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The Guild 5-10 Properties Program Is For Investors With More Than 4 Properties Financed

Real Estate Investor Mortgages

In 2009, Fannie Mae rolled back a mortgage rule that prevented real estate investors from financing more than 4 properties at once.

At the time, investors were limited to 4 properties financed, which included their primary residence.

Today, the maximum number of allowable, simultaneously financed properties is 10. You wouldn’t know it, though — few banks actually offer the program.

This article describes how to get a mortgage at today’s mortgage rates if you have 5-to-10 homes in your portfolio.

You Can Finance More Than 4 Properties At Once

In February 2009, Fannie Mae said it would up the maximum financed-property limit from four to ten to help stabilize the U.S. housing market.

“Experienced investors play a key role in the housing recovery”, it said.

This is a truth.

Real estate investors buy foreclosed homes, multi-unit properties, and vacant condos as a means to build wealth long-term.

And now, with rents out-gaining the rise in home prices in U.S. cities such as San Francisco, California; Fort Worth, Texas; and Seattle, Washington, investor types are clamoring for good homes — especially with financing so cheap.

15-year mortgage rates with points are below 3 percent.

Despite market options, though, investors can find it hard to find banks which offer financing for people with more than 4 properties already financed.

Even seven years later, Fannie Mae’s 5-10 Properties Financed program remains a niche product.

Maybe you’ve been turned away by your bank, too.

Why Most Banks Won’t Do A 5-to-10 Properties Mortgage

So, why don’t all banks participate in the 5-10 Properties Financed program? The probable answer is that underwriting a 5-property-owning investor’s mortgage application can be very hard work.

As compared “traditional” homeowners who submit for loan approval with just a W-2 and pay stub, a seasoned real estate investor is asked to provide complex tax returns, complete REO schedules, and extra detail for every home underwritten and approved.

Reviewing paperwork takes time. Sometimes, a lot of it.

Furthermore, investors with 5 or more properties financed are more likely to hold title to their homes in a non-standard fashion.

This, too, creates “extra work” underwriting which slows down the approval process for the subject home and for every other loan with the bank, too.

As compared to a standard purchase loan, loans for investors with more than 4 homes financed generates the same bank to the bank but with more man-hours required to approve and additional fraud risk post-closing. It’s no wonder most banks avoid them.

Note : Most banks, not all. You have to know where to find a 5-to-10 Properties loan. Then, you have to meet its guidelines.

 

The 5-10 Financed Properties Program Criteria

To finance a home via Fannie Mae’s 5-10 Properties program, the following criteria must be met with no exception :

  • Own between 5 and 10 residential properties, each with financing attached
  • Purchase : 25% down payment is required for 1-unit; 30 percent is required for 2-4 units
  • Refinance : 30% equity is required for all property types (1-, 2-, 3-, or 4-unit)
  • Minimum credit score must be 720
  • There must not be any mortgage lates within the prior 12 months on any mortgage
  • There must be no bankruptcies or foreclosures in the prior 7 years
  • There must be 2 years of tax returns which rental income from all rental properties
  • There must be 6 months of PITI reserves on each of the financed properties

That’s pretty much it. Tough, but not too tough.

You can even combine the Delayed Financing Rule with the 5-10 Properties program to take cash-out from a home purchased free-and-clear at auction or otherwise.

Give us a call @ 214 435 8825

Your bank may not give loans on the 5-10 Properties Program, but don’t let them tell you that it can’t be done. It can.

Original Article – The Mortgage Reports

Call us 1st to AVOID mortgage problems,
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J. Scott Harris

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Very True 70+ years later…

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Buying a home is now easier than it has been in years.

Call us to get on a path to mortgage and credit qualification that will quickly lead to your new home.

Even if another Bank or Lender has said “NO,” we will work with you until we can say “YES.”

If you have already started in our Qualification Coaching Program, call us, so we can check your progress!
The KEYS to your new home are within reach!


