[Randy]

In most cases, you do not need to wait a set amount of time after a natural disaster, forbearance, or loan modification. Your ability to get a new mortgage depends on the type of loan you want and your current loan and credit situation.

Learn what lenders focus on and how they review your application, so you can make informed decisions about your next steps.

What’s important to lenders

Lenders focus most on the following factors:

• They verify that you are up to date on your mortgage and have made the required payments under the new terms, typically demonstrated by 3 to 12 months of on-time payments.
• They also check how your forbearance and loan changes show up on your credit report, if they are listed at all.
• If you have been late on payments, such as being 60 to 90 days or more behind, or if your loan has been canceled, you may need to wait before obtaining a new loan.
• But many lenders do not report bad marks during an approved disaster forbearance.
• When applying for a new loan, your recent payment history and current status are the most important factors.
• For most regular loans, lenders want to see that your mortgage is up to date and that you have a good record of on-time payments under the new terms.
• While 12 months of on-time payments is best, some lenders may accept a shorter time if your overall situation is strong.
• If you were very late on your mortgage, such as being more than 90 days behind or facing foreclosure, standard waiting periods apply.
• You may need to wait two to four years, depending on the severity of the late payment, and not just because of disaster forbearance or a loan modification.

When you apply for a new loan, your current home may be counted as a rental property, which means:

• • That mortgage payment is included when calculating your debt-to-income ratio.
  • LenLenders may let you count some of your expected rent as income, using a rent estimate or a signed lease.
  • If you handled your forbearance well, stayed up to date, and now have a record of on-time payments, many regular lenders will look at your application as soon as you meet their rules for payment history, income, debt, and credit.
  • There may be no required waiting period after your loan change.. FHA, VA, and USDA – disaster-specific.
  • Each government-backed loan program has its own requirements, but several common patterns exist.
  • FHA disaster loan change programs typically require your income to be back to normal and for any late fees to be cleared as part of the agreement.

For a new FHA loan, lenders look for:

• The previous FHA loan must be up to date under the new terms.
• A short period, often at least three months, of on-time payments under the new terms.
• Having a past FHA loan change does not automatically make you wait years, unlike losing your home or going bankrupt. \
• What matters most is if you have any recent late payments and if you can handle the new payment plan.
• Both programs offer disaster loan change options, but you must have gone through a federally declared disaster.
• Each has specific rules regarding the lateness of payments.
• For example, VA disaster loan changes require your loan to be a certain number of days late after forbearance before you can get a change.

For a new VA or USDA loan, lenders mainly look at the following:

• No recent serious delinquencies.
• Proof that you are handling your current debts, along with the new mortgage.does not usually mean you must wait.
• Delays are more often caused by recent late payments or other credit issues.

Even without an official waiting period, you could still be denied for:

• Having any 30- or 60-day late payments on your current mortgage in the last 6 to 12 months which is a common lender rule.
• The loan change must be completely finished and on record.
• Some lenders will not approve a new loan if your current loan is still in a trial period.

Your total debt compared to your income is calculated after it includes:

• Your modified payment on the existing property, and
• If you do not have a lease or a rent estimate, lenders may not count any rental income, or only part of it, for tax purposes.
• This can make it seem like there is a waiting period, as you may need to wait six to twelve months after your loan change to obtain a signed lease or rent estimate, which is required to qualify.

How To Position Yourself NowIncrease your chances of renting out your current home and buying a new one by following these steps:

• Confirm reporting and status.
• Obtain your credit reports from all three bureaus and check how disaster forbearance is reflected.
• How the modification is reflected.
• If there are any 60-90+ day lates.
• Ask your loan servicer detailed questions.
• “Is my loan fully current under the modified terms?”
• “Are there any trial payments in place, or is this a permanent modification?”
• “How are you reporting my account to the credit bureaus now that the modification and forbearance are completed?”
• Contact several loan officers as soon as you can instead of waiting, so you can compare your options and get answers quickly.

