[Jeannie]

Based on your scenario, your client and his son have several options. Here are the different possibilities:

ITIN Loans:

Suppose someone doesn’t have a social security number but files taxes using an ITIN (Individual Taxpayer Identification Number). In that case, they can avail of ITIN loans. This might be a good choice if your client has filed with an ITIN.

However, interest rates tend to be higher on ITIN mortgage loans. ITIN loans have higher requirements, which are stricter than those for other types of loans.

Investment Property Loan for the Son:

Since he has a green card, the son qualifies for more conventional financing options. As such, he could buy the property as an investment if he is eligible based on income and credit.

Hard Money Loan:

Another option is for the son to purchase it as an investment property. With hard money loans, short-term funds are lent out primarily based on collateral value, unlike traditional bank lending requirements, which focus heavily on borrower creditworthiness. These loans also often come with higher interest rates and fees but are generally easier to qualify for.

DSCR (Debt Service Coverage Ratio) Loan:

This may work well for him if rental income is generated from this property. DSCR loans look at whether or not there’s enough income coming in from a rental unit(s) rather than personal earnings when determining qualification amounts. Here, what matters most is that one demonstrates how much they expect to earn in rent against their monthly mortgage payment and other costs associated with owning such real estate investments.

Bank Statement Loans:

Your client or his son might want to consider bank statement loan programs if either is self-employed or receives substantial cash flows into business accounts under their control during any 12 months. Bank statement mortgage loan products use personal bank statements instead of tax returns to verify income reported by borrowers. Borrowers may have lower levels due to write-offs against gross receipts from self-employment activities carried out each month over time.

Foreign National Loans:

Despite having been here for two decades already, lenders may still treat your client as though she were an alien with no green card. If so, foreign national loan products are available for people like her who lack US citizenship status or SSNs but have valid ITINs.

Regarding Gustan Cho Associates:

Considering their specialization in nontraditional and alternative financing options. Gustan Cho Associates could be a great resource during this process by providing information about such programs and potentially connecting clients with lenders who offer unique products that match their needs, given their current situation.

Recommendations:

If he has been filing taxes with an ITIN number, we should look into ITIN loan options for your client. The son should purchase the property as an investment, using a DSCR loan if it can generate rental income. If either of them has strong cash flow in their business accounts, then bank statement loans might work for you guys. You should consult specialists within alternative financings, such as Gustan Cho Associates, so that all possible avenues can be explored.

Consider seeking legal advice to ensure compliance with relevant laws and regulations, especially considering his immigration status. Remember that each option will come with different requirements, benefits, and drawbacks, so take time to compare rates/terms before making any decision.

[Jeannie]

Thank you for the quick response on posting the down payment assistance program available in California. However, besides knowing all the available down payment assistance program in California, more importantly, I need the eligibility requirements for all of the down payment assistance mortgage programs in California. What are the eligibility requirements? What is the minimum credit score required? Do you need to be a first-time homebuyer? Can you have bad credit and if so what are the parameters on the type of bad credit you can have? Is the down payment assistance mortgage program forgiveable or does it need to be paid back? Is there a cap on household income? Do you have to take any first-time homebuyer classes? How long does the down payment assistance mortgage program take to qualify and get approved? Thank you in advance.

[Jeannie]

Why are you skipping counties in Wisconsin. Again, you missed other counties in Wisconsin such as Rock County, Winnebago County, LaCrosse, Green Lake County, and others. Can you please be detailed on Wisconsin and cover all other counties you keep on skipping out.

[Jeannie]

Hey, Professor of Everything Know it All Wisconsin. Not to bitch or sound unappreciative but you skipped other counties in Wisconsin. I do not see Racine County, Kenosha County, Milwaukee County, Adams County and dozens of other counties. If you do not mind, can you please expand the counties you missed. I am taking this thread very seriously and taking notes but you got all these gap in information and data on very important counties of Wisconsin, Professor Bruce.

[Jeannie]

I will give you my most recent information. However, please be aware that real estate markets can change rapidly. Here is a look at the Pennsylvania housing market and related factors:

Pennsylvania Housing Market Forecast:

The market has remained relatively steady, and moderate growth is expected. However, forecasts may differ for specific regions within the state.

Average House Price:

As of early 2024, an average house in Pennsylvania costs around $250,000 to $270,000. However, this figure can vary greatly depending on where the state is located.

Best Value Cities with Good School Districts:

• Pittsburgh suburbs (e.g., Mt. Lebanon, Upper St. Clair).
• State College.
• West Chester.
• Mechanicsburg.
• Wyomissing.

