saying that the credit monitoring service is not without value, but you do not have to pay them just to view your credit. If you find an inaccuracy, you will have to pay a fee to the bureau and then you can dispute the credit item on-line. We recommend direct contact with the bureaus to eliminate the delays and additional fees of middle-men.
There are other popular on-line services that will give you a credit report for free too. The well advertised freecreditreport.com is a good example. They will give you a single bureau (Experian) report for no cost. However, you will begin a free trial membership in their credit monitoring program as well. If you don't cancel your membership within 7-days, you will be billed monthly until you cancel. To dispute any inaccuracies on your report you may have to pay extra fees. It is the same type structure as dealing with Experian directly.
JIM CUNNINGHAM
Community First Financial, LLC
7575 E Redfield Rd Suite 235
Scottsdale, AZ 85260
480-305-8900 ext 305 - office
480-907-2435 - fax
602-434-8261 - cell
jcunningham@communityfirstfinancial.com
www.communityfirstfinancial.com
http://activerain.com/jcunningham
• experian.com
• transunion.com
• equifax.com
After you receive a copy of your credit report they will try to enroll you into a credit monitoring service with a monthly fee. In some cases, they automatically enroll you and you have to contact them to turn off this service. We are not saying that the credit monitoring service is not without value, but you do not have to pay them just to view your credit. If you find an inaccuracy, you will have to pay a fee to the bureau and then you can dispute the credit item on-line. We recommend direct contact with the bureaus to eliminate the delays and additional fees of middle-men.
There are other popular on-line services that will give you a credit report for free too. The well advertised freecreditreport.com is a good example. They will give you a single bureau (Experian) report for no cost. However, you will begin a free trial membership in their credit monitoring program as well. If you don't cancel your membership within 7-days, you will be billed monthly until you cancel. To dispute any inaccuracies on your report you may have to pay extra fees. It is the same type structure as dealing with Experian directly.
JIM CUNNINGHAM
Community First Financial, LLC
7575 E Redfield Rd Suite 235
Scottsdale, AZ 85260
480-305-8900 ext 305 - office
480-907-2435 - fax
602-434-8261 - cell
jcunningham@communityfirstfinancial.com
www.communityfirstfinancial.com
http://activerain.com/jcunningham
What is a LSR?
LSR is an acronym for Loan Status Report. After an application is taken by a lender, and they perform their due diligence to approve you in good faith, you get a Loan Status Report. This document states that you have consulted with a lender and you are pre-approved to purchase a house. The letter will have a maximum dollar value on it indicating how much money you have been approved for. It will also indicate what kind of financing you are approved for and the amount of your down payment. This letter is usually submitted with a purchase contract to notify the seller that you have your money, and you are a serious buyer.
We recommend that you always request a custom LSR for each offer you submit. We are firm believers in showing that you are only approved for the amount you are willing to offer. By submitting a LSR showing that you are approved for more money then you are offering, it will sometimes influence the seller to not reduce their price during negotiation because you obviously have the money to pay more.
To acquire a LSR you are going to need to provide the lender with a significant amount of accurate information. Here is a short list of items that they will definitely ask you.
• Name
• Social Security number
• Contact Information
• Residential address for the last 2 years
• Work history for the last 2 years
• Income
• Assets
• Let them pull your credit
There are many other questions a lender can ask you to qualify you for a LSR that are specific to every borrower.
JIM CUNNINGHAM
Community First Financial, LLC
7575 E Redfield Rd Suite 235
Scottsdale, AZ 85260
480-305-8900 ext 305 - office
480-907-2435 - fax
602-434-8261 - cell
jcunningham@communityfirstfinancial.com
www.communityfirstfinancial.com
www.jimcunninghamcff.blogspot.com
http://activerain.com/jcunningham
We recommend that you always request a custom LSR for each offer you submit. We are firm believers in showing that you are only approved for the amount you are willing to offer. By submitting a LSR showing that you are approved for more money then you are offering, it will sometimes influence the seller to not reduce their price during negotiation because you obviously have the money to pay more.
To acquire a LSR you are going to need to provide the lender with a significant amount of accurate information. Here is a short list of items that they will definitely ask you.
