patrick.net

I bid on an REO yesterday - and was told that due to termite work, the bank wanted the loan to be an FHA 203K. I got pre-approved for the total amount and we specified 203k in the offer.

@ellie,
I felt exactly like that .... "why are you asking about my style of loan?" I was told that the banks look at that info and grade the offers thusly: 1)cash, 2)conventional, 3)FHA - no assistance, 4)FHA - w/assistance.

I pretty much think checking loan style is bullcrap, and that only the REwhore's want non-FHA because they can avoid having to get inspections, and disclose from inspections. The bank gets the money, weather it's cash, check, charge, pennies, blue-chip-stamps, whatever you have ... the bank gets green, wet, warm, fresh off the press, greenbacks. But, it's their (REwhore's) game, their rules.

I am always happy to hear that someone is growing their family. Congratulations!

However, what are you doing to the conservative movement?...I thought we all agreed and took a pledge that we would wait for home prices to dwindle to pre-2000 prices before buying. I guarantee you took that 8K tax credit unless you just like proving a point. If I were to pull up your past comments you rant about the stupid buyers just as much as I do, yet you join them...I am confused here?

That being said, the place is fairly large at 2400/SQFT and I am sure you plan to stick around for the next 10 years at 170K with a mortgage lower than most rents.

I am confused....

Nomograph says

Bap33 says

FHA for $170K

Good luck with your bid. One comment: after years of bitching about government intervention in the housing market, you have no problem with an FHA loan? Deep down inside every conservative is a nanny-state, big government ‘lib’ trying to get out!

Exactly my point. Deep down inside he loves socialism, government handouts, tax credits, and corporate bailouts......and he is proving my conservative movement to be a fraud. We now have the ammo during his next rant on socialism or why Obama doesnt deserve a second term....because "owebama" as they call him just funded his home purchase. ROTFLMAO

On the other hand, I am happy for anyone that grows their family.....I would do the same if LA county had 2400/SQFT at 170K. I say that in all seriousness.

4X says

Nomograph says

Bap33 says

FHA for $170K

Good luck with your bid. One comment: after years of bitching about government intervention in the housing market, you have no problem with an FHA loan? Deep down inside every conservative is a nanny-state, big government ‘lib’ trying to get out!

Exactly my point. Deep down inside he loves socialism, government handouts, tax credits, and corporate bailouts……and he is proving my conservative movement to be a fraud. We now have the ammo during his next rant on socialism or why Obama doesnt deserve a second term….because “owebama” as they call him just funded his home purchase.

He couldnt have pushed the conservative movement back any further if he had took a crap on Teddy Roosevelts grave. ROTFLMAO

On the other hand, I am happy for anyone that grows their family…..I would do the same if LA county had 2400/SQFT at 170K. I say that in all seriousness.

I think the conservative and liberal talk has just been shut down folks. All the talk was partisanship folks...

I had to change my ICON on that one.

lol ... I fail to see how I can avoid being made to cover the exposure of FHA through forced taxation, so why would I not participate too? Same with the tax credit. I did not vote for either one, but I do have to pay for them ... right?
OweBawma has no money to give away, except that which he took forcibly from me. lol

Do you think the offer is too high? I am not in a hurry. Trust me.

Bap33 says

lol … I fail to see how I can avoid being made to cover the exposure of FHA through forced taxation, so why would I not participate too? Same with the tax credit. I did not vote for either one, but I do have to pay for them … right?
OweBawma has no money to give away, except that which he took forcibly from me. lol
Do you think the offer is too high? I am not in a hurry. Trust me.

Yet, now you are ready to take the same money being spent while you have a history of repudiating the current administrations actions. You no longer have the right to call him owebama, especially when your preparing to accept his money. I have taken a stance to not purchase a home until they become affordable, and when prices stabilize. I have always stated that FHA helped with my first two home purchases where others have spoken negatively about FHA, CRA, Social Security, Health Care as socialism. All the talk of you being a conservative is out the door, you could move forward and vote YES on same sex marriage now.

Well, once you accept your share of our country's socialist funds....let me know how it feels to be a liberal?

Bap33 says

Do you think the offer is too high? I am not in a hurry. Trust me.

