We are all aware of the rising Real Estate market in the Denver Metro area and those of you who are looking to purchase a home this year may be feeling a little discouraged and overwhelmed.  One of the most common questions I get is "can you buy a foreclosed property with an FHA loan?".  The answer is yes, but it doesn't necessarily mean that buying a foreclosed home is an opportunity to save money. Or the option of buying with less money down, in fact it may be the opposite.  Yes, buying a foreclosed property it may be listed below market value, but there is something really important to remember about these properties.  Typically they need some TLC, not always, but very often this is the case.  The other thing to consider is that these properties are usually the cream of the crop for investors, who many of the times pay cash or have the ability to put more money down and/or even overbid on the properties.

Now, I'm not trying to discourage, just wanted to be honest and upfront to inform you of the realities of foreclosed properties.  I think there is a common misconception that purchasing a foreclosed property may be the best option if you are unable to qualify for a higher purchase price, thinking that is more bank for your buck so to speak.  I'm not here to say it can't be done, but again informing you of the realistic expectations.  With this being a sellers market, this may not be the best market for you to be searching for only foreclosed properties.  If you are then you need to prepare yourself and have some more funds saved in case you should need to put more money down or possibly overbid.  You may even look into a renovation loan because many of the banks like to see that a buyer is purchasing the property with the plan of renovating, which increased the value of the home.  This is a win-win for the buyer and the seller (bank).  BUT with a renovation loan such as the FHA 203k, you will be required to put forth the down payment of 3.5%, there is no down payment assistance for these programs.

Bottom line, don't set up the expectation of being able to find a foreclosed property for your purchase in order to help you get into a home faster, it would actually be the opposite.  If you have the time and are willing to wait then put a little more money aside and be prepared to have a backup plan.  This is also not the type of property you want to be searching for when your lease is up in a few months.  You will need to have an open timeline because finding these properties may be a little more difficult and again may be up against many bids.

If you are needing down payment assistance then purchasing a foreclosed property may also be a little more difficult because again you are going to be up against those who are putting more money down and overbidding. 

Please give us a call if you have any questions, we are here to help and can give you some guidance.

Posted by Ray Williams on March 23rd, 2016 12:12 PM
Down payment assistance seems to be a hot topic and there’s no surprise as to why. Unless you are living under a rock you are well aware of the growing population in the Denver metro area, and to no surprise, we did just get voted the #1 place to live in the US per U.S. News & World Report 2016 Best Places To Live, along with Colorado Springs #5.  

With the gaining popularity in moving to Colorado, it has definitely impacted those of us who are renting because rents are in higher demand causing rent rates to increase. Market values are increasing so purchase prices are rising.  This has those of us who are renting starting to look into purchasing. The only problem is they don't have any or little funds saved for a down payment. Which leads us back to why so many of you are looking for alternatives to help in purchasing a home.

The key item to remember about down payment assistance is that it does NOT cover all the funds needed to purchase a home.  The down payment assistance does NOT cover your earnest money.  It also does not cover your closing costs.  There are a few options for down payment assistance, some of which are in the form of a grant, which means you are not required to pay them back.  It is best to discuss options with a lender who is approved for ALL the down payment assistance programs available.  Down payment assistance helps and can definitely help you purchase sooner versus later but you need to know the facts, you need to take the time to research and you need to know you need to have some skin in the game, so to speak.  You need to have some money saved.  I strongly suggest if you missed our previous post on down payment assistance, I highly suggest taking a minute to read. 

Ideally, I highly suggest reaching out to a lender who is approved with ALL the down payment assistance programs and ask them how they work and what is the qualification process.  Then again make sure that they are approved with ALL the down payment assistance programs because if you don't you may end up needing to find a new lender. You want to know that you have all the needed options available to you.

If you have any questions give us a call or if you would like to see if you qualify, apply today.

Posted by Ray Williams on March 10th, 2016 2:52 PM

Gift funds are an acceptable form of funds for your down payment and/or closing costs, including earnest money for an FHA loan but there are some requirements that you should be aware of in order to help the process.

First, let me state who is an acceptable source to provide gift funds:

  • A family member;

  • Employer or labor union;

  • A close friend with clearly defined and documented interest in the borrower (you);

There are additional sources such as charitable organizations and a governmental agency or public entity that has a program providing home ownership assistance to low or moderate income families or first-time home buyers, these would need to be discussed with your lender for further details.

There is not a limit as to how much they are allowed to gift/contribute but referring to gift funds it is a “gift”, meaning that there is no expectation of repayment.

Second, is the required documentation:

  • Must obtain a gift letter (This letter will be provided to you by your lender to complete) that is signed and dated by the donor and the borrower (you) that includes:

    • donor’s full name, address, and telephone number

    • the donor’s relationship to the borrower;

    • the dollar amount of the gift; and

    • a statement that no repayment is required

Third, and the most important part is to document and source the gift funds, which can also be the most difficult and/or complicated part of the process IF the donor is unable and/or unwilling to comply:

  • If the gift funds have been verified in the borrower’s account (bank statement), lender needs to obtain the donor’s bank statement* (not transaction summary) showing the withdrawal and evidence of the deposit into the borrower's account.

  • If the gift funds are not verified in the borrower’s account, lender will need to obtain the certified check, money order or cashier’s check or wire transfer or other official check, AND a bank statement* showing the withdrawal from the donor’s account.

*Please Note: Be aware that if there are large deposits that are not payroll in the donor's bank statement, these may need to be sourced (verified)! You may be asking yourself “why is this necessary”?, the reason behind this is as a lender we have to verify that the funds are coming from an acceptable source, that these funds are not being laundered (Patriot Act), nor are you getting funds from anyone involved in the transaction such as your Realtor or Lender in order for you to purchase the property.

Cash is unacceptable! If you know that you have a family member who has been saving cash for you I highly advise getting those funds deposited into your bank account immediately, they will need to remain in your bank account for a minimum of two months prior to getting pre-approved (submitting statements to your lender) otherwise you will be unable to use those funds towards your purchase!!  

I will say that gift funds tend to be the most difficult and tend to have the most complications during the underwriting process with our clients.   In order to limit the stress on yourself and your donor we highly suggest getting the funds prior to your pre-approval.   If for any reason you are unclear on what amount you may be needing to help in your purchase than I would suggest having a consultation with a lender to get a rough estimate of cost and financial expectations in order to better prepare yourself and your donor so you can receive the funds prior to the pre-approval process and well before going under contract!!  You do not want to be dealing with the transferring and depositing of gift funds when you are under contract, this creates lots of tension and stress for all involved.   We know you may be anxious to purchase but trust us when we say it is far better take the extra time and prepare yourself by getting all your funds and financials are in place prior to getting pre-approved.

Please call us if you have any questions, it is always to be better informed and better prepared when you are looking to purchase a home.  There is no such thing as a “stupid” question.

Posted by Ray Williams on February 19th, 2016 4:30 PM

When you are deciding to purchase a home there are many important things to consider.  You will read and hear about the importance of your credit score (FICO), funds for down payment, rates, etc.  All of those are important and all of these areas should be considered and evaluated before choosing to get pre-approved but what I want to discuss is the importance of money in the bank.  