These cities generally offer affordable homes coupled with quality education.

Pennsylvania Home Prices vs. National Average:

In general, Pennsylvanian home prices are lower than the national average, which makes it a more affordable option than many other states, particularly those along the East Coast.

Economy and Job Market:

As a diverse economy, healthcare, education, and technology manufacturing are its strongholds, while Philadelphia and Pittsburgh provide various job opportunities. Unemployment rates have been close to nationwide figures.

Cost of Living and Taxes:

Living costs are usually below par outside major urban centers, though not so much compared to the US. The flat income tax rate is 3.07%, among the lowest countrywide. Property taxes vary widely by locality.

Family-Friendly Environment:

With good schools, diversity and recreation options abound, making PA one of their best bets for raising families.

Relocating to Pennsylvania:

Whether or not it would be wise depends on personal situations, employment prospects, preferences, etc. Some people find this state attractive because they want city life and natural beauty spots nearby, such as mountains, rivers, lakes, etcetera.

States People Are Moving From:

There has been an influx from neighboring states like New York and New Jersey and far-off places such as California and Florida.

Best Cities with Low Crime Rates and Affordable Housing:

• Bethlehem
• Lancaster
• York
• Erie
• Allentown
• Scranton

These cities offer a good balance of safety and affordability, although individual parts of town may differ greatly in those regards.

While these figures give us some idea about what might happen during any given year, they only provide an overview, so one should further investigate any market they consider entering. For up-to-date, accurate information, consult local real estate professionals.

[Jeannie]

There are several reasons why mortgage lenders consider late payments after bankruptcy or foreclosure to be significant problems:

Second Offender Status: Lenders see these borrowers as “repeat offenders” because:

• The first major credit event in their histories was bankruptcy or foreclosure.
• Late payments made following such an event indicate financial difficulty that persists.
• It suggests that the borrower should have learned from their initial experience with serious credit problems.

Risk Evaluation:

• Late payments indicate prolonged monetary instability after a big credit event.
• Creditors regard such ongoing instability as more likely than not to lead them into further defaults.
• They take this view because it indicates that they may not have addressed any underlying issues surrounding what caused them to go bankrupt in the first place.

Credit Rehabilitation:

• After going bankrupt or losing one’s house, lenders expect perfect or near-perfect behavior on all accounts over time (if not immediately).
• A borrower who continues making late payments shows that they did not rehabilitate their credit successfully.
• This raises doubts about whether this person can handle money management responsibilities, given their inability to get back on track even though they were given another chance when filing for Chapter 13 bankruptcy protection.
• This requires individuals to repay some of their debts over three years through court-administered installment plans (also known as wage earners’ plans).

Regulatory and Investor Requirements:

Fannie Mae, Freddie Mac, and other government-sponsored enterprises provide strict guidelines for mortgage lenders who must follow them due to regulatory and investor requirements.

Predicting Future Behavior:

According to lenders’ risk assessment models, past behavior predicts future performance. Therefore, multiple past credit issues indicate a higher chance of bad things happening again later on down the line.

Wait it out:

Allow additional time between occurrences of delinquencies and major derogatory events before applying for a new loan. This benefits us because more history can be accumulated, showing better habits in the future.

Improve overall financial picture:

• Save more money.
• Pay off more debt.
• Increase income relative to debt levels.

Provide explanations:

Be ready with reasons why you became late so many times before and what has changed since then to avoid repeating past mistakes.

Consider FHA loans:

Federal Housing Administration loans may have easier qualification standards than traditional mortgages for people with recent credit problems.

Look for portfolio lenders:

Some banks keep mortgage portfolios on their balance sheets rather than selling them as securities. This allows them greater flexibility in making underwriting decisions based on individual circumstances rather than following Fannie Mae or Freddie Mac’s automated underwriting systems’ guidelines. Automated Underwriting Systems do not consider unique situations where other compensating factors might mitigate perceived risks associated with borrowers having had previous credit issues that resulted from temporary setbacks due to job loss during an economic downturn followed by prolonged unemployment and coupled together with unexpected major medical expenses incurred because they lacked adequate insurance coverage at that time.

Larger down payment:

Put down a bigger chunk of change upfront to offset some perceived riskiness created by your history of late payments since bankruptcy or foreclosure.