If you feel the price is right, then ride it as far as it goes. Just don't let the bastards stress you out over it. Chances are great that the deal will fall through for reasons beyond your control.
If the deal does fall through, just chalk it up as they saved you money.

@4x & Nomo,
you two need to get a room already. OweBawma has no money - except what he takes from me, and none of these programs are his. Are you two so blinded by hate that you can not function in a normal conversation?

I only share this experience so others can follow along from the outside and hear what goes on first-hand, and maybe I will get some good advice too. It is not in the political area and is expressly about housing. You two are pretty twisted.

Bap33=forced to hand over wealth=development of socialist programs=money in the hands of non-producers=reduced buying power for Bap33=Bap33 has to compete with other buyers using Bap33's money against him=Bap33 takes the opritunity to use said program and keep cash in hand and borrow from himself over time=Bap33 pisses off the libs=big grin for Bap33.

I guess Nomo hates white people. But, I aint white. Go figure.

ptiemann says

My experience is that 20+% down conventional financing can close in under 30 days.
FHA needs 40+ days.
Sellers don’t like to wait those 10 days. As a seller, if I get a 450k FHA offer (3.5% down) and a 435k conventional, all other terms identical I’d take the conventional one. The appraisal seems tougher also if you only put down 3.5%. BofA is infamous for low FHA appraisals in Santa Clara County.
So, really, FHA is a disadvantage. Good luck anyways; there may be no other offers.
-Peter

This sure sounds like a RE point of view. Like, the whole deal about a bank, that has been sitting on a house for a year or more, worrying about 15 days more to close.
Are you a realtor?
If a bank wants as much for a house as possible, wouldn't it make sense that they will get more for the home if they allow people to use programs that help them buy more house than they can afford. You know, it is just more of what got us this far.
There are more buyers that can pay $X if they use an FHA loan.
The "bank" is selling an asset and wants as much as possible for that asset.
The only winners in short timed sales are the RE people
The only losers are buyers that remove their protection from shady deals and unknown problems by not employing the FHA standards (I think).
But, I may be wrong, so if you don't mind would you please take some time and explain why the bank cares how the buyer gets their money and expressly show why the REpro is not what is behind the push away from FHA inspected sales. Please. Thanks.

4X and Nomo,
Start another thread and bash me there please. I don't want to have to sift through your poop to read the info I may get on here. (lol- like that will happen) Be good fellas, adios.

Nomograph says

BTW, I’m actually happy for you and I hope you get the house. I just wish that you would use this experience to do a little self-examination.

thank you

I do the latter (ladder ?) each morning while in prayer. I am pretty sure you do too.

Bap33 says

4X and Nomo,
Start another thread and bash me there please. I don’t want to have to sift through your poop to read the info I may get on here. (lol- like that will happen) Be good fellas, adios.

Bap - you knew that you would have to put up with comments such as the ones made by 4x, Nomo, and mine when you posted this thread. You opened yourself up to comments - and there were no questions asked - it seemed to be more of a self-congratulatory post (I'm buying a house!).

You have no problem with responses such as 4x's about "growing your family," even tho you didn't mention anything like that in your OP. You shouldn't take offense when someone politicizes your words, you do it all the time. Besides, you invited it:

"And so it begins. Hop on in and share wisdom as you see fit."

btw: "latter" would refer to the "later" reference in Nomo's post; however, in order for it to be appropriately used in that sentence there would have to be a former reference. Which there wasn't. I'm only sayin' this 'cause you asked.

From the original post .... Bap33 " Funny thing, the LENDER said the REwhore was on crack about the banks giving a crap about a home not meeting FHA standards, and the LENDER said the whole thing is about avoiding inspections and disclosures tied to inspections. "

The LENDER is either lying or completely ignorant regarding bank properties and standard FHA loans. The problem with FHA loans on bank owned properties is who will do the necessary REPAIRS, if required, in order to satisfy FHA? Although FHA repairs are negotiable and can be assumed by the buyer, the repairs in almost every case must be completed prior to title transfer. Most buyers are unwilling to make repairs, understandably so, on a property that they do not yet have title to. Also, FHA buyers generally are perceived by the bank (and others) as being weaker than conventional buyers. The reason is the much lower minimum down payment requirements of FHA as opposed to conventional, especially in this deflating market. Also, with the much lower downpayment and increased loan to value, the appraisal becomes much more critical, and questionable as to being able to meet the necessary number. I wonder .... was the "LENDER" you are quoting possibly a conventional "LENDER" that was not licensed to do FHA loans? If he is strictly a conventional lender, he is not an unbiased source. His or her comments about the " REwhores being on crack" is an incredibly ignorant and unprofessional comment.

