Find out about the new changes to FHA buyers!

Real Estate Investing just got a whole lot better!

The housing and urban develope ment has finally wised up about their 90 day seasoning issue.
The rehap investor and the short sale investor can legally flip homes to FHA buyers. This is huge for the investor in these times. Check out what the HUD had to say on this matter below:

HUD TAKES ACTION TO SPEED RESALE OF FORECLOSED PROPERTIES TO NEW OWNERS
Measure to help bring stability to home values and accelerate sale of vacant properties
WASHINGTON - In an effort to stabilize home values and improve conditions in communities where foreclosure activity is high, HUD Secretary Shaun Donovan today announced a temporary policy that will expand access to FHA mortgage insurance and allow for the quick resale of foreclosed properties. The announcement is part of the Obama administration commitment to addressing foreclosure. Just yesterday, Secretary Donovan announced $2 billion in Neighborhood Stabilization Program grants to local communities and nonprofit housing developers to combat the effects of vacant and abandoned homes.

"As a result of the tightened credit market, FHA-insured mortgage financing is often the only means of financing available to potential homebuyers," said Donovan. "FHA has an unprecedented opportunity to fulfill its mission by helping many homebuyers find affordable housing while contributing to neighborhood stabilization."

With certain exceptions, FHA currently prohibits insuring a mortgage on a home owned by the seller for less than 90 days. This temporary waiver will give FHA borrowers access to a broader array of recently foreclosed properties.

"This change in policy is temporary and will have very strict conditions and guidelines to assure that predatory practices are not allowed," Donovan said.

In today's market, FHA research finds that acquiring, rehabilitating and the reselling these properties to prospective homeowners often takes less than 90 days. Prohibiting the use of FHA mortgage insurance for a subsequent resale within 90 days of acquisition adversely impacts the willingness of sellers to allow contracts from potential FHA buyers because they must consider holding costs and the risk of vandalism associated with allowing a property to sit vacant over a 90-day period of time.

The policy change will permit buyers to use FHA-insured financing to purchase HUD-owned properties, bank-owned properties, or properties resold through private sales. This will allow homes to resell as quickly as possible, helping to stabilize real estate prices and to revitalize neighborhoods and communities.

"FHA borrowers, because of the restrictions we are now lifting, have often been shut out from buying affordable properties," said FHA Commissioner David H. Stevens. "This action will enable our borrowers, especially first-time buyers, to take advantage of this opportunity."
The date will be set for Feb. 1, 2010, so any contract dates up to this point won't count. This is great news for the Real Estate Investor in today's market.

Buyer screening Questionaire

Hi, and welcome!
This is a simple buyer questionnaire, for when interested buyers are looking to purchase from you. I thought it might be helpful.

Buyer Screening Questionnaire
(Long Version)
1. Do you need help with the financing? Why?
Is your credit good, fair or poor? Do you know your credit score?
Were you recently turned down for a mortgage loan? What was the problem?
What problems do you feel would keep you from getting a mortgage?
If I pulled your credit right now, what would I see?
Your credit situation does not sound that bad we have worked with a lot worse. The main thing I am looking for is
somebody with steady income, and the rest is not that important. I am pretty creative with financing and can help you
get into the home despite the problems you have. If you see the home and have to have it, I will move mountains to
help you get into it. Does that sound fair? First let me ask you a few more questions:
2. When are you needing to move?
If they answer longer than a month: Because of the creative financing I am offering, I am expecting this
house to sell very quickly, probably in a few days. Do you think you can make an exception or should I just
keep you in mind for my next house?
All other answers: Have you seen any homes yet? How long have you been looking?
3. Where are you living now? How much are you paying per month in rent/mortgage?
4. Credit is not something I am really concerned about. What is important is the amount of closing costs you have.
How much money have you set aside for closing costs?
If None: Can you get any within 30 days? Can you borrow from relatives? Do you have something to sell?
5. Are you sure you can afford $________________ per month? Do you have a good steady job?
6. You sound like someone I would like to work with on this. If you can convince me that you want the house and
make a commitment to buy it, I will do everything in my power to get you financed. If I cannot get you into this home,
then no one in this city can. How does that sound?
7. I'm holding an open house on ________________ from ________ to _________ PM. Will that work for you? It is
important that you bring your wife/husband/significant other with you. OK, I am going to be looking for you, so I would
appreciate being called if for any reason you cannot keep the appointment. Okay?
If they cannot make it to that showing, then give them the 2nd showing date and time. Then say... Well, I can finance
almost anybody, I am expecting this house to go rather quickly, probably in the first two days, so if you cannot make
these two dates, maybe you can catch me on the next house I have. I will keep your name and number and give you
a call, which will probably be in a month or two.

