Category: General

Don’t Let Your Future Go To The Dogs

woman giving icecream conde to her dog
There’s the classic
scene from a cartoon in which one of the main characters turns down an alley in
a sketchy part of town only to find that it’s a dead end.  Just before the main character turns around
to leave, he sees projected on the wall at the end of the alley the shadow of
something coming up from behind him, and he immediately assumes it’s a
seven-foot homicidal giant who has anger issues and a penchant for cartoon
characters’ blood. At that moment, the character has the choice to remain
standing with his back to what’s behind him and resign himself to what he
believe is about to befall him, or he can turn around and face his fear.  Now, if you watched the right kind of
cartoons as a kid, when the character turns around, he sees that it’s a small
child or person whose shadow only LOOKS menacing – perception and reality are two separate
things.
Recently, an agent
referred a friend to us who needed some serious help to get a mortgage.  The friend was disabled, but his wife had a
job that covered their bills –
just barely.  Because they were just
barely covering their bills, any unexpected expense that cropped up dug them
into a hole – and the gentleman
who had come in to see us had done some serious digging.  More on that in a moment.
They had, like many
people, student loans, a car payment, credit card debt, a mortgage, etc., that
needed to be addressed on a monthly basis.
As I stated above, all of these financial commitments were being covered
by the wife’s income with little to nothing left over to set aside for a rainy
day.  Well, prior to coming to see us,
this friend of the agent had been rescuing animals and racking up fairly hefty
veterinarian bills for the care of these wayfaring furry friends.  Due to these bills, and unbeknownst to the
wife, the husband had missed three mortgage payments.  The hole he was digging was getting deeper by
the minute.
We sat down with him
and went through all his financials and found that he had a retirement account
that had approximately $40K in it from before he became disabled.  Looking at his entire financial picture, we
suggested he liquidate that retirement account, take the hit on the taxes, and
address his financial commitments.  His
immediate response, understandably so, was, “If I liquidate my retirement
account, what will I have later in life?”
Gently but firmly, we explained that if he continued down his current
path, he wouldn’t be able to sustain himself and his wife to get to the “later”
in life, financially speaking.
Ultimately, he
followed our advice, and he was able to catch up on his missed mortgage
payments, wipe out the student load debt he had, pay off his car, and erase his
credit card debt and still have some money left over.  If that isn’t cool enough, by doing this, he
and his wife suddenly have an extra $1,200 per month, and he and his wife
easily qualified for the purchase of the new house!  As part and parcel to all of this, we
recommended he file for disability, which he had never done.  He was reluctant, but we convinced him that
without that additional income, his rescue efforts would have to cease
entirely.  He understood.
Before he came to us,
he was like the cartoon character with his back to the street looking down the
alley and seeing what he thought was a giant waiting to destroy him – and had he not come to us, the giant that goes
by the name of Crippling Debt (a good name for a pro wrestler) would have
gotten him.  Instead, we turned him
around and had him face what he feared, which he found was actually the
solution to his problem that should be embraced immediately.  And as we walked him out of the alley, we
made sure we looked both ways to make sure we didn’t get run over by a
roadrunner being chased by a coyote holding a bazooka or have a piano dropped
on us from above.

 

Mortgage Insurance Changes Equal Money in Your Pocket

A row of connected brick houses.
With a recent announcement from MGIC, a leader in the mortgage insurance industry, it could very well be possible in the coming months that you can get a conventional loan on a 3- or 4-unit property with only 5% down if the property is your primary residence.  Yes, you read that correctly!
Right now, there’s an option to get into a 3- or 4-unit property as your primary residence with a 3.5% down payment, but that’s an FHA loan, and the mortgage insurance will never go away as long as you have that loan.  If you want to avoid an FHA loan, you’re required to put down 25% – and when you put that much money down, mortgage insurance isn’t required.
MGIC has floated out the possibility that they’re willing to insure a 3- or 4-unit property (with it being your primary residence) if you put as little as 5% down.  Now, just because they’ve signaled their willingness to do this doesn’t mean that a bank will do it – but if someone like MGIC is willing to insure it, banks will most likely follow suit (for the simple reason that someone like MGIC is taking on the risk).
This development can mean two significant things (if the banks follow suit):
(1) You can get into a multi-family property (that can possibly cash flow to the point that it’s paying your entire mortgage OR MORE) for only 5% rather than 25% – on a $300,000 property, that’s the difference between $15,000 (5%) and $75,000 (25%).
(2) Because it’s a conventional loan, once you hit a certain threshold in equity (that remains to be determined – will it be 80% or 75%), you can drop the mortgage insurance.
To sum up: you can save, in the example above, $60,000 in down payment AND reduce your monthly payment once you’ve hit the equity threshold.  That’s a multifaceted bonus on a multi-family property!