You may be asking “what does that mean, money in the bank?”.  It means that even if you know you will be looking into down payment assistance or maybe you are fortunate enough to have a family member gifting you funds for your purchase, you will still need money in the bank to purchase a home.  If you are asking yourself why would it be needed if you are getting assistance, let me explain.

When you purchase a home, you are required to be able to provide a deposit when your contract is accepted (earnest money).  Earnest money are funds that you need to have readily available in your bank account.  These funds can’t come from any down payment assistance grant program.  You can however get them in the form of a gift from a family member BUT be sure to explain to your lender well ahead of time during your pre-approval where the funds will be coming from and what is expected from the gifter!  Regardless if the earnest money was from a gift, you are still going to be needing money in the bank because even though your earnest money does go towards your closing costs, it may not cover all of the closing costs.  How much is earnest money?  In this market you should look to expect anywhere from $2,000-5,000 minimum.  

These funds need to be in your bank account PRIOR to getting pre-approved.  Technically you can’t be pre-approved to purchase without them showing in your assets.  Now, in all technicality let’s say you do get pre-approved prior to you showing these funds because you explained to your lender that these funds are coming in the form of a gift but they have not yet been deposited,the gifter was waiting until you find a house, or maybe you are waiting on your tax return refund.  This is understandable and not uncommon so a lender may say ok, everything else is in line and you are pre-approved to go look for a house.  Here is where you could be putting yourself in danger... now you found a house you want to make an offer, you put in your contract, it gets accepted, now you have to put forth your earnest money and you don’t have the funds in your bank.  What do you do now?  Your money needs to be in place regardless of how you are obtaining.  If you don’t have a gifter for the funds and you don’t have the money in your bank for earnest money, what do you do?  You shouldn’t have been pre-approved in the first place.  Your are now putting your loan approval in jeopardy.  You need to protect yourself and be ready before you start looking at houses!

Bottom line, regardless of what you have heard or maybe even read,  if you are looking to purchase a home you need to have money in the bank.  There is really no such thing as purchasing a home with zero down.  Prepare yourself with having a MINIMUM of $3000-5000 in the bank before filling out a loan application, before running your credit and before sending in your financials to a lender.  

To learn more and/or if you have any further questions, please contact us.

Posted by Ray Williams on January 29th, 2016 11:08 AM

FHA 203k-What is it and how do you get one?  Being one of the few local lenders in the Denver area that can provide a FHA 203k loan we have received quite a few calls lately looking into this loan option, so what is it?

An FHA 203k loan is a renovation loan.  It allows you to add in the costs of renovation into your mortgage.  It is not a second or a home equity line of credit (HELOC), it is in your first mortgage.  There are two options, one is the full (standard) or the limited (previously known as streamline).  The key difference between the two is determined by the cost of the renovation work as well as if you are doing any structural renovation (addition of rooms, removing of walls, etc.).  If you have any structural work being done it is automatically a full 203k.  

When doing a full FHA 203k you are required to hire a general contractor as well as you are required to have a HUD consultant.  They are there for your protection.  We like to refer to them as the “big brother” on the project.  They will be making sure all proper permits are being pulled, all required work is being completed in a timely manner as well as inspecting the quality of work.  

In order to qualify for a FHA 203k you need to qualify for an FHA loan, you can add as much work into a 203k as long as you are within FHA loan limits AND you qualify for the total mortgage amount with the renovation costs.  Of course it is hard to know what the costs of renovation may be on a home so this can become a little tricky.  The key is to make sure to discuss with your lender and know what your max purchase limit is for you, discuss the costs involved and the requirements for not only you but also the general contractor and HUD consultant if required.

These are really great loan loan options, they have helped many of our clients.  You can also do a FHA 203k for a refinance.  This is a great option because it allows many of us to put work into our home that we may not otherwise be able to fund.  Many times home equity lines of credit can have much higher interest rates and also have stricter lending guidelines (credit score, reserves, etc.).  

If you are interested in a FHA 203k or have any questions please give us a call.

Posted by Ray Williams on January 15th, 2016 4:39 PM

Credit is crucial when looking to purchase a home! No beating around the bush, if you have a FICO score below 600, regardless of the numerous advertisements you may be hearing, you have a big chance of not qualifying for a home mortgage, or being over promised and under delivered. This could cost you thousands of dollars and your place to live.  FHA allows for a 580 credit score BUT what you don’t read is that even though FHA allows there are very few investors/banks that will lend to you if your score is below 600. Even then, score alone doesn’t mean your loan will be approved.

If you find a lender who claims they can provide a loan with a lower FICO score, my suggestion would be to make sure you know what costs are involved and find out as much as you can upfront.  Do your research about that lender to make sure they can follow through. You don’t want to be under the impression you qualify, and once you are under contract for a home be told you don’t qualify and/or in order to qualify you need to put more money down/raise your score.

This has been a very common complaint that have been brought to our attention when clients call us after becoming frustrated at false promises. It is concerning, to us, how many times this happens with other lenders.  My best advice is to be patient.  When you look to get pre-approved and the lender advises that you work on your credit, then you should work on your credit.  Not get discouraged and try to find another lender who you think can get the job done.  Most of us work under the same guidelines and will have the same advice. If they don’t, you need to proceed with caution.  Most of the time when it sounds too good to be true, it is!

The first step you should take when purchasing a home and you know your credit is low, is take the time to fix and/or establish your credit (pay collections, pay down and/or off debt, establish good credit lines such as a secured credit card).  Look to get your credit score at a minimum of 640 middle FICO score (NOT Credit Karma score).  There is a reason their scores are free folks! When your middle FICO score is 640 it opens up more opportunities and loan programs. The second step is to have some money saved!  Even with down payment assistance programs, they require you to have a minimum of $1000 OR 1% of the purchase price into the transaction, whichever is greater.  That being said you will also need to be prepared for earnest money,(Typically between $1000-$5000). No down payment assistance program can help with these funds, since you need these funds when you write a contract to buy.  Your earnest money will go towards the closing costs and will also cover any required amounts for a down payment assistance grant/program. Bear in mind these programs may only cover your down payment, meaning who is paying your closing costs? Food for thought. Be prepared, and save money.

Last but not least, don’t be discouraged, if you are determined to purchase a home, you will.  If there is a will there is a way.  If you are unsure where to begin and you have further questions please feel free to contact us, we are always eager to help.

Posted by Ray Williams on January 7th, 2016 9:58 AM

FHA Loan Limits for 2016 have increased again for Colorado which only confirms that Colorado’s Real Estate market is continuing to improve causing housing prices to still be on the rise.  

Now, this is good news but also has its drawbacks. With the increased limits it means our economy is doing well but on the drawback it means housing costs are increasing, making it more difficult to find affordable housing.

This will help those of us, who can afford a little higher purchase price BUT don’t necessarily have the highest credit scores and/or may not have 5-20% to put down. This means that FHA is a great option helping to avoid a non-conforming (Jumbo) loan, which do have more stringent guideline requirements (i.e. assets, credit score, down payment).

Check out the new loan limits here.