• Name
• Social Security number
• Contact Information
• Residential address for the last 2 years
• Work history for the last 2 years
• Income
• Assets
• Let them pull your credit
There are many other questions a lender can ask you to qualify you for a LSR that are specific to every borrower.
JIM CUNNINGHAM
Community First Financial, LLC
7575 E Redfield Rd Suite 235
Scottsdale, AZ 85260
480-305-8900 ext 305 - office
480-907-2435 - fax
602-434-8261 - cell
jcunningham@communityfirstfinancial.com
www.communityfirstfinancial.com
www.jimcunninghamcff.blogspot.com
http://activerain.com/jcunningham
Wednesday, June 25, 2008
Jim's Soapbox (June '08)
Jim’s Soapbox
(Arizona Real Estate Newsletter - June 08)
You may have heard recently that this is a great time to purchase investment property. One reason for this is because you can now “cash flow” them again. That sounds like a pretty good idea, but what does that really translate into? What really makes this a better time to buy and hold investment property rather than 18 months ago?
I would like to give you a brief overview on the two major concepts of making money on investment property, and why it is a perfect time to acquire and hold an investment property.
Fix & Flip
I am sure many of you have heard of the term “fix & flip”. This is a good money making technique when the real estate market is steady and the volatility is predictable. The concept is to buy a property that is undervalued compared to the other homes in the area and fix it up. The typical targeted repairs are items like new floors, carpet, paint, window treatments, landscaping, kitchen & bathrooms cabinets, etc.. Ideally, these repairs take only 1–3 months, and then you list the property for sale at a much higher price. The goal is to make enough to cover your repair costs, the temporary mortgage payments, and walk away with $20K – $60K profit on that property. The key to success is to have the right property and to turn the property as quickly as possible.
Obviously, this doesn’t always work as planned, and sometimes you lose money on the deal. Factors that contribute to losing money on a Fix & Flip property are the repair costs being too high, the repairs taking way too long, or the property not selling quickly. Sadly, some Fix & Flippers got stuck with property over a year ago when the market turned, and either took a loss selling it below cost or turned it into a rental property. This is not the ideal strategy to own rental property, because most of these people are still taking a monthly loss renting these properties today. I feel that I am an authority on this topic, because I own one of these types of properties myself.
Cash Flow
This is the concept used to identify property that will make good rentals. The word “Cash flow” refers to the amount of cash a rental home generates and uses on a monthly basis. Cash flow can be used as an indication of a rental home’s financial strength. When it comes to renting out your investment property you would prefer it to have a positive cash flow, whereas you are making a profit on a monthly basis. Due to the high price of housing in Metro Phoenix it is more difficult to find homes with a positive cash flow, but it is not impossible. Here are some of the factors we look at to determine a property’s cash flow.
You should first calculate the monthly cost of the property (sometimes called the nut). You need to consider all costs associated with the property including the Mortgage Payment (Principal, Interest, Taxes & Insurance), Property Management Fees, HOA Dues, Pool Service, Home Warranty, Etc. This monthly cost will not only be covered by your renters, but will also have to be covered by you during times when the property is not rented. Also, take into account if you need immediate repairs to the home to make it ready for renters.
Next, you have to calculate how much you can rent the home for. I highly suggest using a seasoned property manager to help you in this analysis. Not only can this person help you identify the right rental rate, but can also help identify the current occupancy of rentals within the area. That should give you an idea of how long it will take to rent your property. I highly suggest Alan Corradini WEST USA realty (602) 380-7913 cell & alancor@hotmail.com . I have been using him to manage my rental property for the last 6 years, and he is the real deal.
When you subtract the monthly cost (nut) from your potential rent you will get that property’s monthly cash flow number. Most people will gravitate towards properties with a positive cashflow – but some people will also consider properties that simply “break even” with the intent of selling them in a few years at an appreciated value.
Why is this a Good Time to Buy??
One of the biggest factors in finding property with good cash flow will be in the price of the home. Being that the mortgage payment on the property will constitute the largest portion of your cost, you want to find rentable property at a low purchase price. This sounds like common sense (Duh!), but a cheap list price doesn’t always mean it’s a good deal.