Explore non-QM (non-qualified mortgage) loans:

• Non-QM mortgages don’t adhere strictly to standard requirements like maximum loan-to-value ratios and minimum credit scores.
• Non-QM mortgage loans come with higher interest rates, reflecting the added risk the lenders take.
• Non-QM wholesale mortgage lenders usually hold onto non-QM loans they originate rather than sell them off as part of a mortgage-backed security issuance program.
• Ultimately, non-QM loans bet against residential real estate values throughout the US economy rather than being guaranteed by a third-party entity such as Ginnie Mae, Fannie Mae, or Freddie Mac.
• Ginnie Mae, Fannie Mae, and Freddie Mac can protect investors if things go wrong financially speaking
• Ginnie Mae, Fannie Mae, and Freddie Mac can help consumers by maintaining stability in the housing market.
• Government-backed loans (FHA, VA, USDA) and Government-Sponsored Enterprises like Fannie and Freddie can help borrowers either individually speaking (for example, someone loses their job) or systemically speaking (large-scale economic crisis).

Work with a mortgage broker:

They may find lenders willing to work with someone in your situation. Gustan Cho Associates, a dba of NEXA Mortgage, is the nation’s largest mortgage broker licensed in 48 states (MA and NY Pending). The team at GCA Mortgage Group is an expert in helping borrowers with late payments after bankruptcy and foreclosure.

https://gustancho.com/mortgage-with-late-payments-after-bankruptcy/

gustancho.com

Mortgage With Late Payments After Bankruptcy And Foreclosure

Qualifying For A Mortgage With Late Payments After Bankruptcy And Foreclosure is not good. NOT always a deal killer at Gustan Cho Associates

[Jeannie]

Malbec: A Wine That Will Not Break The Bank

Love Malbec. Malbec is a widely grown red wine grape variety. It is known for producing full-bodied wines packed with flavor and character. Here are some things about Malbec that have made it so popular among wine lovers who do not want to spend too much money on good quality wine:

Where It Comes From And Why It Is So Popular

Origins: Originally from France’s Cahors region, where it was grown as an early ripening variety because of the drought resistance provided by its thick skins; however, Argentina has become home to most plantings due largely in part to favorable climate conditions such as dry air which helps prevent diseases like mildew from spreading through vineyards during flowering time or harvests periods when moisture levels tend towards high amounts causing rapid fungal growth within bunches themselves leading ultimately towards rotting clusters if left untreated.

Argentina’s Impact: Argentine Malbec represents one of the best-value wines in the world. Regions such as Mendoza produce high-quality, affordable bottlings year after year, so people can easily find them anywhere they go while traveling around this beautiful country.

What Does It Taste Like?

Flavor Profile: Malbec is usually described as bold because it has a deep color and robust flavors. These often include dark fruits like blackberry, plum, and black cherry with cocoa, leather, or violet undertones. Alongside the smooth, velvety texture, Malbec makes any drinker keep sipping until the end, even though they were not planning another sip before finishing the first glass poured into their mouth.

Aging Potential

Aging: Wines made from this grape variety can be consumed young but will improve significantly over time, mainly due to the development complexity achieved throughout the aging process itself, where new flavors develop alongside those already present, thus creating multi-layered taste sensations rarely found outside expensive bottles aged for decades on end.

How Much Does It Cost?

Price Range: Malbec offers good value; most bottles cost ten to twenty dollars each, significantly cheaper than other red wines such as Pinot Noir or Cabernet Sauvignon.

Value For Money: This means that consumers do not have to save these bottles only for special occasions but can enjoy them whenever they want without worrying about quality being compromised because most of them are quite affordable even if it seems like too much at once, especially considering how often people drink wine during week alone let alone month so knowing this should make everyone happy who likes their drink strong yet smooth at same time while being gentle enough on stomach lining where acidity levels could easily disrupt digestion processes occurring there.

Food Pairing

Matching With Food: Malbec goes well with many dishes – particularly those involving barbecued meats or spicy foods – thanks largely to its strong character. It also stands up nicely alongside robust cheeses, making an excellent choice when hosting friends over dinner who may not necessarily share the same taste buds as yourself but still love eating great food followed by a fantastic bottle of full-bodied red wine such as this one here today before us all now together always till death do us part.

[Jeannie]

Rewriting and Merchant Cash Advance (MCA): Overview and Comparison

Factoring and Merchant Cash Advance (MCA) are two types of financial agreements companies use to access money based on their accounts receivable. Both offer alternative financing options compared to traditional loans, but they work differently and suit various businesses in different situations.

Factoring

Definition:

Also called accounts receivable factoring, factoring refers to the sale of a company’s invoices (accounts receivable) at a discount to third-party buyers, known as factors, who then collect payments directly from customers.