For more info please contact us and if you would like to see if you can qualify please click here.

Posted by Ray Williams on December 10th, 2015 4:21 PM

Right now there are a lot of advertisements about refinancing your home and most are for good reason and usually geared around the Holidays.  Now is the time when most of us our looking to free up some funds so we can have a little extra in our pockets to have for the Holidays.  This is why lenders will choose to advertise about refinancing and it will continue just after the holidays because even if we didn't free up funds, we may want to look into ways to help payoff our recent increase in debt from the Holidays.

The main thing to consider when refinancing is making sure it makes sense for you. Taking into consideration the goal and purpose of refinancing then looking into the benefit and making sure it outweighs the cost.  Even with the ads stating a "no cost refi" there is still a cost, remember you can't get something for nothing. And if it sounds too good to be true, it usually is. You just want to make sure you are working with an experienced, qualified, trustworthy and knowledgeable lender who is looking out for you. The fortunate part is that recently we all know the market has improved so for those of us who have purchased in the last 6 years will have seen an increased market value of our property, even those whom have purchased in the last 6 months!  Rates are still low and with the increased values it equates to an opportunity in leveraging our equity and refinancing in order to save money.  

One thing to consider before refinancing is making sure your credit is in a good position. Having a lower FICO score can limit your loan options and could also cost you more (higher rates). Sometimes this may be unavoidable and refinancing may be a more immediate necessity and you may be unable to improve your FICO prior to refinancing, which is ok, you will just need to keep in mind that there is still a minimum FICO score requirement to qualify.

Here are a few good reasons to consider a refinance;

  • Removing your mortgage insurance
  • Lowering your interest rate
  • Lowering your term
  • Consolidating a 1st & 2nd mortgage
  • Cash-out- this can be used to consolidate debt, home improvements (may also consider doing an FHA203k or Conventional renovation loan), college tuition, etc.

Again, refinancing may not make sense for you right now and is different for each person so the best way to find out if you should refinance is to call your lender for a mortgage review/analysis.  

If you have any questions or would like to discuss further please contact us.

Posted by Ray Williams on December 3rd, 2015 1:58 PM

Down payment assistance grants, what are they really?  Let’s get this out on the table because there seems to be some confusion and many misleading advertisements. Let me start with the top 5 misconceptions of down payment assistance grants.

1. They are NOT funds from the government- The down payment assistance comes in the form of a grant, meaning when you go to sell your home or refinance you are not required to pay these funds back. BUT these funds are not from a magic bank account that the government provided for those who need assistance. This accompanies a loan program, and are made available to those who qualify (income, credit & purchase price requirements), in order to help make homeownership more attainable.

2. They are NOT separate funds from your loan- The down payment assistance grants are not a separate check you receive for your down payment.  The down payment assistance grant IS part of the loan program.  They are 30 yr fixed mortgages, with an FHA, VA & Conventional mortgage. When qualifying you need to work with a lender who is approved for these loan programs and can offer them.Meaning, your lender has to offer down payment assistance grants, or you can’t get one.

3. They are NOT only available to first time home buyers- These programs are available to all who can qualify. Restrictions apply.

4. Interest rates are the same as someone who makes their down payment- The mortgages do have a higher interest rate because these loans are perceived as riskier to the bank.The bank is put at increased risk with someone who is unable to put money down and would require a higher rate to cover any risk of default. You could say it is the cost of doing business with a specialty loan program.

5. That they allow you to purchase with no money down- These programs may assist with your down payment but they do require that you put a minimum of $1000 of your own funds or 1% of the purchase price, whichever is greater. There are also closing costs when purchasing a home, which the $1000 requirement will help meet. But you need to understand that there are closing costs and pre-paid items for insurance and escrow setup costs. These items can average around 2-3% of the purchase price, so you need to be prepared to have some money! Money to cover the closing costs, of your earnest money (which gets put towards your closing costs), your home inspection (not required but highly recommended) and your appraisal.  If you are able to get seller paid concessions, this can allow for a lower amount needed at closing.But keep in mind the real estate market will drive a seller’s willingness to assist with your closing costs. You can also work with a down payment assistance program that allows the lender to help offset closing costs by adjusting the rate,  

I’m hoping this gives a little more clarity about down payment assistance grants but if you still have questions and would like to discuss please give us a call.  If you would like to see if you qualify please apply now.

Posted by Ray Williams on November 20th, 2015 4:30 PM

When you are looking to get pre-approved for a home mortgage lenders will analyze your debt to income ratios.  This is why it is extremely important that lenders review your pay stubs, W2’s and tax returns.  We want to make sure that all your income is being calculated correctly and we are using the actual figures for your income analysis.

The qualifying ratios will vary depending on the loan program and sometimes this can be the deciding factor on which loan you will need to obtain.   For many of you this part of qualifying for a loan gets overlooked.  You may tend to focus solely on your credit score and how this affects your qualifications.  Yes, credit score is important but is only one piece in the puzzle.  If you have your credit score down and it is in good standing this is great but don’t forget to consider that although you may have been making your payments on time or maybe you have successfully rebuilt your credit. Did you consider what debt you may have could affect your qualifications for a purchase or refinance?

As a consumer you can review your debt to income and analyze your qualifications.  The general rule to debt-to-income ratios is this:

1. Add up all your incurring debt (all debt reflected on your credit report, student loans, car payments, loans, credit cards, personal loans, etc.) NOT phone bills, cell phones, cable.

2. Then add your desired monthly mortgage payment

3. With the total you will now divide this by your GROSS (before taxes) monthly income.


Car payment $400

                       Student Loan $300

                       Credit Cards $300  

                                              $1000 total monthly debt

  $1800 Desired monthly mortgage payment (including taxes & insurance)

$1000 + 1800 = 2800

Gross monthly income $3500

$2800/3500 = .80

With this example the ratio is 80% this is too high and this is only one income. If you are looking to qualify with someone else you will need to do this same process but add in their monthly liabilities and their gross monthly income.

So what would be your options if your ratios are too high? It doesn’t necessarily mean you can’t purchase and/or refinance.  There are a few options you can take to help put you in a position to qualify for a home mortgage.

Option one: Lower your monthly debt. This may seem impossible but if there is a will there is a way.  You can refinance your student loans for a lower monthly payment, same as your car. You could pay off or down any existing debt.  

Option two:  If you are unable to lower any of your existing debt then the next option is to lower your desired monthly mortgage payment.

As a general rule of thumb, keep this in mind: FHA your qualifying debt to income ration can’t be higher than 43%, for Conventional your debt to income ration can’t be higher than 36%.  Now these numbers may possibly have some flexibility which would be discussed and reviewed by your lender.  Please note ideally you do not want to be over these numbers.

Another helpful tool to have would be a mortgage calculator which we have on our website, we also have a mobile app!  Check it out and download here!

If you have any questions please contact us and if you are ready to get pre-approved click here.

Posted by Ray Williams on November 9th, 2015 4:48 PM

If you have a judgment on your credit unfortunately you will not be able to get pre-approved for a home mortgage.  A judgement needs to be satisfied and released before you can apply for a mortgage. If you are being told that this can be approved with an FHA mortgage you may have received false or inaccurate information.

