Buying My First Property

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I started my journey to financial independence with Rich Dad Poor Dad. That book showed me the light.

Of course, my own mother is pure financial genuis, having saved so much money that my family went from near rags to being well above average - the American Dream.

As far as my desire for wealth - at one point only a little while ago, I thought that my dream was to become a realestate tycoon and accumulate riches beyond belief. However, thanks to certain people in my life whom I became acquainted with, I realized that is only a vehicle to freeing the financial component of my life. Digging a little deeper, I realized my real passion lies elsewhere. I am working on that.

Still, I mentioned that to clarify that this is not my life. But, just because I'm very concerned with my financial future and starting to work myself out of the rat-race at age 21, it does not mean it has to be my life; I've just got my blinds open.

This thread will detail my steps to buying my first property.

I think making a thread, helps somewhat as a reminder to keep myself on track. At the same time, I hope to show others that if I can do it, so can you. Why?

Because, first off, I have no credit whatsoever. No credit card, no loans, no nothing. I'm starting from absolute scratch. I just got a job last month, and opened a bank account only a few weeks ago. At the moment, my parents pay for my tuition/housing, though after this term I will be living at home and paying my own tuition/expenses. My parents have offered to buy me a car, buy me a house, etc; however, I would actually like as little help (or no) as possible. The advice I have received from lenders is that I should start building credit, and that is my first objective.

Along the way, I will detail everything from building credit, my approximate monthly income and how I invest it into stocks, etc. I hope to purchase a $90,000-$125,000 property by October 2006.

Objective #1: Build Substantial Credit

Note: I am also posting this thread on a 'financial' board, but I figured that since I have been here many times before, and know for a fact that there is much interest in this topic (or at least I think), that I would copy my posts here as well.

In fact, I welcome you to join me as well. If you have at least a part-time job, you can be taking steps out of the rat-race and towards financial independence. I just noticed one of the threads in this forum is about a guy contemplating to spend $100 on jeans or a blazer. No offense, but you are wasting your money. Buy the $30 jeans and save the rest, invest in your future. You don't want to be living paycheck-to-paycheck for the rest of your life.

Neither do I, and nor do I want to depend on salaries or income from a regular job.

Hope you enjoy the thread.
 

Stud

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what financial board are you posting this on as well?
 

Skel

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looking to buy my 2nd residential property
 

seagull

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Stud said:
what financial board are you posting this on as well?
Same, I find these financial threads the most interesting whenever they come up. I've been looking for a good financial board to visit.
 

Skel

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Since we are on finances and I dont mean to hijack the thread but a question for those knowledgeable enough.

I bought my first residential property 2 years ago or so. It is a condo and its my home now. I would like to purchase a 2nd property for the purpose of renting it out. How hard or how would I go about getting a loan for another property? I know the first loan I got was "first time buyers" loan so it was easy. I showed that I had ok credit and a job and such and such. HOw much harder is it to get another loan with no money down?
 

Bible_Belt

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How much harder is it to get another loan with no money down?

The other home loan will be "investment property" so you have to pay a slightly higher rate and put more money down. There are hundreds of loan programs out there. I'd suggest talking to several independent mortgage brokers (not banks) until you find one you trust. Brokers get paid mostly by the lender, so it does not cost you more to use a broker. It doesn't pay to circumvent the broker by going to the same bank yourself, because the retail rate that banks give individuals is higher than the wholesale rate they give brokers. I can recommend a guy if you are in Florida, fwiw.

Also, str8up can help you. He is a RE speculator.
 

Skel

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Good advice BB. Im in CT so Ill do some checking around in my area. Im gonna message str8up as well.
 

S1NN3R

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Bible_Belt said:
The other home loan will be "investment property"......
Not always. You can get loans for a second home in a multitude of ways. The best is to simply apply for it as your new primary residence. Most lenders will be satisfied if you've been in the previous home for two years, and will not qestion another primary residence application. Plus, no matter what the length of time you've owned the first, if the second is a noticable upgrade from the first, then they will also take into account that you've just looking to move up. You can also use a second home program, but it has to make sense. If you're buying in the same zip code, they usually don't go for it, there's no reason to have a second home so close to the first. But if you're buying a reasonable distance away, you can get rates almost as good as a primary.

Second, no money down loans are the norm now, not the exception. EVERY lender has 100% combined loan to value programs for single family residences these days, they have to to remain competitive. If you have better than a 600 mid-FICO, a job that pays at least double your proposed monthly expenses, and someone still tells you that you have to put 5/10/20% down, go somewhere else. I have given people loans for $300k homes without them having to pull a single dollar out of their pocket, not even closing costs.