Bicycles and Candy Bars: Qualifying for a Mortgage

Bike with a chain on it
We use and hear the term “don’t put the cart before the horse” quite often whenever someone is doing something out of order.  In the real estate world, there’s a similar saying that REALLY needs to catch on and be found on the lips of everyone and their dog (you know, for those who have talking dogs): “don’t go looking at houses or call a realtor until you’ve been prequalified by a lender.”  (Granted, it’s not quite as catchy as the cart-and-horse bit, but give it time.)
Let me break it down into a very simple analogy: you, as a 12 year-old child, want to go to the store to buy a candy bar.  You know that your parents won’t let you go to the store unless your friend goes with you.  You tell your friend that you’ll give her part of your candy bar if she goes with you – she’s in!  The two of you make the trek to the store on her bike; you’re sitting behind her on the seat.  At the store, you walk in, pick up the candy bar, take it up to the counter, and the clerk rings it up.  When the clerk asks you for the amount required, you look up at him and announce that you don’t have enough money.  While the clerk asks you to move along, your friend is mad (and still a little winded from having to pump the both of you to the store on her bike).  Now you have to go all the way back to your house to see if your parents will float you what you need – and if they don’t, your friend will be REALLY upset.
You, of course, are the home buyer.  Your friend is the realtor.  The candy bar, obviously, is the house, and the store/clerk is the seller.  It would have made a lot more sense (for everyone involved) if you had gone to your parents BEFORE you involved anyone else and asked them for some money – you should have already had a general idea as to how much that candy bar was going to cost.  (Side note: you could make the argument that the friend is PARTIALLY at fault for not asking if you had the money before she put you on the back of her bike and started pedaling furiously toward the store, but it’s ultimately on you.)  So, before the scenario above unfolded, if your parents had given you the money, everyone would have been happy: the store would have made the sale, your friend would have received her promised portion of the candy bar, and you would have your candy bar (and possibly the start of a nice sugar coma).  Had your parents decided not to give you the money, for whatever strange reason parents deny their children certain things, you would have had to decide either to go for a lower-priced item at the store or wait until you had saved up enough later to get that coveted candy bar.
Yes, this analogy is COMPLETELY DORKY – I’ll freely admit that – but it clearly demonstrates how COMPLETELY DORKY it is to NOT go to the mortgage company BEFORE ANYTHING ELSE.  And once you have come to us to get qualified, we can pair you up with an agent we know will both fit your personality AND be best equipped to handle your transaction.  That last part is HUGE: since we helped get you qualified, we know what challenges might lie ahead based on your specific financial standing, so we’ll be able to pair you up with an agent who has helped their clients overcome similar challenges and convert them into successful transactions.
I’m simply suggesting, for the sake of everyone’s sanity, that this is the most logical way to approach the home-buying process.  Speaking of logic, I can think of a more modern version of the cart/horse saying: “Don’t go drinking a kale smoothie unless you’re absolutely sure there’s NOTHING left to eat.”  You get my drift, right?

Indecision’s Worst Enemy: Facts

money and a phone
There’s an old song by The Clash called “Should I Stay or Should I Go?” that has a very fitting line for so many in the potential homebuyers pool, and it goes like this: “This indecision’s bugging me.”  I’m not talking about indecision that results when you’re faced with having to choose between going to Olive Garden for the endless-salad-and-breadsticks combo or Red Robin for the bottomless basket of French Fries.  Nor am I talking about an indecision that occurs because you’re forced to choose between a mid-century modern or a rambling ranch home.
The indecision that so many potential homebuyers are experiencing is the result of just not knowing the down-and-dirty facts – and while they are hemming and hawing, they continue to rent and home prices continue to increase.  Let me give you an example:
On a house that costs $200,000, do you know the difference between the monthly payment if you put 3% down versus 10% down on a 30-year mortgage?  Before you answer that, though, what’s the difference in dollars between 3% of $200,000 and 10% of $200,000?  That’s pretty major, right?  A 3% down payment is $6,000, while a 10% down payment is $20,000 – a spread of $14,000!  So with THAT BIG of a difference between the down payment amounts, there should be an equally considerable difference between the monthly payments, right?  The difference is – are you sitting down for this – only $167!  I’m not trying to say that $167 is chump change – it certainly isn’t, especially when you’re on a budget – but it’s probably easier to find a way to come up with that $167 difference each month than it is to come up with $14,000 in one shot.
The average first-time homebuyer stays in that first home less than seven years.  In that time, the homeowner is not going to see a significant difference in the grand scheme of things between having put down 3% or 10%.  However, during that time, the $14,000 the homeowner DIDN’T have to spend by putting down 3% can be used for a lot of other things – no indecision there, right?
So, if you’re in the potential homebuyers pool, take one last lap for old times’ sake, climb out, towel off, and come talk to us.  If you’re wearing a Speedo (gentlemen), we’ll ask that you change clothes, too, before you come visit us.

Today’s Home Buyers Are Better Prepared

A home with text in front of it talking about being preapproved for a mortgage
The good folks at BMO Harris Bank recently commissioned a company called Pollara to conduct a study of projected home-buying habits for potential buyers.  Here are just a few of their findings – interesting stuff!
  • Among likely first-time buyers, 80% plan to get pre-approved before making an offer and 10% are already pre-approved
  • Approximately four out of five will set a budget BEFORE looking for a home
  • More than a majority (65%) of those looking to buy a new home will consult a real estate agent, while 61% said they will visit online real estate websites and 38% will seek recommendations from friends and family
  • Among those surveyed, they are willing to pay an average of $277,000 for a home
  • Over half (54%) of Americans say they are likely to buy a home in the next five years
If the numbers above reflect ACTUAL behaviors, today’s home buyers ARE far better prepared as they’ll be getting pre-approved in record numbers and setting a budget BEFORE they even start looking for a home.
News like that is DEFINITELY worth celebrating.  Just don’t get carried away and blow your budget – eyes on the prize!
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Tucson, AZ 85704

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