When you have a judgement on your credit report this is a stopping point for any lender no matter what loan program.  A judgement needs to be satisfied, which means it needs to be paid.  After being paid it also needs to be released and you will need to file the release and obtain the release of judgement from the county of which is was filed under.

This is extremely important if you are wanting to purchase or refinance.  This is one you can’t keep calling different lenders to see if they can help you, this has to be addressed and taken care of.  In the long run you will be thankful in getting this satisfied because your credit score will significantly increase.

Listed below are a couple articles with some helpful tips on how to remove judgments on credit.

How to remove a paid judgement

How to remove a judgement on your credit report

If you have any further questions please feel free to give us a call.

Posted by Ray Williams on October 28th, 2015 11:44 AM

Gathering your financials and sending them to a lender is part of the pre-approval process. You’re lender needs to see two months most recent bank statements.  This would be primarily your savings and checking accounts but may also include stocks, 401k, IRA’s or any other assets you may have and will be using and/or needing to show. Copies of these statements tend to be the most difficult part of the process.  

As I’ve previously written, a lender is not looking to see how many times you go to Starbucks or if you spend money at the medical dispensaries, they are looking for large deposits, insufficient funds, regular payments that don’t seem to align with liabilities on credit report, any seemingly suspicious activities. This is all because of the Patriot Act and anti-money laundering laws.

The other reasons for reviewing bank statements (assets) is to show you have the funds for down payment and closing costs.  This may be why more bank accounts may be required (IRA, 401k, Stocks, etc). If you are like the majority of us, you may have a couple different accounts and transfer funds to and from each other.  If this is the case then you will need to provide statements from all accounts in which funds are being transferred.  

The last piece of the statements is that you will need to provide ALL pages.  This means that the bank statement needs to be the actual statement which will reflect your full name, address and account number (NO transactions summaries) and each statement will reflect the number of pages it includes (ex. 1 of 4) which means you need to send ALL four pages, even the blank or seemingly unimportant pages.  I know this can seem silly and doesn’t make sense but an underwriter will require to have ALL pages.

Remember no cash deposits are accepted!!  If you had a cash sale for something on Craigslist or Ebay, you will need to provide a proof of sale receipt, transfer of title (if applicable), copy of the ad and then copy of deposit slip.  And even with all these documents proving the cash transaction it is still up to the underwriters discretion if they will accept.  This is just something to keep in mind if you are planning on selling items to help with down payment and/or closing costs.  If possible the best way is to have the cash funds “seasoned” in your account for a couple of months prior to getting pre-approved. Just remember your lender is on your side and they are not prying or trying to inconvenience you, they are on your team and only doing their job and what is required of them. In order to help you, you need to help them!

If you have any questions please give us a call.  If you are looking to get pre-approved fill out our preliminary loan application!

Posted by Ray Williams on October 14th, 2015 4:29 PM

What is Home Buyer Education (HBE)?

It is an educational course that covers the complete process of buying a home and becoming a homeowner.  The curriculum includes financial management, credit management, selecting a home, building your buying team (Realtor & lender), mortgage products and disclosures, real estate contract review, inspections, appraisals, closing and post closing information.  They also cover Colorado specific programs including down payment assistance (CHAC, HOEP, CHFA). They will also discuss and teach about the mortgage credit certificate (MCC), a tax credit available to first time home buyers and veterans. As a previous participant of the course I can say from experience they cover items you would never would have thought of, such as, ways to save money on your mortgage over the life of the loan, what to pay attention to regarding a neighborhood of interest, for example they suggest going to the property of interest at different times of the day and just sit outside to listen to the neighborhood sounds, are there dogs that bark at night, do cars speed through the streets, etc. This is just one of the few tips they share. Whether you are a first time home buyer or just re-entering the housing market I highly recommend attending this class. If you are uncertain on where to begin in the home buying process, this would be a great starting place. Home Buyer Education is not always required but is still highly recommended. There are few loan programs such as the down payment assistance programs, CHFA loans and the MCC that do require a home buyer education certificate and the certificate is good for one year. The class is offered online but again I can't stress enough that attending the class is more beneficial. The online course is $99 and if you attend the course it is free! Click here to find out more info and to see the schedule. If you have any questions or should need any assistance please contact us.

Posted by Ray Williams on October 6th, 2015 3:07 PM

Purchasing a home for the first time is an exciting yet confusing, overwhelming and can be an intensive process. So where do you start? Well, you can’t purchase without funds, correct? The first place to start is searching for a lender. There are so many outlets to look at online that at some point it becomes too much.  As you start your research, gather all the information, start a list with questions you have.  Then start searching for a lender.   Remember, you need to look beyond the interest rate.  As a first time home buyer you need guidance, education and support throughout the process.  You need to start with at least knowing your credit score (FICO) and having some money in the bank. You may find programs that will offer low credit scores and/or no money down. BEWARE!  Please keep in mind that if it sounds too good to be true, then it probably is.  Now, that being said yes there are programs available for lower credit scores and programs with down payment assistance; if those are items you need to search for then you need to look for lenders who can provide.  Those should be the first questions you ask the lender prior to completing a loan application and running your credit.  

You should also know the key differences between FHA & Conventional.  Just because you don’t have 20% down doesn’t necessarily mean you can’t do a Conventional loan. You can put 3% down on a Conventional loan, it’s just knowing if that option is available to you BUT is it the best option for you.  This is where an experienced lender can show you the difference in the two and how each affect the monthly mortgage payment and purchase price.  

If you know you are wanting to look for a home in a more rural area then you need to find out information on a USDA loan.  You will need to ask the lender if they are experienced and can offer USDA loans.  Again, you will want to check with the lender prior to completing a loan application and running your credit.

Are you thinking about purchasing a home that might need a little TLC? Or maybe you’re thinking it might be a better option to find a bank owned home (foreclosure).  If so then you should consider a rehab loan.  There is an FHA 203k and Conventional rehab loan option.  This is where you add the renovation costs into your mortgage.  If this is even the slightest bit of interest to you then you need to make sure to ask your lender if they can provide these types of loans.

In conclusion, while you are doing your research make a list of what you are thinking you would be interested in, call lenders, ask questions and then when you feel comfortable make an appointment and meet them. The next step is getting pre-approved. Make sure you know the difference between pre-approved and pre-qualified.  *Don’t make an offer on a home if a lender has not looked at your financials!

For more information and if you have any questions please contact us.  If you would like to set up a consultation, give us a call.

Posted by Ray Williams on October 1st, 2015 3:17 PM

I receive several calls daily inquiring about our services.  Many are first-time home buyers and they always start off by asking if there are any first-time home buyer programs available.  Then the next question is “what are your rates right now and what are your fees?”  

This is such an ambiguous question.  Seriously. A mortgage rate varies depending on loan program (FHA, VA, Conventional, USDA, Jumbo), terms (30 yr. fixed, 15 yr. fixed, ARM, etc.), FICO score, amount of down payment, etc.  Do you even know if you should be looking for an FHA or Conventional loan? Do you know the difference between the two?  Plus there are other factors, such as do you need down payment assistance (DPA) or are you purchasing in a rural area?  These can greatly affect loan programs and ultimately are going to affect the rate and even fees.  A better question for a lender is “do you offer multiple loan programs?” And “are you experienced with multiple loan programs?”    