I'm late to the party here, but the irony of Bap33 taking government handouts and subsidized loans is just too rich.

I'm at a loss for words, temporarily.

RayAmerica says

His or her comments about the ” REwhores being on crack” is an incredibly ignorant and unprofessional comment.

I'm sure that the lender in question used the term "REwhore" during the conversation as well... No embellishment on the part of the OP...

@ellie,
I was not trying to brag or anything like that .... just sharing in the same fashion most who come here do when they make a move. I shared when I did anything thus far. The request for input stands. So far, the input has been, "if you are a conservative you will not use any of the socialist programs you are forced to pay for" .. Oh, and "you are a poo poo head for not agreeing with liberals" ... yea, that's about the full response from the usual suspects. lol
I imagine a big difference between asking for input and catching personal attacks .. but carry on as you see fit, no worries.

@Nomo,
I aint white. When you said "white" in your race-baiting post, did you mean European? Is European a new race? Let go of your hate Doc Nomo.

Ray,
I am fully qualified to go convetional. The LTV is in my favor if it does not come back within the bank's appraisal, because the price will be reduced or the house does not sell to me but to some stupid sap willing to over-pay.
RE: FHA, I like the idea of keeping more cash in the bank (where it can be used to buy food, medical, ect) vs in a house where it will be locked for at least 10 years, in my opinion. If there were no FHA, I would not use it. If I was nt funding FHA stuff by force, it would not be here. So, I'm just useing something I paid for.
As for using the exact phrase "on crack", that was all mine. The lender did not use those words, and you will note I did not use quotes. One thing the lender did say is "there are many unscoupulous(sp) agents still in the area, but they are getting fewer each week." ( I am 99% sure that is a direct quote)

Ray, do you think I am right about the amount being paid for a home might be higher when an FHA loan can be used?

RayAmerica says

The problem with FHA loans on bank owned properties is who will do the necessary REPAIRS, if required, in order to satisfy FHA?

Not my problem, I am there to buy a house. The seller is there to turn a profit on their asset. If they lower the price enough, it will sell "as is", or they can fix it enough to qualify. Once again, this leads me to believe that avoiding close inspections, and the reports that come with them, is something the RE people wish to avoid.

"and shall now keep you all abreast of things as they go." - well, that was the intent. lmao

Bap33 says

but carry on as you see fit, no worries.

just curious, where do you believe that I attacked you? I answered your question and made an observation, but otherwise offered congrats on your offer and sincerely hope that you get the house that you want.

I've never gone FHA, only conventional. FHA was never an option offered by the bank/loan officer. I don't know why, or what the difference would have been. Seriously, what would the difference have been on my loan of $127k 4.8% 30y conventional with a $225k appraised value? Current payment is $800 piti.

oh, I never felt you were attacking ... lets call it "noticibly interested in the oposing view". lol. It's all ok ellie. Seriously. I want your input on any and all issues.

I have no idea as to what the interest / pmi does on your example, but I bet someone on here can answer that question. They just may not bother reading through this particular thread, but you never can tell. The topic can be lost easy on here and this one has had some fog introduced, in my opinion. lol. Since I do that to, here and there, I cant point fingers at Doc Nomo. lol

no worries Doc, it's all good.

elliemae says

I’ve never gone FHA, only conventional. FHA was never an option offered by the bank/loan officer. I don’t know why, or what the difference would have been. Seriously, what would the difference have been on my loan of $127k 4.8% 30y conventional with a $225k appraised value? Current payment is $800 piti.

Bap33 says

I have no idea as to what the interest / pmi does on your example, but I bet someone on here can answer that question.