This is valuable information people, any questions?

© 2008

Happy New Year!

Happy New Year! This is a simple sellers script I use when I talk to the seller. I thought it might be helpful for you!
Seller Telephone Conversation Script
Name: Date:
Phone#: How they heard about us:
Property: Good prospect?
1. I am calling about the home you listed in the paper (web). Is it still for sale?
2. Tell me about your situation: Are you currently living in the home? When can it be ready for move in?
3. When do you need to close by?
4. Tell me a little bit about the property.
Address / location
Bedrooms # of stories
Baths Fenced yard
Square feet Pool
Overall Condition Schools
Upgrades Misc.
Comments
5. How long has the house been for sale?
6. What is the asking price?
7. How did you arrive at this price?
8. Has an appraisal been done? If so when?
9. Have you previously listed with a realtor? What price did they say you should be willing to accept?
10. Are you offering owner financing?
11. Are you able to take back a small 2nd note if I need help financing through my lender?
12. What are you going to do if the house does not sell?
13. This sounds like a great house. Why are you selling?
14. If I paid you all cash and closed quickly, what is the lowest price you could go?
If no, say: I simply have too many prospects to waste time on those houses I cannot buy. If you will tell me what you are asking,
I will know quickly if we can do business, is that fair?
15. Is that the best you can do?
If yes, say: You are saying if I do not give you $___________, you will not sell the house?
16. Do you have a mortgage on the house? What do you still owe?
If yes, say I am an investor and I buy several houses at a time and use many different methods. I am probably the most serious
buyer you have talked to yet. However, I will need the facts to be able to present you with an intelligent offer, will this be a
problem for you?
17. Will you sell the house for what you owe on it?
18A. It sounds like I might be very interested in taking a more detailed look at your home. So what I'd like to do now is schedule a time
to take a look at the house and see what we can come up with. When will be a good time for me to come by that you will both be
home? (Wait to get an appointment in the home and actually visit with the homeowner in person before you introduce this detailed
explanation of what you do)
Appointment Date and Time:
18B. (If this is a out of town seller Wait to get an appointment in the home and actually visit with the homeowner in person before you
introduce this detailed explanation of what you do)
Understand that I am an investor, but I am not like all the other investors who want to buy your house for 50 cents on the dollar. My
offers are fair and are pretty close to the Fair Market Value of the house. Basically what will happen is this: we will negotiate a fair price
that both of us agree on, and then I will sign a contract with you to purchase your house for cash. Your mortgage will be paid off and
you will get your equity back out of the house. I will then resell your home to a buyer who has problem credit. I have special financing
programs to do this with, and these buyers will not be able to own their own home without my help. I will promote the home and my
special financing to problem credit buyers for two weeks, and if I cannot find a buyer within that 2 week time frame, our contract
becomes null and void and we part as friends. But chances are very good that I will find a buyer because there are so many people
who cannot get into a house without some very creative financing in this new buyer’s market. Since I am helping them out, they will pay
full market value for your house. That is were I earn my profit: I negotiate a price with you that is a little lower than Fair Market Value
and sell it to a problem credit buyer for full Fair Market Value. Like I said, the process of finding a buyer takes approximately two weeks
more or less, and if it does not work out, you do not have anything to lose except time - 2-weeks.
Advanced Financial INC.
Happy Hoildays!