MORTGAGE RATES REPORT

FHA & VA Mortgages Are Assumable

One of the benefits we often forget, when describing VA home loans and FHA mortgages, is they are assumable.  What this means is that a buyer can "take the payments over" from a seller, if the existing loan is a FHA mortgage or VA home loan. 

First, let me tell you why this is exciting:

Today, a VA home loan rate will be around 5%.  I believe that inflation will kick in, sometime in the next 6-18 months, causing mortgage rates to skyrocket to 6.5% or higher.  Left unchecked, inflation could drive mortgage rates into double digits by 2012.  The good news is that home prices will probably jump up, too (if runaway inflation is present).

How hard will it be to sell a house in five years, with mortgage rates at 10% ?

Pretty tough...unless you can offer the buyer a below market interest rate.  Let's assume a San Diegan buys a $300,000 home today and finances $306,000 with a 5% VA home loan.  His payment will be $1,642.

That same veteran looks to sell that home, in 2014, for $400,000 but VA home loan rates are at 10%.  The new buyer, looking to finance $408,000 at the market rate of 10%, would have a payment of $3580; that's over twice the original payment.

What would happen if the selling veteran, held a $100,000 second mortgage, for 25 years, at 12%, and allowed the buying veteran to assume his 5% VA home loan?

The payment on the second mortgage would be $1,053. Add the (now) 25-year, original VA home loan, at 5% payment of $1,642 and you have a financing package that is about $900 cheaper than a $408,000 VA home loan.

Now, here comes the bad news:

VA home loans are only assumable to other veterans (that limits the market).  Technically, any deed transfer would trigger a due-on-sale clause causing the original VA loan to be called.  Pragmatically, that doesn't happen.

Unless the original loan is formally assumed, with VA approval, the selling veteran will have his VA home loan eligibility tied up.

Even with a formal assumption, the selling veteran is still responsible for the original loan payments for the first five years.  You had better be certain that the buyer is credit-worthy.

The seller is stuck with a note, not cash.  That note could be sold on the secondary market but prices are typically about 70 cents on the dollar; that could cost the seller some $30,000 in profit.

The same rules apply for an FHA mortgage, too (except that neither the buyer nor seller needs to be a veteran).

On balance, the assumption of a VA home loan or FHA mortgage could be an excellent selling feature.  Low prices and historically-low mortgage rates make these loans a consideration when comparing them to a conventional loan.

The Trust Deeds Boom of 2007

I moved to San Diego in early 2003 which means I am approaching my fifth year in America's Finest City.  The summer of 2003 was quite a culture shock for me.  Twenty-somethings were making mid six figure commissions broking mortgage loans that can best be described now as "risky".  Everybody was buying and flipping houses fueled by the loose lending guidelines.  Sadly, everyone but me.

I felt old and I felt like a failure.  I had a cushy job as a National Sales Manager but I was missing out on the big bucks!  I contemplated moving back to Phoenix where my comfort zone was.  Then I found Ron Feinberg and Wally Blazyck at World Wide Credit Corporation.  They introduced me to broking trust deeds.  I chucked the prospect of partnership in the mortgage banking concern (Thank God for that; I'd be in big trouble, now) and immersed myself into learning my new craft.

Hard Money Lending is essentially asset-based lending.  We originate loans at low loan-to value for investment by private investors.  Real people lend this money not faceless institutions so you have to be extremely careful about the due diligence and packaging.  If you screw deals up, you're messing with someone's retirement money.  We've been careful but successful in our pursuit.

The sub-prime mortgage market is falling apart.  Wall Street firms are being stung by the bad sub-prime loans they bought and demanded that the lenders who sold them buy those loans back.  The sub-prime lenders didn't have the money to do so.  Those Wall Street firms simply swapped the debt for ownership in the firms.  Once the camel got his nose underneath the tent, he didn't like what he saw.

The sub-prime mortgage market is completely tightening its lending standards.  The wholesale account executives, once compensated like a proven reliever for the Padres, are applying for night gigs as bartenders to supplement their income.   The words "stated income" are becoming more politically incorrect than a racial slur.  The new sub-prime lender  will emerge as the prostitute who found God.

Which brings me to the opportunity.  There will be a lot of borrowers...many, in fact, who need the help of a private mortgage lender.  There will be so many borrowers who are shunned by the "new and improved" sub-prime lenders that a trust deed investor will have her pick of the litter these next 12-18 months.  She'll be able to significantly upgrade the credit grade of her portfolio without sacrificing loan-to-value or double digit yield.

Vacuums create opportunities for those wise enough to recognize them and nimble enough to seize them.  Let's cash in on The Trust Deeds Boom of 2007.