What was said about going to a broker is right, we not only get wholesale pricing, but we have direct lines to every lender in the country. You might be able to call a few banks a day and get a few rough quotes, but in two hours we can talk to dozens of lenders and get accurate pricing. We can also inform you of ways to make a better financial choice. We know everything about the business, we have to, and our knowledge is almost guaranteed to save you money in the long run. There are so many little things involved that the average person doesn't understand, pre-pay penalties, rate buydowns, full-doc vs reduced-doc vs stated income, fully amortized vs interest only vs neg-am. It's taken me a year to learn the intricacies of this business, people that won't use brokers because they don't want to pay broker fees usually end up spending way more, because they don't know the game.

(part-time mortgage agent for the past year, it buys the fun toys much better than the govt. work does. :D)
 

Skel

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So the bottom line, is "Go see a broker"


Thanks sinner. Kind of what I wanted to hear although I am thinking of buying in the same area only for the purpose, that I know this area is/seems to be gonig up in value. Its in fairly wealthy neighborhood and there are all basically nice big homes/condos around it and zero crime/poverty. But the bing thing is the developement going on around it. Withhin the past 7 years its booming in commercial developement.
 

Tell her a little about yourself, but not too much. Maintain some mystery. Give her something to think about and wonder about when she's at home.

Quote taken from The SoSuave Guide to Women and Dating, which you can read for FREE.

S1NN3R

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If you're buying in the same area, you can probably just go for a new primary residence loan. The big thing is that you have a reasonable amount of time in between, if you buy a home and then ask for another primary loan 4 months later, they will get suspicious. After two years though, there's no reason for them to think that aren't just looking for something new.

But, yes, a broker in your area can tell you the best way to go about it. I would be happy to help, but we're not licensed in CT.
 

Bible_Belt

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You are telling people to commit fraud. Maybe everyone is doing it, and maybe the chances of any one person getting caught are very small, but everyone should be fully informed of the consequences of their actions.

The best is to simply apply for it as your new primary residence.

That's loan fraud. It's a felony in every state and for most mortgages it's also a Federal Crime.

http://www.frascona.com/resource/jag902fraud.htm

http://www.franscona.com/resource/oef1003fraud.htm

The owner-occupant investor. An investor wants to qualify for the more favorable mortgage terms available to owner-occupants, so he completes a loan application stating that he will live in one of the units in the building. The broker knows the application isn't correct but says nothing.

http://homebuying.about.com/od/mortgagefacts/a/bank_fraud.htm

Any false statement made to a lender is loan fraud.

People do get caught all the time:
http://www.mortgagefraudblog.com/
 
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Bible_Belt

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http://www.federalcrimesblog.com/2005_08_21_archive.html

An attorney in Stone Mountain, Georgia, has received what is being called the longest sentence ever handed down for mortgage fraud. Chalana McFarland received a sentence of 30 years in federal prison and was ordered to repay $11,588,465.45. She was convicted on 170 counts in February for conspiracy, bank fraud, wire fraud, mail fraud, identity theft, falsifying Social Security numbers, falsifying loan documents, money laundering, obstruction of justice, and perjury.

Ms. McFarland’s very harsh sentence, especially as it was a first-time, white-collar, offense, was due perhaps to “her lack of remorse for the loss and distress her schemes caused her victims and thousands of homeowners whose neighborhoods were harmed.”

The Assistant US Attorney in this case, Barbara Nelan, called the defendant the “queen of mortgage fraudsters” who skimmed more than $20 million in inflated mortgages on more than 100 homes. We have successfully handled several cases against the prosecutor, and she is a tough and very competent opponent.

Mortgage fraud is a very serious federal crime, and the FBI sees it as one of the fastest-growing financial crimes in the country.
 

Bible_Belt

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http://dmoz.org/Home/Personal_Finance/Money_Management/Credit/

As far as details, get credit, usually a credit card. Stay away from department store cards. You want mc/visa. Then as you save your money, max out the card and carry interest for a month or two. Then pay off the card to zero. While it's at zero, call the company and ask to double your limit. Then repeat this process. Within two years, your limit on the card can go from $500 to over ten thousand.