Today’s housing market has a record number of short sales, foreclosures, pre-foreclosures, distressed, and bank owned property! Some home prices are down over 30% from where they were 18 months ago. This could easily mark the low price point for home sales for the next few years. When you see the following scenario you might think that those properties are not really available. To that I can honestly say,… have you really looked? Because, you only need to find one property that works!
Example
Here is a single family home (3bd/2ba) in Tempe near the light rail. It is bank owned and they are asking $150K (appraises at $205K) and they will pay all of your closing costs with a full price offer. The property is basically move in ready and needs a little paint. You pay 20% down ($30,000) & finance 80% ($120,000) on a 30 year fixed (6.75%).
The principal & interest payment is $778/mo + $50/mo home owners ins. + $92/mo property taxes = total PITI = $920/month. You also decide to have a property manager (a good idea) for $65/month, and you find no other monthly costs. Your net cost is $985/mo.
Your realtor does their research, and informs you that rent on a 3 bedroom within 2.5 miles of ASU should rent for $1,130/mo. And if you get it listed before August 20th, you should be able to rent in within 2 weeks.
$1,130 rent – ($985) cost = $145/ month in positive cash flow. This seems to be a pretty good scenario worth exploring. Here are the positives,…
• You have the potential to make $145/month cashflow.
• You have a 30 year fixed loan, so every month your principal balance goes down.
• You have an great source of Tax deductions at the end of the year
• You have just acquired a property with $55,000 of equity in it.
The above example is simply one basic scenario out of thousands that exist. There are going to be plenty of properties that have a negative cashflow after thorough analysis. But, the key to finding the right cashflow property begins in the act of building a team and looking for them.
Conclusion
Investment property is not everybody’s cup of tea. However, if you have thought about it in the past, today’s housing market provides great opportunities to buy properties that “cashflow”. If you are waiting for the housing market to reduce inventory and “tighten up” to buy an investment property – you are missing the boat.
There are many other concepts and techniques that I did not touch on today that I will be happy to share with you if you have interest
• Buy investment property as a primary residence (2% - 5% down)
• Buy investment property as a second home (5%-10% down)
• Buy a multiplex (2 – 4 units)
• 8 creative ways to find your 20% down payment
• Purchase an investment property that needs rehab for 10% down
• Buy a new home and use your current home as a rental
I am looking towards a great summer both socially and professionally. If you have any questions on this material, or just want to say “Howdy”, feel free to give me a call or an email.
All Best!!
Jim
JIM CUNNINGHAM
Community First Financial, LLC
7575 E Redfield Rd Suite 235
Scottsdale, AZ 85260
480-305-8900 ext 305 - office
480-907-2435 - fax
602-434-8261 - cell
jcunningham@communityfirstfinancial.com
www.communityfirstfinancial.com
www.jimcunninghamcff.blogspot.com
http://activerain.com/jcunningham
(Arizona Real Estate Newsletter - June 08)
You may have heard recently that this is a great time to purchase investment property. One reason for this is because you can now “cash flow” them again. That sounds like a pretty good idea, but what does that really translate into? What really makes this a better time to buy and hold investment property rather than 18 months ago?
I would like to give you a brief overview on the two major concepts of making money on investment property, and why it is a perfect time to acquire and hold an investment property.
Fix & Flip
I am sure many of you have heard of the term “fix & flip”. This is a good money making technique when the real estate market is steady and the volatility is predictable. The concept is to buy a property that is undervalued compared to the other homes in the area and fix it up. The typical targeted repairs are items like new floors, carpet, paint, window treatments, landscaping, kitchen & bathrooms cabinets, etc.. Ideally, these repairs take only 1–3 months, and then you list the property for sale at a much higher price. The goal is to make enough to cover your repair costs, the temporary mortgage payments, and walk away with $20K – $60K profit on that property. The key to success is to have the right property and to turn the property as quickly as possible.
Obviously, this doesn’t always work as planned, and sometimes you lose money on the deal. Factors that contribute to losing money on a Fix & Flip property are the repair costs being too high, the repairs taking way too long, or the property not selling quickly. Sadly, some Fix & Flippers got stuck with property over a year ago when the market turned, and either took a loss selling it below cost or turned it into a rental property. This is not the ideal strategy to own rental property, because most of these people are still taking a monthly loss renting these properties today. I feel that I am an authority on this topic, because I own one of these types of properties myself.