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J. SCOTT HARRIS | DIVISION VICE PRESIDENT & BRANCH MANAGER
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This commercial mortgage loan system is exactly what you need.  Seven hundred and fifty commercial lenders await your application. Simply input your needs.  Then ask the system, “Hey computer, show me the cheapest commercial mortgage lenders for my particular deal.”  Presto-chango, the computer will instantly search a database of 750 commercial mortgage lenders and give you a list of twenty commercial mortgage lenders who are hungry for your exact type of deal.  You can then submit your loan to the four most attractive commercial lenders with just one mouse click. You can also use the phone numbers listed to call the lenders directly.  Lenders will then contact you by phone and by e-mail to compete for your business.  These direct commercial mortgage lenders chase YOU, so your negotiating position is so much stronger.

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US HOME PRICES RISE; DALLAS IS ONE OF 4 CITIES MATCHING ALL-TIME HIGH

Home Prices2

Original AP Article 1/25/2016

WASHINGTON (AP) — U.S. home prices increased at a faster clip in November, the gains fueled by solid hiring growth, historically low mortgage rates and a shortage of houses on the market.

The Standard & Poor’s/Case-Shiller 20-city home price index rose 5.8 percent from a year ago, up from a 5.5 percent pace in October, according to a Tuesday report.

Home values nationwide have nearly recovered from their July 2006 peak, as the real estate market has slowly recovered from the housing bust that triggered the Great Recession. But several metro areas have fully rebounded from the downturn. Four metro areas – Dallas, Denver, San Francisco and Portland Oregon – have either matched or eclipsed their all-time highs. And Charlotte, North Carolina is less than 1 percent below its previous high.

Buyers crowded back into the housing market last year. Sales of existing homes rose 6.5 percent over the past year to 5.26 million, according to the National Association of Realtors. More Americans have been able to purchase homes as employers have added 2.7 million jobs and borrowing costs remain low. But the number of available listings has fallen 3.8 percent from a year ago, causing tight inventories that have fueled escalating prices.

The rising home values and limited selection could ultimately deter sales growth in 2016.

“The dearth of inventory has really taken its toll on the market,” said Nela Richardson, chief economist at the brokerage Redfin. “Homebuyers this year are motivated but not desperate, and they refuse to overpay. Without more listings what we’ll see are higher prices and lower sales volumes, a lousy way to start a new year for homebuyers.”

The rising prices have created some affordability pressures – such that down payments have fallen as a share of the purchase price even as they have increased in absolute terms.

For a conventional 30-year mortgage, the average down payment was 17.46 percent of the purchase price in the October-December quarter. That is down from 17.63 percent in the prior quarter, according to a Monday report by LendingTree, the online loan marketplace.

But buyers had to devote $51,721 for their average down payment at the end of 2015, a 5.72 percent increase from the third quarter.

The challenges caused by rising home values have been offset by falling mortgage rates in recent weeks.

Mortgage buyer Freddie Mac says the average rate on a 30-year fixed-rate mortgage declined to 3.81 percent last week from 3.92 percent a week earlier. Rates have historically averaged 6 percent, meaning that interest expenses are relatively low for homebuyers.

Buying a home is now easier than it has been in years.

Click Here to start your quick loan app Now!

 

Here’s the Bottom Line:   The Texas economy is solid and should be for years to come. Now is a good time to buy a home.  Stop paying the Landlords mortgage for him. It is time to pay your OWN. 

Call us to get on a path to mortgage and credit qualification that will quickly lead to your new home.
Even if another Bank or Lender has said “NO,”  we will work with you until we can say “YES.”


Call us 1st to AVOID mortgage problems,
Call us 2nd to SOLVE them!

We close loans every day that Banks would not, or could not approve.

Mortgage Expert
J. Scott Harris
Vice President – Mortgage Miracle Working – NMLS #375517
GoldLOGO
Closing FHA / VA & USDA Loans at 580+ in Texas, Oklahoma & Louisiana

885 E. Collins Blvd. Suite 110
Richardson, TX 75081
24/7 Mobile: 214-435-8825
Secure Fax: 866-343-3688
Gold Financial Services, Inc. is a division of Amcap Mortgage, Ltd. NMLS# 129122


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Freddie Mac INCREASES investment property loan limit from 4 to 6 properties !

 

Freddie

Freddie Mac has made a pair of changes when put together are going to open up some new opportunities for investment property business that were not possible before.  Let’s take a look.