No PMI, tons o' ltv so I didn't need it. It was a straight refi with the same lender for my 1st mtg; I called to see if I could lower my payment from $850 piti on the 1st & $224 on the 2nd (taken out when I was laid off to cover a year of COBRA); the result was less than $3k in fees and a reduction of $275/month. Which, if my figures are correct, made it a year's worth of payments until I broke even on the fees.

btw, i was told there'd be no math...

but I digress. when it it advantageous to go FHA? when the down is 3.5%, or what?

Well, I should also say that I wish Bapster the best of luck with the house.

I hope you will also grant other people the same benefits that you are receiving. It would only be fair.

Congratulations Bap33, I hope you get your home.

I aint white

What are you then? You sure seem white to me (and yes, I am white, too).

hey, forgot to mention another tid-bit from the lender ... I asked about how many of the loans they do are people buying another home and planning to walk from the one they are in now. Answer: "about 50%". It was said that they are doing it by having family members (that can qualify) buy the home in their (family member's) name but payment and occupancy are done by the folks that walk out of the other home. Lender seemed to figure it was mostly legal. I had heard about it and know one guy personally .. but when the lender said 50% of the loans they have processed where for folks doing this, I went ... "crap, that's where all of these friggin stupid buyers are coming from".

the bright side: all of those walk-aways will drive the prices down more when the bank's get them back.

Bap,

Since you plan on leveraging up and placing the risk with the banks on this one, I imagine this would leave you all set to take advantage of the walk-away trade-up program you mentioned. Let us know when you do, so we can thank you for helping to keep house prices affordable. :)

Why should we thank him in advance? When he gets the home debtor's credit, he should personally thank each & every one of us. I'll be waiting for the card in the mail. Here's my address:

Elliemae
Utah, USA

@dbdude1010,
I don't see how I can leverage up with the values headed south .... give me some idea as to how it would work.

@Ellie,
Does that tax credit come as a write-off over time as taxes are paid or as a lump of cash from some magical pile of tax money? I do not know the specifics. Either way. I'll let you folks know whatever goes down.

Bap33 I think the tax credit might be coming from China since technically the U. S. Government is flat broke and has to borrow over $2 BILLION per day to stay in business. Hopefully your tax credit will be paid in U S Dollars. As soon as you fill out the proper paper work, you'll be getting an $8,000 check from everyone's favorite uncle ... Sam. In answer to your question .... sellers probably would get higher prices for their properties if they open up to FHA buyers because the pool of qualified buyers will be that much greater. The problem still exists with the repairs, which for the typical foreclosed home could be many.

Bap33 says

@dbdude1010,

I don’t see how I can leverage up with the values headed south …. give me some idea as to how it would work.

If you're using debt to make this purchase, you are leveraging up. Simple as that.

@Ray,
Are you sure I get a check for $8,000? Is is tax free or do I pay taxes on it as income next year or when? Thanks.

bu dbdude ... if I were to sell in any short term I would net a loss (probably) or break even (doubtful) and I would not see any profit (gaurenteed).

So, with the debt being secured by the home, and without all of the free loans pumping money into the hands of landscapers named Pedro to come along and by the house from me for 150% more than I paid, I just don't see me leveraging up. As a matter of fact, I may very well be upside down just as soon as the ink is dry. Or, I do not understand your point and you nee to explain it a little bit more. Your turn.

@Bap,

You've stated that you will be using lenders' $ for the most part...not so much of your own. What you're doing is called using leverage, other people's money (OPM), placing the risk with the note holder, etc. Essentially, with a low/no down loan you are only risking the collateral, i.e. the house you are purchasing.

My point is that by leveraging this deal, you are risking little of your own capital. In essence, keeping your powder dry, so that should housing continue its slide down the slippery slope of devaluation, you are free in the future to purchase another one and walk away from this one, if necessary.

Does that clear it up?

Sorry, I'm a geek by trade and tend to live in my head most of the time. Communicating with real people doesn't come naturally :-)

Conservatives who put liberals down and Liberals who put Conservatives down are BOTH being played by the man. As long as the REAL powers that be keep small minded people thinking that the either liberal or conservative is the problem, they have us all right where they want us. When will we all wake up and understand that The Banks and Large Corporations own BOTH political parties. Fight the real power. Quit blaming the pawns in life- the democrats and republicans.