Cash Flow
This is the concept used to identify property that will make good rentals. The word “Cash flow” refers to the amount of cash a rental home generates and uses on a monthly basis. Cash flow can be used as an indication of a rental home’s financial strength. When it comes to renting out your investment property you would prefer it to have a positive cash flow, whereas you are making a profit on a monthly basis. Due to the high price of housing in Metro Phoenix it is more difficult to find homes with a positive cash flow, but it is not impossible. Here are some of the factors we look at to determine a property’s cash flow.
You should first calculate the monthly cost of the property (sometimes called the nut). You need to consider all costs associated with the property including the Mortgage Payment (Principal, Interest, Taxes & Insurance), Property Management Fees, HOA Dues, Pool Service, Home Warranty, Etc. This monthly cost will not only be covered by your renters, but will also have to be covered by you during times when the property is not rented. Also, take into account if you need immediate repairs to the home to make it ready for renters.
Next, you have to calculate how much you can rent the home for. I highly suggest using a seasoned property manager to help you in this analysis. Not only can this person help you identify the right rental rate, but can also help identify the current occupancy of rentals within the area. That should give you an idea of how long it will take to rent your property. I highly suggest Alan Corradini WEST USA realty (602) 380-7913 cell & alancor@hotmail.com . I have been using him to manage my rental property for the last 6 years, and he is the real deal.
When you subtract the monthly cost (nut) from your potential rent you will get that property’s monthly cash flow number. Most people will gravitate towards properties with a positive cashflow – but some people will also consider properties that simply “break even” with the intent of selling them in a few years at an appreciated value.
Why is this a Good Time to Buy??
One of the biggest factors in finding property with good cash flow will be in the price of the home. Being that the mortgage payment on the property will constitute the largest portion of your cost, you want to find rentable property at a low purchase price. This sounds like common sense (Duh!), but a cheap list price doesn’t always mean it’s a good deal.
Today’s housing market has a record number of short sales, foreclosures, pre-foreclosures, distressed, and bank owned property! Some home prices are down over 30% from where they were 18 months ago. This could easily mark the low price point for home sales for the next few years. When you see the following scenario you might think that those properties are not really available. To that I can honestly say,… have you really looked? Because, you only need to find one property that works!
Example
Here is a single family home (3bd/2ba) in Tempe near the light rail. It is bank owned and they are asking $150K (appraises at $205K) and they will pay all of your closing costs with a full price offer. The property is basically move in ready and needs a little paint. You pay 20% down ($30,000) & finance 80% ($120,000) on a 30 year fixed (6.75%).
The principal & interest payment is $778/mo + $50/mo home owners ins. + $92/mo property taxes = total PITI = $920/month. You also decide to have a property manager (a good idea) for $65/month, and you find no other monthly costs. Your net cost is $985/mo.
Your realtor does their research, and informs you that rent on a 3 bedroom within 2.5 miles of ASU should rent for $1,130/mo. And if you get it listed before August 20th, you should be able to rent in within 2 weeks.
$1,130 rent – ($985) cost = $145/ month in positive cash flow. This seems to be a pretty good scenario worth exploring. Here are the positives,…
• You have the potential to make $145/month cashflow.
• You have a 30 year fixed loan, so every month your principal balance goes down.
• You have an great source of Tax deductions at the end of the year
• You have just acquired a property with $55,000 of equity in it.
The above example is simply one basic scenario out of thousands that exist. There are going to be plenty of properties that have a negative cashflow after thorough analysis. But, the key to finding the right cashflow property begins in the act of building a team and looking for them.
Conclusion
Investment property is not everybody’s cup of tea. However, if you have thought about it in the past, today’s housing market provides great opportunities to buy properties that “cashflow”. If you are waiting for the housing market to reduce inventory and “tighten up” to buy an investment property – you are missing the boat.