The main point I’m trying to get across is that don’t be so quick to be asking about rates and fees without knowing what you're really looking for in a lender.  Rates and fees are going to be fairly competitive and should not vary significantly (plus or minus) and if they do that should be a red flag.  You need to be aware that not necessarily the lowest rate and/or fees in a lender will equate to the best service or quality of service. My question to you would be “what are you looking for in a lender?”  

The importance should be trying to find a lender you feel comfortable with, one that you can talk with and understand, someone who will help guide and educate you, especially if you're a first-time homebuyer.  You will want someone who is versed and experienced in multiple loan programs.  Don’t let a lender discourage you away from a specific loan program unless they have definitive reasons.  You don’t want to be steered away from a specific loan program just because they can’t provide the loan program or because they are not familiar with or uncomfortable with the loan program.  Inexperience or feeling a loan program it too complicated is no reason to not offer a program.

Do your research, make calls and ask questions.  But be mindful when you ask what are your rates and fees.  If you don’t provide needed information and many times financials, don’t expect the rate that is quoted over the phone to be the exact rate you will receive once you go through the pre-approval process.  If you’re rate shopping you doesn’t do a service to yourself.  

If you have any questions please give us a call.

Posted by Ray Williams on September 25th, 2015 4:54 PM

As you may have already noticed, purchasing a home can be overwhelming, especially if you're a first-time home buyer.  There is so much information to absorb and process along with the overwhelming cost and knowing exactly what is expected from you as a buyer.  I have had many conversations with first-time home buyers whom have made the comment that they are not working with nor planning to work with a Real Estate agent.  My response is always “may I ask why you are not wanting to hire a Real Estate agent to help you?”  The answer is usually “because I don’t want to pay or I can’t afford to pay their commission”.  

Buyers paying their agents commission seems to be a very common misconception among first-time home buyers. A buyer's Real Estate agents commission is not paid by the buyer, it is paid by the seller.  All Real Estate commissions to both the listing agent and the seller's agent are paid by the Seller.  Now technically the buyer is paying the commission because the commission agreement is in the sale of the property and the properties listing price includes the Real Estate Commission fees.  I know that was a little confusing so stay with me.  So, yes again, technicality you as the buyer are already paying for an agent.  If you are already paying for a service wouldn’t you want to use the service?

A Real Estate Agent is for your protection, they are educated, trained and licensed to assist you with your purchase contract.  They are there to help negotiate your purchase and are looking out for your better interest.  There is no reason NOT to hire a Real Estate agent when purchasing a property.  Again, you are not paying their commission directly out of your pocket at the time of service, the cost of the home and the closing of the properties proceeds is what pays for the RE agents commission.  An no this is NOT part of your closing costs, remember this is priced in the sale of the property, the purchase price.  A good source to read more about Realtors and their commissions is www.Realtors.com .  

If you have any questions on what it looks like to purchase a home and to see if you would qualify, please give us a call.

Posted by Ray Williams on September 16th, 2015 4:49 PM
This is a very common question I get asked on a daily basis.  What is the difference between FHA & Conventional loans?  Instead of getting too technical I will keep it short and simple.

FHA is a Federal backed mortgage which allows for a lower down payment (3.5%) and lower credit scores.  In order to allow for the lower down payment they require an upfront mortgage insurance premium (one time only) and a monthly mortgage insurance premium. Keep in mind that whether you are doing an FHA loan or Conventional, if you don't put 20% down you will have mortgage insurance (monthly). 

Conventional mortgages are Fannie Mae & Freddie Mac.  Conventional mortgage rates are dependent on your FICO score, along with the mortgage insurance rate.  You must have a minimum FICO of 660 for a conventional mortgage.  There are options for lower down payments (3-5%) as well.  

The main thing to keep in mind is that you can not compare mortgage rates and loans with others around you because what your mom, dad, neighbor, friend or co-worker may have will be uniquely different from what you may be offered.  Everyone has a different financial background, credit score, assets, etc. 

There is a common misconception regarding FHA loans, it is that these loans are only for those whom have low credit scores and that there are delays in these loans due to appraisals. None of these statements or presumptions are true.  

Unfortunately many lenders will deter away from FHA loans because the mortgage insurance is for the life of the loan.  This is true BUT my question is  "Do you know one person whom has remained in their same mortgage since they purchased their property for the life of their loan?" The answer is NO.  Most buyers refinance within 5 years after their purchase.  If FHA is where you need to start in order to get into a home, then why wouldn't you use it?

The decision of FHA or Conventional should be guided by your lender and they should help educate you as to which loan option is best for your needs and your current situation. Don't let others deter you away from FHA, know your facts, ask questions and see which option is best for you.  

If you would like to learn more or would like to get pre-approved for a home mortgage, please contact us.
Posted by Ray Williams on September 10th, 2015 3:37 PM
You may have heard that you don't have to count your deferred student loan payments on your qualifying debt when looking to get pre-approved for a mortgage. In the past this was allowable.  Both FHA & Conventional loans allowed you to eliminate your existing and/or future monthly student loan payments dependent on when the payments came due. Each had their own specific guideline and time-frame of what was acceptable.  

As of this last month, August 2015, this is no longer the case.  No matter when your student loans come due, per FHA and Conventional guidelines lenders will be required to count the payment against your existing debt. 

It would be advisable to check into either refinancing or consolidating your student loans to get a lower monthly payment.  Make sure to always read the fine print and know exactly what you are refinancing into and/or consolidating terms.  

If you have any questions or would like to get pre-approved please contact us.
Posted by Ray Williams on September 4th, 2015 11:25 AM

Where do I begin when looking to purchase a home?  This is the most common comment I hear when I receive calls inquiring about wanting to purchase a home. Whether you are a first time home buyer or someone who has purchased previously but it's been over 2-3 years since you last purchased, this seems to be a common feeling.  Purchasing a home can feel very daunting, scary and overwhelming, as it should be.  It is one of the largest purchases you will make in your lifetime and should not be taken lightly.

I want to help by noting the main areas I talk to potential clients about when starting the process.  These are the key areas of where to start and I hope it helps guide you in the right direction if you are looking to purchase a home and don’t know where to begin.  

First, you need to know your credit score (FICO), I’ve written about this previously, it is really important, your credit score reflects your credit worthiness. You need to know if your report is accurate. Review your balances on your credit cards, are they high (close to limit or maxed)? Do you have any late payments?  If you know you have credit issues then those need to be addressed.  You may have heard that medical collections don’t need to be paid.  Main thing is if you have collections of over $2000 they will be required to be paid (always contact a lender if unsure what is acceptable).  If your credit score is low you will want to remove collections because they will negatively reflect and affect your FICO score. Make sure to get letters from the collection agency when you satisfy the collection. If you have judgements, they will need to be paid and released.  You will need to get the release of judgement from the county in which the judgment was placed (you have to pay for a copy of the release). You are unable to qualify for a mortgage if you have unsettled judgments, no exception. Last item to be aware of on your credit is keeping your credit card balances no higher than 30% of your max available credit limit.  If they are higher they will report negatively. Also make note that all your credit liabilities (credit cards, student loans, car loans, etc) on your credit report is what is used to figure your debt-to-income ratios.  You want good revolving credit that can help outweigh the negative as well as keeping your monthly expenses in line with your income.