Change number 1
Freddie Mac has now raised the maximum number of financed properties from four to six with no change to LTV, credit score, or transaction type.  Yes, you can get cash out on property number six!  This change is out lined in seller service guide volume 1 under section 22.22.1.  This will come as welcome news as Fannie Mae does allow for up to ten financed properties but once you finance property number five you can only close purchase transactions or rate and term refinances.  In addition to the transaction type FMMA also lowers the LTV, increases the reserve requirements, and the credit score, this won’t be a concern with Freddie.

Change number 2
Freddie Mac is no longer requiring a two year history to use rental income for investment properties.  The advantage here is if you have a borrower that has been acquiring properties but has not had 2 full tax seasons to show the proper history.  Now your newer investment purchasing borrowers can move forward a few more properties in a shorter time.  This change was made in the seller servicer guide volume 1 under section 37.14.

By |October 5th, 2015Original Article

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Vice President – Recruiting
Branch Manager – NMLS #375517
Gold Financial Services, Inc.

885 E. Collins Blvd Suite 110
Richardson, TX 75081
24/7 Mobile: 214-435-8825
Secure Fax: 866-343-3688

Gold Financial Services, Inc. is a division of Amcap Mortgage, Ltd. NMLS# 129122
Apply Online – www.MortgageXperts.com

 

Property Taxes Are on the Rise

Property Taxes Are on the Rise

Taxes

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Property tax collections have increased nearly $13 billion or by nearly 3 percent over the past year, according to a new analysis by the National Association of Home Builders.

Property tax collections – including commercial real property taxes and personal property taxes – totaled more than $503 billion over the last year. Property taxes are critical to communities’ financials, making up 38.9 percent of state and local tax receipts.

“Gains for state and local non-property tax collections have outpaced increases in property tax receipts in recent years because such non-property taxes experienced the greatest declines during the recession,” NAHB notes on its blog, Eye on Housing. “The impact pushed the property tax share of total receipts from the four major sources from a high of 44.9 percent in the third quarter of 2010 to just below 39 percent for the second quarter of 2015.”

NAHB economists point out that the current share is close to the pre-housing boom (2001-2003) average of 38 percent.

Original Article DAILY REAL ESTATE NEWS | FRIDAY, SEPTEMBER 25, 2015

Here’s the Bottom Line: Owning is cheaper than renting!  Even is another Lender has said NO, we can help you.

Call us to get on a path to mortgage and credit qualification that will quickly lead to your new home.


Call us 1st to AVOID mortgage problems,
Call us 2nd to SOLVE them!

We close loans every day that Banks would not, or could not approve.

Mortgage Expert
J. Scott Harris
Vice President – Mortgage Miracle Working – NMLS #375517
GoldLOGO
Closing FHA / VA & USDA Loans at 580+ in Texas, Oklahoma & Louisiana

885 E. Collins Blvd. Suite 110
Richardson, TX 75081
24/7 Mobile: 214-435-8825
Secure Fax: 866-343-3688
Gold Financial Services, Inc. is a division of Amcap Mortgage, Ltd. NMLS# 129122

FHA’s waiver for the 90 day waiting period for property flipping is set to expire December 31st 2014

This waived the 90 waiting period before a property could be resold. At this time there is no indication that the waiver will be extended.

Please make home buyers and more importantly, Real Estate Investor’s aware that 90 days must pass from acquisition of a property to the resale for 2015.

Original waiver dated 11-29-12 can be reviewed here… http://www.gpo.gov/fdsys/pkg/FR-2012-11-29/pdf/2012-28918.pdf .

Through the regulatory waiver, FHA encouraged investors that specialize in
acquiring and renovating properties to renovate foreclosed and abandoned
homes, with the objective of increasing the availability of affordable homes for
first-time and other purchasers, helping to stabilize real estate prices as well as
neighborhoods and communities where foreclosure activity has been high. The
waiver is applicable to all single family properties being resold within the 90-
day period after prior acquisition, and is not limited to foreclosed properties.

Call us 1st to avoid mortgage problems, Call us 2nd to SOLVE them.

J. Scott Harris
Vice President – Mortgage Miracle Working
NMLS #375517
Gold Financial Services, Inc.

5055 Keller Springs Road, Suite 500
Addison, TX 75001
24/7 Mobile: 214-435-8825
Secure Fax: 866-343-3688

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Gold Financial Services, Inc. is a division of Amcap Mortgage, Ltd. NMLS# 129122