There are many other concepts and techniques that I did not touch on today that I will be happy to share with you if you have interest
• Buy investment property as a primary residence (2% - 5% down)
• Buy investment property as a second home (5%-10% down)
• Buy a multiplex (2 – 4 units)
• 8 creative ways to find your 20% down payment
• Purchase an investment property that needs rehab for 10% down
• Buy a new home and use your current home as a rental
I am looking towards a great summer both socially and professionally. If you have any questions on this material, or just want to say “Howdy”, feel free to give me a call or an email.
All Best!!
Jim
JIM CUNNINGHAM
Community First Financial, LLC
7575 E Redfield Rd Suite 235
Scottsdale, AZ 85260
480-305-8900 ext 305 - office
480-907-2435 - fax
602-434-8261 - cell
jcunningham@communityfirstfinancial.com
www.communityfirstfinancial.com
www.jimcunninghamcff.blogspot.com
http://activerain.com/jcunningham
Thursday, June 12, 2008
100% Financing in Anthem, Buckeye, & Queen Creek
If you are a buyer still looking to buy your first home (or) if you are a realtor who has a handful of First Time Homebuyers who don't have down payments - Listen To This.
When it comes to affordable housing programs, (HUD) the US Department of Housing and Urban Development gets the majority of Arizona's attention. Well, let me introduce you to HUD's distant cousin RHS. If have you have never heard anyone refer to the (RHS) Rural Housing Service, you are not alone. The RHS operates under the (USDA) U.S. Department of Agriculture, and they actively promote affordable housing programs for Rural areas.
These "Rural" areas in which this program is offered may surprise you. Anthem, Buckeye, Queen Creek, Casa Grande, Whitman, Wickenburg, Tramonto, and basically 95% of the State of Arizona outside of Maricopa County all have Rural zoned houses ready for 100% financing. This program has some limitations but let me give you some highlights...
•· Loan will cover up to 102% of appraised value (not just the sales price)
•· No minimum credit score
•· No down payment needed
•· Finance all closing costs
•· Full doc only
•· 30 year fixed (roughly 6%)
There are obviously more details to this program but no huge curveballs. Please contact me and I can send you more details on this program. The realtors I am working with on this program are already getting more business because of it.
LETS ALL CLOSE MORE DEALS!!
Jim
JIM CUNNINGHAM
Community First Financial, LLC
7575 E Redfield Rd Suite 235
Scottsdale, AZ 85260
480-305-8900 ext 305 - office
480-907-2435 - fax
602-434-8261 - cell
jcunningham@communityfirstfinancial.com
http://www.communityfirstfinancial.com/
http://www.jimcunninghamcff.blogspot.com/
http://activerain.com/jcunningham
When it comes to affordable housing programs, (HUD) the US Department of Housing and Urban Development gets the majority of Arizona's attention. Well, let me introduce you to HUD's distant cousin RHS. If have you have never heard anyone refer to the (RHS) Rural Housing Service, you are not alone. The RHS operates under the (USDA) U.S. Department of Agriculture, and they actively promote affordable housing programs for Rural areas.
These "Rural" areas in which this program is offered may surprise you. Anthem, Buckeye, Queen Creek, Casa Grande, Whitman, Wickenburg, Tramonto, and basically 95% of the State of Arizona outside of Maricopa County all have Rural zoned houses ready for 100% financing. This program has some limitations but let me give you some highlights...
•· Loan will cover up to 102% of appraised value (not just the sales price)
•· No minimum credit score
•· No down payment needed
•· Finance all closing costs
•· Full doc only
•· 30 year fixed (roughly 6%)
There are obviously more details to this program but no huge curveballs. Please contact me and I can send you more details on this program. The realtors I am working with on this program are already getting more business because of it.
LETS ALL CLOSE MORE DEALS!!
Jim
JIM CUNNINGHAM
Community First Financial, LLC
7575 E Redfield Rd Suite 235
Scottsdale, AZ 85260
480-305-8900 ext 305 - office
480-907-2435 - fax
602-434-8261 - cell
jcunningham@communityfirstfinancial.com
http://www.communityfirstfinancial.com/
http://www.jimcunninghamcff.blogspot.com/
http://activerain.com/jcunningham
Don't give lenders your credit card!
In any industry you are going to experience good and bad representatives within that industry. Be it an accountant, a mechanic, or a bartender - there are great ones and there are very poor ones. The lending industry is no different. I need to share a true story I heard from a perspective client an hour ago.