Second, you need to have some money in the bank.  Whether you are looking for down payment assistance (DPA) or have gift funds to assist you with a home purchase, you still need to have some assets.  DPA does not assist with the closing costs, earnest money (which will get applied towards your closing costs), appraisal fee and inspection. These funds need to be readily available when getting ready to purchase.  Besides even if you were able to have minimal costs to purchase, would you really want to go into homeownership with no money in the bank?  What if your water heater breaks the first month and you have no money in the bank and credit cards are maxed out?  What would you do? It is always advisable to have some reserves.  

Last but not least, look for a lender.  Don’t contact a realtor until you have spoken to a lender in order to know if you are pre-approved and for what purchase price.  Make a list of what you need, even if you are unsure of exactly what you need and looking for, a good lender will help guide and educate you.  Remember no question is considered “stupid”.  If you know you need down payment assistance, make that known right away. If you have had a bankruptcy or foreclosure, make sure to be upfront even if it has been longer than 4 years ago. Have an idea of what you can afford monthly for a mortgage payment. If you don’t know where to begin, no worries, a good lender will guide you!

If you have any questions and/or feel you are ready to get started, give us a call.

Posted by Ray Williams on August 26th, 2015 4:52 PM
Colorado Real Estate is on the rise, as I'm sure you may have noticed and the Denver Metro area is an extremely popular and desired place to live (obviously).  So of course with the high demand of living spaces which leads to higher rents and value on property.

I receive several calls a day with people explaining how their rent is going up and are now considering it would be a better cost investment to own vs. rent.  If you are paying $1500+ for a one bedroom apartment, why wouldn't you rather look into purchasing.  It seems to make sense, the only problem is in paying higher rents it becomes hard to save money for a purchase.

That being said our down payment assistance (DPA) page on our website is the most visited, which makes sense because most of us would like to purchase but have little or now money for down payment and are looking for alternative options and needing assistance.

As I've written previously, there are down payment assistance programs available and they definitely can help alleviate your initial costs in purchasing a home.  But I am here to inform you that if you have no money in the bank, down payment assistance will not be enough for your to purchase a home.  I'm sorry, that truth can sting a little.  It doesn't mean that you can't buy, it just means maybe you can't make it happen right away.

There are closing costs involved when you purchase, which I've also previously written about and not all down payment assistance programs cover all of the closing costs, if any at all.  There are some programs which can allow the lender to help pay some of your closing costs, but be mindful, nothing is for free!  There is a cost to everything and you need to consider that even with the DPA.  

You need to be prepared for earnest money, appraisal and inspection fees.  Earnest money can run anywhere from $1000-5000, sometimes more.  Your lender is not in control of this amount, this is a minimum amount that the seller requires from you when they have accepted your offer.  Again, these funds need to be readily available in your account.  They can be gifted but make sure to discuss with your lender on the gifting requirements and guidelines and remember, cash is not an acceptable form of a gift funds! 

You may have also heard that you can request the seller to help pay for closing costs by offering "seller paid concessions", this is possible, but again be mindful, this is a sellers market and most sellers may not be willing to contribute their profits to help you buy their home.  This is when having a savvy realtor will help you, along with a very knowledgeable lender.

If you are ready to be pre-approved or would like to learn more, contact us.

Posted by Ray Williams on August 18th, 2015 4:33 PM
I can't stress enough the importance of knowing your FICO score when you are looking to get pre-approved for a home loan.  Whether you are looking to refinance or to purchase your credit score (FICO) is critical!  My only caution would be make sure you are not just getting a "credit score" you need to make sure it is your FICO score.  

If you know you have collections you will want to get these take care of before looking to get pre-approved.  If any collections have turned into a judgement then you will have to take care of all judgments before applying for a mortgage.  This is a stopping point for any lender.  The main importance on clearing/satisfying a judgment is that after paying the judgment and getting it satisfied you will then need to go to the county in which the judgment was filed and get the "release of judgment".  This is critical! Paying it off will not remove it from the credit bureaus.  You will need to get the release of judgement from the county, which is a certified copy that you pay the county to release to you. Then this release needs to be sent to the credit bureaus (Experian, Transunion, Equifax) in order for them to remove the judgment from your credit report.  You will only need to send to the bureaus that are reporting the judgment.  

Remember to also keep your existing credit card debt no higher than 30% of your available credit limit.  If it is 50% or higher than this will report negatively on your credit report and will bring your FICO score down.  You may also want to ask your credit card holder when they report to the bureaus.  This is important because you will want to make sure you are paying off and/or down your debt prior to them reporting.  Make sense?

My key point is that if you are looking to purchase a home or refinance your existing home, you need to make sure your credit scores are in a good position.  Your credit score will affect not only your rate and loan programs available to you but can also hinder you from obtaining a mortgage at all.  

If you have any questions or would like to get pre-approved please give us a call we are always happy to help.
Posted by Ray Williams on August 14th, 2015 3:38 PM
We receive many calls asking about CHFA loans and if they can qualify for a CHFA loan.  Most of the time if you are looking into a CHFA loan it is because you may be needing down payment assistance.  I've come to see a common pattern or series of questions regarding these inquiries on CHFA.  Many of you are not really sure what CHFA is and how they can be of assistance.  You may have been told they have better rates, lower payments, lower down payment options and of course down payment assistance.  

Let me start by saying we are a CHFA approved lender and are very happy we can offer CHFA as a loan option.  CHFA is the Coloraod Housing and Finance Authority, they are located right by Coors Field on Blake Street.  In order to obtain a CHFA loan you have to work with an approved lender.

CHFA is not a just a loan, they are a service provider for specific FHA loans and Conventional loan options.  They are able to assist with specific programs but they are still an FHA or Conventional loan that they service.  Meaning you make your mortgage payment to CHFA but your loan is still either an FHA or a Conventional loan.  

They have the ability to offer specialty programs such as the CHFA Advantage, a Conventional loan with 3% down and NO MI, or the CHFA Smart Step Plus, which is an FHA loan with a 3% down payment assistance grant.  All of CHFA's programs do require that you complete the home buyer education.

The advantage of getting a CHFA loan is that they offer  assistance programs that have down payment assistance grants, lower credit scores (min 620) and lower down payment options in order to help make homeownership more attainable. If you have questions or would like to see if you qualify for a CHFA loan please contact us.
Posted by Ray Williams on August 6th, 2015 9:48 PM

We are very happy when we get a call from a qualified veteran looking to purchase or refinance their home using their VA benefits.  First off, thank you for all those who have served. Being a fellow veteran helping other qualified veterans learn the benefits of a VA loan and providing them with the best mortgage available gives me great gratification. 