Keep a checking account at all times. Accummulate paper assets that make you look like a stable person such as a small Roth IRA (even if you only put in a couple hundred bucks a year) or a mutual fund account. Stay away from monthly payments on depreciating items like cars and other shiny fun stuff. Your car payment will count against you in factoring your debt ratios when you apply for your first piece of real estate. You want to show as much monthly income as possible that is not already going toward required payments on debt - rent/utilities/phone don't count. If you are trying to get a first home, it's good to be able to show that you are already making rent payments that are similar to what your proposed mortgage payment would be.
 

At this point you probably have a woman (or multiple women) chasing you around, calling you all the time, wanting to be with you. So let's talk about how to KEEP a woman interested in you once you have her. This is BIG! There is nothing worse than getting dumped by a woman that you really, really like.

Quote taken from The SoSuave Guide to Women and Dating, which you can read for FREE.

S1NN3R

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Bible_Belt said:
You are telling people to commit fraud.
No, I'm telling him that if he's buying a new home, move into the new one while renting out the old one, so that you can get a new primary residence loan and benefit from the better rates. Unless he's just terribly attached to the home he's currently in, that would be the better financial decision. I don't tell anyone to falsify loan docs.

Evidently I wasn't as clear as I could have been in that respect. When I said get a loan for a primary residence, I thought it would be obvious that I meant use it as your primary residence.
 

Bible_Belt

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oh, ok. My fault, then. People do lie on loan apps all the time thinking that there are no consequences. There are plenty of brokers doing it, too, but it was my mistake to include you with them.
 

STR8UP

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Skel said:
I know the first loan I got was "first time buyers" loan so it was easy. I showed that I had ok credit and a job and such and such. HOw much harder is it to get another loan with no money down?
Depends upon lots of factors. Credit score, whether the property is for investment or primary residence, condition of the market, your ability to structure the deal, etc.

One helpful hint to reduce your down payment by up to 3% is to write the purchase contract for a higher price (3% higher) than you would actually be willing to pay, and have the seller pay the difference to you towards closing costs (you get 3% back). It's sometimes easier to write the initial contract for the price you want and then talk the seller into letting you amend it (usually it's not a problem because all it is is showing the numbers a different way....no sweat off their backs).

When you want to reduce your down payment you have to get creative! That's the key.
 

STR8UP

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Bible_Belt said:
There are hundreds of loan programs out there. I'd suggest talking to several independent mortgage brokers (not banks) until you find one you trust.




A good mortgage broker is worth their weight in gold. A bad one will make you go broke. Make sure you find a good one.

Brokers get paid mostly by the lender, so it does not cost you more to use a broker. It doesn't pay to circumvent the broker by going to the same bank yourself, because the retail rate that banks give individuals is higher than the wholesale rate they give brokers. I can recommend a guy if you are in Florida, fwiw.
Lots of times I could probably get a better loan if I were to shop around, but for me I will gladly pay a little more to not have to worry about whether or not the loan will go through or not. If my broker says he can get a loan for me, it's done. Dealing wiht banks you never know what kind of criteria they are using to approve you, but a good broker knows what he can do and what he can't.

Also, str8up can help you. He is a RE speculator.
Not exactly.

I started in residential investing. Buy and hold. At the moment I am in condo specualtion, but that's cooling off and the plan is to go into commercial investment. I don't recommend speculating until you REALLY know what you are doing, but people do make money at it. I don't limit myself to one or the other.
 

STR8UP

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S1NN3R said:
Second, no money down loans are the norm now, not the exception. EVERY lender has 100% combined loan to value programs for single family residences these days, they have to to remain competitive. If you have better than a 600 mid-FICO, a job that pays at least double your proposed monthly expenses, and someone still tells you that you have to put 5/10/20% down, go somewhere else. I have given people loans for $300k homes without them having to pull a single dollar out of their pocket, not even closing costs.
Yea, get a 100% loan on a primary residence and write the contract like I stated in my last post....BINGO! No money down.

(part-time mortgage agent for the past year, it buys the fun toys much better than the govt. work does. :D)
LOL.....my broker thanked me the other day for the new $45,000 BMW I bought for him last year. The really funny thing is it's true.
 

What happens, IN HER MIND, is that she comes to see you as WORTHLESS simply because she hasn't had to INVEST anything in you in order to get you or to keep you.

You were an interesting diversion while she had nothing else to do. But now that someone a little more valuable has come along, someone who expects her to treat him very well, she'll have no problem at all dropping you or demoting you to lowly "friendship" status.

Quote taken from The SoSuave Guide to Women and Dating, which you can read for FREE.

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