2018 Best home mortgage loan options

 

What is your best mortgage option? 

The one you get approved for.  All kidding aside, there is a lot of truth to this.  You can read online, apply at a lender with an option or two, or even go to your local bank.  But every single one of these could literally tell you no, or even worse, put you in the wrong type of loan!  And not because you are so bad, just because they don’t have any unique, out of the box options, or the right product for you.

1) FHA

Don’t count out an FHA loan.  They have a higher debt to income limit generally than does a conventional loan. They have a higher loan to value ratio for refinances than does conventional.  They have an option for citizens, non-citizens, even non-resident aliens, more options than conventional in general.  They allow lower credit scores than conventional and don’t penalize the mortgage insurance premium by the borrower’s credit score.  This can lead to real savings.

2) Bank statements for self employed individuals

Bank statements can be used instead of traditional tax returns to prove income.  This program is available from a number of non-traditional lenders.  This allows a self employed borrower to show 1, 12, or 24 months of business (or in some cases personal) bank statements to prove deposit income.  This could help a heavy gross sales, but low net sales (after expenses), client to still qualify for a loan.  Expect a little higher rate, but it’s better than not getting a loan.

3) Debt Service Coverage Ratio

Commonly used in commercial lending, this is a simple formula for income producing properties (AKA rentals) where the customer’s other assets and liabilities are ignored and the income of the property is the primary consideration of the loan’s ability to be repaid.  The cash flow of that particular property is the main consideration, and that cash flow is based solely on the rental income versus the PITIA payment.

4) Home improvement all in one loan

Whether it’s FHA or Conventional, the home improvement loan market is booming.  Many customers don’t know why this is better than a simple cash out mortgage refinance, or financing home improvements with a second mortgage or even a separate type of loan.  First of all, all in one can save you money on a lower rate and one payment (instead of 2 or more).  A “cash out” refinance also costs more than a home improvement mortgage loan.  It also makes the equity position simple, I owe this much on my house, not give me a minute and let me add it all up.

But the biggest reason of all, even bigger than the convenience of one payment, is the fact that this type of mortgage uses “future value.”  What is future value?  With the quote for the repairs from a licensed contractor in hand, the appraiser goes out and literally says that after these repairs the home will be worth that amount.  This will allow you to take advantage of that increased equity from day one.  Last of all, the conventional option even allows you to do this with a rental property.  While not for fix and flip transactions, it’s more for fix and rent investment properties, this could literally be a game changer.   Stop paying higher rates, points, etc., and get a conventional home improvement mortgage loan.

Wrapping it all up

What does all of this mean to you?  You are looking for a mortgage.  Go where there’s more than a handful of options.  Go where your unique circumstances are taken into consideration and may have a niche loan product answer.   To get started

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How do I finance a pool?

Previously, when you were looking for a renovation loan, you had to finance it yourself likely through the pool company.  This would have been a high interest (almost like unsecured) loan, and let’s face it, another bill to pay!

Another option would have to be a home equity line of credit, but I have previously commented on the danger of home equity lines to finance specific items.  Of course, there are also home equity loans, but that would mean that you again have another bill and possibly after costs and hassle are factored in, you might be just as well off having financed through the pool dealer?

If you wanted to have just one bill and one mortgage, there was only tapping your current equity, hoping you have enough, and using a refinance with cash out to fund your home improvements no matter what they are.  The danger is the appraisal coming in too low and lender restrictions on how much “cash out” of your home’s equity that you can even get to.

But now there is another option!   Thanks to the Homestyle Renovation Loan, you can even finance a number of “luxury items.”  This can be just about anything you want but the old government (FHA 203k loans have a lot more restrictions) deems not necessary!  Basically, if it’s a remodel or renovation that “adds value” and is fixed to the property and you are using a contractor to get it, you can probably do it with a single closing up to 30 year first mortgage loan that uses the FUTURE value of your home after the renovations are completed!  It gets even better, while the loan to value is higher on an owner occupied unit, you can actually go up to a 1-4 unit multi-family unit as well, or even a straight up investment rental property!  Sorry no manufactured homes, but yes, condominiums are included.  This is truly the one home mortgage loan for many renovation uses.

I would be glad to help – Get preapproval now to start on your home renovation project!