Purchasing a home is an exciting and rewarding time but it can also be stressful and confusing.  Many of us have difficultly in saving a down payment and coming up with 20% feels like an impossible feat, more less even 5%.   The benefit of VA loans allows for a no down payment and at times no closing costs as well as no mortgage insurance.  Yes, there is a VA funding fee (which some veterans may be exempt) but this fee can be rolled into your loan and is what goes towards a "pool" of funds which is what allows VA to keep rates low and assist with your fellow veterans to take advantage of the same VA benefit you are acquiring.

Your lender will need a certificate of eligibility (COE), here is a link that can assist you in obtaining a copy of your certificate of eligibility.  Your lender can also request your COE but this can take some time and if you are needing to get pre-approved quickly it helps your lender tremendously if you can have your COE ahead of time.

Again, VA loans are the best loans out there, if you would like to learn more about them and are a qualified veteran please give us a call.  *Please know that if you are in need of a Jumbo loan you can still use your VA benefits, make sure to ask us how.


Posted by Ray Williams on July 31st, 2015 9:23 AM

You may be asking yourself “am I ready to purchase a home?”  If you are like the many of us who have just received a notice from your landlord informing you that your rent is going to raise, and not just by a little but a few hundred dollars.  What do you do and why are the rents rising? The rise is due to Denver’s growing economy and more people moving to Colorado.  This puts landlords in a prime position.  If their current tenant can’t pay the increased rent they will have another tenant waiting in the wings who can. They also know that the Real Estate market is tight and those who are looking to purchase are in a very competitive market and if they can’t find a property to purchase they will be looking for a rental.

What are your options?  You have two choices, keep renting or look to purchase.  If you choose to purchase you need to make sure you are in a position to get pre-approved. You may be asking, “what do I need to do to get in a position to get pre-approved”?

First step is to know your credit score, more specifically your FICO score! This is not the number you get from CreditKarma or possibly even your credit card.  You need to check in with www.myfico.com or go directly to the bureaus, www.experian.com, www.transunion.com, www.equifax.com and retrieve your FICO score.  If you are not wanting to pay for your FICO score than at the very least pull your credit report and review what is reporting.  Is it accurate?  Do you have any collections that you were not aware of? Judgements? Late payments? Etc.  These items are critical to your score and for a pre-approval.  Do you have active, current, good revolving credit?  If you are not aware of any of these you need to get familiar and check on your reports.  Most lenders are unable to provide a pre-approval with a FICO score under 620.

Second step is having some money in savings.  There are down payment assistance programs available BUT these funds do not cover all the costs involved in purchasing a home.  You will need to have funds readily available for earnest money, appraisal, inspection and the remaining closing costs.  Most of the down payment assistance programs require that you have $1000 or 1% of purchase price (whichever is greater) in the transaction.  You can not nor should not be purchasing a home with no money in the bank.

Third step is if you have step #1 & #2 complete then the next step is finding a qualified lender. You want to find someone who can help, guide and educate you in what options are available to you.  If you know you need down payment assistance then this should be one of the first questions you ask.  Not every lender is qualified and approved to work with many of the down payment assistance programs.  Are you looking  for a VA loan? Make sure to ask if they are an experienced lender with VA loans.  These are very important questions.  You don’t want to find yourself completing loan applications, running your credit and submitting financials only to find out that they don’t have the services or loan programs you are needing.  Make sure you also check their credentials.  Ask for past clients that you can reach out to, or check for online reviews with Google, Yelp, FaceBook pages and Better Business Bureau.  

If you are new to purchasing a home you should take the homebuyer education courses that are free and available to you, click here for more information. If you have any questions and would like to start the process of getting pre-approved please contact us.

Posted by Ray Williams on July 29th, 2015 4:13 PM

I received a call today inquiring about our services and the possibility of transferring their existing loan to us.  That’s good news right? Well, yes and no, bad news is that they were supposed to be closing on their home purchase today! They received a call last night from their existing lender, one of which claims to have the highest ratings per J.D. Powers & Assoc and that they can “quicken” the process, informed the buyer that they will be unable to close on their loan tomorrow.  They stated that there are additional loan conditions that need to be met, one of which would be bringing more money to the closing.  This would bring the buyer whom originally was putting 3.5% down would now be required to put 8.5%.  

I wish I could say this was the only call I've ever received with this situation but unfortunately this is not the case, we have been seeing an increasing number of calls with similar situations and the majority coming from the same mortgage company.

As first time home buyers you may not feel comfortable and/or are uncertain as to where to begin your home buying process so many times we may be directed by very popular home buying websites.  Whether it be websites that are credit score companies that monitor your credit, properties for sale, home values (bankrate.com, realtor.com, zillow.com, creditKarma) etc. they will have a link and/or notifications of rates and mortgage companies. What may be of surprise to you is that these links are paid advertisements.  These larger mortgage companies have a vast budget for advertising and are able to place their company on multiple websites.  Because many of us feel they are trusted sources we also also feel that they wouldn't be on their page if they weren't recommended, right? Again, unfortunately that is not the case, these companies pay to be recognized on these popular websites.

I wish there was a way that when we click on a referred or recommended company and a “caution” signal flashed or “alarm” sounded when to notify you that this is a paid advertisement AND take it a step further had a signal for “beware” low customer service ratings per Google/Yelp/Bing.  Unfortunately we don’t have such a service so it is our responsibility to take that extra time and do our due diligence.

I always recommend researching a mortgage company AND the loan originator before ever completing a loan application, running your credit and/or sending in your financial documents.  When researching a loan originator they are required to list their NMLS number and are required supply the link to their license registration.  Remember in finding a good lender it goes beyond looking for the lowest rate!  

If you have any questions or would like to inquire about our services please contact us.

Posted by Ray Williams on July 22nd, 2015 4:48 PM
As you may know there are programs available to help you with the down payment when purchasing a home( down payment assistance).  These programs are available to first time home buyers as well as non-first time home buyers and most are in the form of a grant.  There are income, credit and debt to income (DTI) ratio requirements . There is one detail that seems to be a common misconception about these programs.  They are not "stand alone" grants,  they are not separate funds that you qualify for outside of your home loan. 

When you are online searching for "down payment assistance" and you find outlets and links to lenders who can provide these programs, if you choose to complete an application you are not just completing an application for the down payment assistance program, you are completed a loan application.  Again, there are NO down payment assistance options in Colorado that are "stand alone" grants that are separate funds that is specifically for your down payment.

All down payment assistance programs work with your loan program.  If you qualify for the loan program associated with the down payment assistance, then you qualify for the down payment assistance. Make sense? Most of these programs will have a slightly higher rate, which is how they are able to help provide the assistance.  These rates are not something that lenders can be competitive with, which means that every lender who is approved and can offer these programs have the same rate.  Only variances will be in their fees, read more about closing costs.

Be mindful when you are searching for these programs and know exactly what you are completing when submitting applications or inquiries.  If you are unsure, err on the side of caution and contact the lender.  If calling is not your preference then reach out via email, most lenders will have their email listed on their website.