How It Works:

Invoice Sales: The business sells all its outstanding invoices to factoring companies.

Upfront Payment: Factoring companies give businesses a percentage (usually between 70% – 90%) upfront based on invoice values.

Collection: The factor collects payment from the customers.

Final Payment: Once the customer has paid, the factor pays the remaining balance, less the factoring fee, back to the business.

Qualification Criteria:

Customer Creditworthiness: A higher priority for factors than the firm’s creditworthiness is that of its customers.

Quality of Invoices: Only clear, uncontested invoices are accepted for factoring.

Health of Business Finances: Although it is not as important as customer credit history, there should be proof that the enterprise has been financially stable over some time and is running smoothly without any hitches whatsoever.

Steps in Factoring:

Application and Approval: Companies apply for this service by providing details about their invoices and those who owe them money, among other things, such as this one here, etcetera, etcetera, etcetera……

Agreement Signing Process: Thereafter comes agreement signing, where terms and conditions governing all parties involved during the transaction must be put down in black and white, signed, sealed, and delivered, blah blah blah….

Invoice Submission Procedure: Here are the steps to follow when submitting invoices.

Funding Process: After approval, funds will be transferred electronically into your account within a day or two, at most. If it takes longer than expected, then something fishy is going on somewhere. Somebody should be held accountable for this mess up right away, immediately, pronto, ASAP. Do you understand me well enough now, folks?

Collection and Settlement: At this stage, the factor takes over the management of collections activities from debtors who owe money to businesses that have sold their invoices.

Merchant Cash Advance (MCA)

Definition:

A merchant cash advance provides a business with lump sum cash in exchange for a percentage of future credit card sales or receivables. Unlike traditional loans, it is based on projected revenues rather than past accomplishments.

How It Works:

Advance Funding: The provider gives an upfront payment.

Repayment via Sales: Here, repayments are made through a certain amount deducted daily/weekly/monthly depending on what was agreed upon originally between both parties concerned during the negotiation process while signing agreement forms filled out blah blah blah….

Automated Repayment: Repayments usually happen automatically via the merchant’s credit card processor with amounts taken from his or her account regularly at set intervals until all sums due plus interest accrued thereon under applicable laws shall have been fully paid off discharged and settled once for all finality absolute finale ended done dusted finished completed closed shut over with behind us etcetera etcetera etcetera ad nauseam….

Qualification Criteria :

Credit Card Sales: The majority of revenue generated by businesses must come from transactions carried out using plastic money, aka cards swiped over machines, also referred to as point-of-sale terminals, etcetera…

Business Revenue: The average monthly income the company receives serves as a yardstick for determining whether or not it qualifies for approval by MCA providers.

Short Operating History: Even startups can access MCAs provided they boast a good record of running operations smoothly without any hitches, irrespective of age, size, location, sector, blahblahblah…

Steps in MCA:

Application: Submit application forms along with supporting documents such as bank statements showing recent sales figures achieved over a certain period, etcetera…

Approval & Terms: The provider reviews the application form, considering average monthly volumes processed during previous months, and then makes an offer based on this data.

Advance Funding: Once approved by the provider, money will be deposited directly into the merchant’s account within the next business day or two, at most, not more. Otherwise, if it takes longer than anticipated, there is something; somebody somehow should explain what happened here, trimmed, lately, r way, pronto ASAP, OK? Do you get my drift now, folks?

Daily Repayment: A fixed percentage of daily sales is automatically deducted until the full amount, plus fees charged under applicable laws, has been repaid in full.

Comparison and Use Cases

Factoring:

Best For Businesses engaging in strong B2B (business-to-business) transactions with large accounts receivable balances.

Pros: Immediate cash flow; no debt incurred; does not affect credit score.

Cons: Customer relations are managed by factors that may sometimes lead to strained relationships.

MCA:

This is best for Retail outlets or any other firm where a considerable revenue comes from credit card sales; it is best for short-term money needs.

Pros: Rapid funds, flexible repayments pegged on sales volume as well as less strict credit standards.

Cons: Compared to conventional finance routes, this method is more expensive and can cause cash flow problems due to daily repayments.

[Jeannie]

Thank you, Lisa. However, I have a few more questions on the topic of non-QM loans and hard money loans. Are non-qm loans hard money loans? What is the difference between non-qm and hard money loans. What type of loans are non-QM loans? Is non-QM loans a good idea? Can you refinance out of a non-qm loan? Can you refinance out of a hard money loan? What loans are QM exempt? Non-QM versus hard money loans. What are the benefits of using non-QM loans versus hard money loans and vice versa.