I got a just call from a woman named Tanya who lives in Georgia. She found my name & number on Google from an old Active Rain blog I posted in Nov 07. (Active Rain Really Works) Anyway, she wanted my opinion on her recent phone call with Quicken Loans.
Apparently, she had called Countrywide to get approved for a FHA streamline refinance (and did) and then they quoted her a rate. Then called Quicken Loans for a 2nd opinion on a rate and the representative told her this. "Countrywide is currently being purchased by B of A and your loan could be held up for 6 to 9 weeks due to the buyout. Whatever they quoted you will never close within 30 days, so the rate they are giving will surely change before you close..." "...Also, I need your credit card number to lock your rate with our company. We can prepay the appraiser, and cover your application fee with your credit card..." "...you cannot lock your loan without a credit card number..."
Holy Cow! I cannot believe that anyone would actually say that - but I guess I am wrong. Countrywide is an exceptional lender, and I am pretty sure that Quicken even sells their loans to Countrywide. I have never heard of a underwriting or funding delay at Countywide due to their impending merger. They are very solid!
***Listen closely everyone - if any lender asks you for a credit card number to lock your loan DO NOT DO IT! I don't think that they actually use your card in any way to secure a lock for your loan - but I do think it is an act to get you to commit to them and stop shopping around. I also do not believe that Quicken Loans would condone this activity if they knew about it. It is probably a desperate act by a very Jr. Loan officer (I hope).
All you need to provide to lock a potential loan is your name, contact info, your social security number, and the subject property address. All of these items should already be covered during the application process. The bottom line is to beware if someone asks you for your credit card number to lock your loan.
Arm yourself with knowledge!! (& have a great day)
Jim
JIM CUNNINGHAM
Community First Financial, LLC
7575 E Redfield Rd Suite 235
Scottsdale, AZ 85260
480-305-8900 ext 305 - office
480-907-2435 - fax
602-434-8261 - cell
jcunningham@communityfirstfinancial.com
www.communityfirstfinancial.com
www.jimcunninghamcff.blogspot.com
http://activerain.com/jcunningham
I got a just call from a woman named Tanya who lives in Georgia. She found my name & number on Google from an old Active Rain blog I posted in Nov 07. (Active Rain Really Works) Anyway, she wanted my opinion on her recent phone call with Quicken Loans.
Apparently, she had called Countrywide to get approved for a FHA streamline refinance (and did) and then they quoted her a rate. Then called Quicken Loans for a 2nd opinion on a rate and the representative told her this. "Countrywide is currently being purchased by B of A and your loan could be held up for 6 to 9 weeks due to the buyout. Whatever they quoted you will never close within 30 days, so the rate they are giving will surely change before you close..." "...Also, I need your credit card number to lock your rate with our company. We can prepay the appraiser, and cover your application fee with your credit card..." "...you cannot lock your loan without a credit card number..."
Holy Cow! I cannot believe that anyone would actually say that - but I guess I am wrong. Countrywide is an exceptional lender, and I am pretty sure that Quicken even sells their loans to Countrywide. I have never heard of a underwriting or funding delay at Countywide due to their impending merger. They are very solid!
***Listen closely everyone - if any lender asks you for a credit card number to lock your loan DO NOT DO IT! I don't think that they actually use your card in any way to secure a lock for your loan - but I do think it is an act to get you to commit to them and stop shopping around. I also do not believe that Quicken Loans would condone this activity if they knew about it. It is probably a desperate act by a very Jr. Loan officer (I hope).
All you need to provide to lock a potential loan is your name, contact info, your social security number, and the subject property address. All of these items should already be covered during the application process. The bottom line is to beware if someone asks you for your credit card number to lock your loan.
Arm yourself with knowledge!! (& have a great day)
Jim
JIM CUNNINGHAM
Community First Financial, LLC
7575 E Redfield Rd Suite 235
Scottsdale, AZ 85260
480-305-8900 ext 305 - office
480-907-2435 - fax
602-434-8261 - cell
jcunningham@communityfirstfinancial.com
www.communityfirstfinancial.com
www.jimcunninghamcff.blogspot.com
http://activerain.com/jcunningham
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