If you are looking for down payment assistance, would like more information on the programs available and/or would like to see if you qualify please contact us.  
Posted by Ray Williams on July 15th, 2015 3:40 PM

A rehab loan which is also referred to as an FHA 203k is a loan, is a mortgage that includes the costs of rehab/remodeling needed to a home.  Why would purchasing with a 203k be beneficial?  In a tight market like this it is always great to have options. For many of you who are out there in the market and having a tough time finding a home or having a chance to even put in an offer. Here is some food for thought, is there a specific style that you are drawn to but are noticing that in your price range they move quickly? Here is an option, how about looking in a lower price range, same and/or similar model of your favorite home,put on your " see potential" glasses and then look at a property.  Would just a little TLC (new flooring, paint, appliances, kitchen cabinets, etc.) make the home more appealing?  This is where a rehab loan such as a FHA 203k loan or Conventional Rehab loan would make sense.

The rate on a FHA 203k is a lower interest rate than getting a new credit card, adding a home equity line of credit or financing through a personal loan. Plus you only have one mortgage payment!

There is only one appraisal done, you get an "as-is" value and the appraiser gets a copy of the contractors bid and will take into account what work is being done on the home and will give you an  "as completed value".   You will see what amount of value you are adding into the property and most likely could be walking into the property with build-in equity.

So if that is not enough of a reason to look into a rehab loan, here are 3 reasons you should consider:

  1. Can't obtain traditional financing for the home you want to purchase because needs health and/or safety issues addressed
  2. Home is in need of upgrades (kitchen, bath, appliances, HVAC, etc.)
  3. You can fix up the home now vs. later

If you would like to discuss or see if you qualify, give us a call.

Posted by Ray Williams on July 13th, 2015 9:21 AM

We get a fair amount of calls on daily basis inquiring about a 203k loan.  So I wanted to put a few main components together to help aid in learning about a 203k loan.  A  203k loan is a home mortgage that includes the costs of remodeling/rehabilitation for a home.  It is an FHA loan. It can be used on a purchase or you can refinance into a FHA 203k.  This type of loan is extremely beneficial whether it is for minor rehab or a major renovation to a home. 

There are two types of the FHA 203k, one is the streamline and the other is the standard.  The streamline FHA 203k is for renovation/rebab work that is up to $35,000 and does not include structural or landscaping.  The Standard or aka Full FHA 203k is for $35,000 and greater (on up to FHA loan limits), which can include structural and landscaping.  When doing a Full 203k it is required to also hire a HUD consultant.  Do not let this be a discouraging factor, we like to think of them as the "big brother" on the project.  They are there for your protection and will also help facilitate the project and communications with your contractor and lender.

You will need to hire a licensed and insured contractor, with a the streamline you are able to facilitate as a general contractor (GC) but we highly suggest hiring no more than 3 contractors.  For a full you are required to hire a GC, which we even suggest for a streamline. 

In order to know what amount you qualify for with a 203k loan you will need to meet with a lender to get pre-approved.  You need to keep in mind that the approximate amount needed to rehab the home will be added to your mortgage.  If you were pre-approved for a purchase price of $200,000 and the home you are looking to purchase is $200,000 and needs rehab work added, then you are exceeding your loan limitations for approval. The important thing is to check with your lender if you know you would like to purchase with a 203k so they can help guide in what your max purchase ability would be using a rehab loan.

If you even have the slightest thought that you would be interested in this type of loan I highly suggest that you talk with your lender and discuss.  Not all lenders can do FHA 203k loans so you need to know ahead of time before you get too far into the pre-approval process and then start looking at homes because the last thing you will want is to find out that you need a FHA 203k and your lender can't provide, then you are stuck with needing to find a new lender and don't have much time to be going through the process again! 

This is a FHA 203k in a nutshell, f you would like to learn more please contact us. Please note that there is also a Conventional rehab loan available, make sure to ask us about it!

Posted by Ray Williams on July 8th, 2015 3:37 PM

The Denver Real Estate Market is the top in the nation.  Being one of the top 10 states for business in 2015 could be one of the main factors.  There is no denying that Denver is the most desired place to live and being a native I can understand why.  With this, it makes for a very tough and tight market and finding a home to purchase becomes more difficult.  If you haven't already heard the purchase prices are going up and many buyers are over bidding on the homes.  If you are currently renting a home have you considered offering to purchase from your landlord?  Even if you don't know that your landlord is wanting and/or willing to sell the home, wouldn't it be worth asking?

Recently I've been noticing an increase in calls looking to get pre-approved to purchase the home they are currently renting.  This is a huge advantage, here are four reasons why buying a home from your landlord makes sense:

  1. Your landlord is going to give you the first opportunity before putting the property on the market and making available to all buyers. 
  2. Your landlord may be more willing to assist with closing costs and/or using your deposit as earnest money, or even better, both!
  3. Could have high possibility that they will be selling below market value and could walk in with some equity
  4. If any upgrades or repairs need to be done they will be willing to negotiate on price and/or funds towards closing costs or lowing purchase price.

To sum it up if you are in the market to purchase maybe the first place to start is talking with your landlord!  **Note:Talk to a lender to get pre-approved first!!! Better to know if you qualify before offering to purchase!!

Give us a call if you have any questions and get pre-approved!

Posted by Ray Williams on July 2nd, 2015 10:54 AM

Did you know that there is a tax credit available to home buyers?  And I'm not talking about a tax deduction its a tax credit.  It's call the Mortgage Credit Certificate or aka as an MCC.  Here is a little more info:

What is an MCC?    It is a certificate awarded by the City allowing the holder to take federal income tax credits.  When awarded with an MCC you can take an annual credit against your federal income taxes of 20% or *30% of the annual interest paid on your mortgage.  *30% is available only in City and County of Denver

What is the difference between a "Tax Credit" and a "Tax Deduction"?  Basically a tax credit entitles a taxpayer to deduct the amount of the credit from their total federal income taxes owed, allowing you to receive a dollar for dollar savings on your tax liabilities.  A tax deduction is subtracted from your adjusted gross income before federal income taxes are computed.  When you purchase a home you are eligible to deduct your annual mortgage interest payment on your taxes. 

So what happens to the tax deduction for mortgage interest when you have an MCC?  When using the MCC tax credit, you are still eligible to deduct the remaining 80% or 70% not claimed as a credit.  For example, if you paid $8,200 in mortgage interest for the first year, with a 30% MCC, you could take a credit of $2000 and a mortgage interest deduction of $6,200. Which ends up being a higher benefit for you and more money in your pocket, its a win win!

An MCC is available to first time home buyers (have not had home ownership in the past 3 years), qualified veterans or if you are a non-first time home buyer purchasing in a targeted area. 

You must apply for the MCC at time of purchase! You can not apply after you have closed on your home! You must also apply with an MCC approved lender.

Unfortunately there are many Realtors and Lenders who are unaware of the MCC and may not disclose this information to you so this is why we are trying to get the information out.  We don't want you missing your opportunity! 

The MCC is available state wide and there are income and purchase price eligibility requirements (which have recently been raised for the City & County of Denver), please contact us to find out more and see if you qualify.

Please Contact Us!

Posted by Ray Williams on June 11th, 2015 2:23 PM


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