Bap33 says

@Ray,
Are you sure I get a check for $8,000? Is is tax free or do I pay taxes on it as income next year or when? Thanks.
bu dbdude … if I were to sell in any short term I would net a loss (probably) or break even (doubtful) and I would not see any profit (gaurenteed).
So, with the debt being secured by the home, and without all of the free loans pumping money into the hands of landscapers named Pedro to come along and by the house from me for 150% more than I paid, I just don’t see me leveraging up. As a matter of fact, I may very well be upside down just as soon as the ink is dry. Or, I do not understand your point and you nee to explain it a little bit more. Your turn.

You have some serious issues showing respect for people of other ethnicities. Pedro?....break away from the insensitive comments, please. How about someone make a comment about a redneck named clifford who parks his pickup on his lawn or a redneck name Palin.

These are insensitive statements, and have no place in our society.

The Little Guy Lobby says

Conservatives who put liberals down and Liberals who put Conservatives down are BOTH being played by the man. As long as the REAL powers that be keep small minded people thinking that the either liberal or conservative is the problem, they have us all right where they want us. When will we all wake up and understand that The Banks and Large Corporations own BOTH political parties. Fight the real power. Quit blaming the pawns in life- the democrats and republicans.

I am only accusing BAP of being a hypocrit, slandering liberals and our president but then accepting government handouts. His acceptance of the tax credit weakens the conservative movement....he might as well vote for Obama and stop the name calling.

Bap33 says

Ray,
I am fully qualified to go convetional. The LTV is in my favor if it does not come back within the bank’s appraisal, because the price will be reduced or the house does not sell to me but to some stupid sap willing to over-pay.
RE: FHA, I like the idea of keeping more cash in the bank (where it can be used to buy food, medical, ect) vs in a house where it will be locked for at least 10 years, in my opinion. If there were no FHA, I would not use it. If I was nt funding FHA stuff by force, it would not be here. So, I’m just useing something I paid for.
As for using the exact phrase “on crack”, that was all mine. The lender did not use those words, and you will note I did not use quotes. One thing the lender did say is “there are many unscoupulous(sp) agents still in the area, but they are getting fewer each week.” ( I am 99% sure that is a direct quote)

"Put your money where your mouth is and go conventional, you got all the bread. Uh uh, cant do that, old school trophy you done work to hard for. Record hating *****, snob gaming ******"

E40

Nomograph says

Bap33 says

lol … I fail to see how I can avoid being made to cover the exposure of FHA through forced taxation, so why would I not participate too?

So much for the high and mighty “conservative principles” you espouse. You have probably been on Section 8 welfare this whole time too. It sounds like you have no problem with government handouts as long as the go to the ‘right kind’ of people (i.e. white).
FHA = Section 8 = government handouts = forced redistribution of wealth = Bap33

If you havent figured it out, BAP stands for "Black American Princess"...he is a a she, and she is African American.

BAP is a black woman Nomo....all the conservative talk is simply talk with no action.

The Little Guy Lobby says

Conservatives who put liberals down and Liberals who put Conservatives down are BOTH being played by the man. As long as the REAL powers that be keep small minded people thinking that the either liberal or conservative is the problem, they have us all right where they want us. When will we all wake up and understand that The Banks and Large Corporations own BOTH political parties. Fight the real power. Quit blaming the pawns in life- the democrats and republicans.

Voters who think conservatives and liberals will ever vote differently are called dreamers. I say this not to be sarcastic, but to add perspective to the issue....I am slowly seeing that voters are the most fickle of groups. Especially seeing that Mrs. ultra conservative BAP is willing to accept government handouts, err, I meant money.

4x,
you may need to seek professional help.

Nomo,
I hope you give feed back as this unfolds and ignor the negativity.

dbdude,
I understand what you mean, and I agree. I am trying tohold onto my cash as much as possible because I want to do some improvements and I doubt I can do it with a loan against the house due to no real equity, and I do not want to go into any other type of debt to do the improvements. So, I'm hoping to hold some cash and pay as I go. I am pretty sure that even the improvements will not result in increased worth or home value, but they are things I (wife) want to do before we move in.
The only value adder on tap is floor coverings and a shop. The shop's price is stout, but the floor coverings are not too bad.

BAP....are you a sister?

I get it - this is 20 questions! I always sucked at that game