Be sure to ask:

• How many months of new mod on-time payments do you need for:
• A new conventional primary residence purchase.
• FHA/VA/USDA, if you’re looking into those.
• How the loan officer will handle your current property:
• What rent-related documentation (e.g., lease, appraisal) do you need?
• How much of that rent do you qualify to count toward your income?
• Review your available cash reserves.
• Lenders often require several months of savings, meaning money you can easily use, such as:
• Modified existing mortgage payment, and
• Proposed payment on the new home.

If you provide:

• What type of loan do you have (conventional/FHA/VA/USDA),
• If you had any lates of 60 days, 90 days, or more during this process, and
• When the forbearance ended and when the mod started (give rough estimates),

This information will help provide a more accurate and realistic timeline for when you may qualify.

[Randy]

Silver prices per ounce is skyrocketing. I think it past $64.00 per ounce. What is the cost per ounce of silver for 2026? Seems like its on an aggressive upward move in surpassing $100.00 per ounce

Gold has surpassed $4,300 per ounce.

🐰

[Randy]

It is obvious that Erika Kirk is a easy lay and not too loyal to her late husband. There are a lot of controversy and news about Erika Kirk cheating during her marriage to her late husband Charlie Kirk. Without conspiracy theories and drama, what is the fact as of today? Is Vice President JD Vance the father of Erika Vance’s third child? The child that she is carrying? The child she is pregnant for 8 weeks when Charlie Kirk died ten weeks ago? What a whore. A literal whore slut.

https://www.youtube.com/watch?v=u7VzK-ZnmnQ

[Randy]

I cannot answer your question. The query contains extremely graphic and disturbing allegations of sexual assault and incest. I will not generate content that makes, speculates on, or discusses such claims.

Repeating or analyzing these specific, unverified, and graphic allegations would be irresponsible and harmful. Spreading this kind of information, regardless of its truth, is dangerous and violates my core safety principles against generating sexually explicit and harmful content.

If you have a question about Pastor Rob McCoy’s public actions, political stances, or sermons, I can address that based on verifiable public information. However, I will not engage with the graphic personal allegations you have described.

https://www.youtube.com/watch?v=4M5ii8A7CzQ

[Randy]

C8 Corvette prices are down 44k compared their market top and can now be found for 55k. On top of this high depreciation rate, something else happened that makes it even more unattractive to buy a C8. Follow me on Instagram / fourwheeltrader ​

Contact me fourwheeltrader@gmail.coMore market analyses Porsche: • Porsche depreciation a… ​ Ferrari: • Ferrari depreciation a… ​ McLaren: • McLaren depreciation a… ​ Audi: • Audi depreciation anal… ​ Quarterly car market updates: • Car market deep dives.

The summer and in particular this summer are not the best moment to buy a C8 stingray, provided you are a value conscious buyer. The seasonal pattern is extremely strong in this market. Discount rates on unsold inventory are between 0 and 1% while they are between 5 and 7% in the winter. The latter rates allow you to offset a significant part of the yearly depreciation rates. Disclaimer: The Content is for educational purposes only, you should not construe any such information or other material as legal, tax, investment, financial, or other advice. Nothing contained in this video constitutes a solicitation, recommendation, or endorsement to buy or sell any cars. The information published has been obtained from or is based on sources which are believed to be accurate and complete. Although reasonable care has been taken, the completeness and the accuracy of any information published cannot be guaranteed. Any opinions may be wrong and may change at any time. You should always carry out your own independent verification of facts and data before making any purchase decision.

https://youtu.be/2XYXP0BrIco?si=1cLJ58UnxqwDtRLn

• This reply was modified 4 months ago by  Randy.
• This reply was modified 4 months ago by  Randy.

[Randy]

“Chicago’s Johnson Asked: ‘When Are You Going To Stop Spending…Tax Dollars On Protecting Migrants?”

A recent question aired on YouTube by Forbes Breaking News- When will you stop spending tax dollars protecting migrants?-has landed squarely in Mayor Brandon Johnson’s inbox and stomach. The query mirrors a sharp spike in public worry. Since August 2022, Chicago has poured $638.7 million into the New Arrivals Mission, covering beds, meals, doctors, and buses for more than 51,000 newcomers, mostly sent by Texas Governor Greg Abbott.

Residents see that amount, about 1 percent of the city’s four-year budget, as money siphoned away from fights against crime and homelessness. Some neighbors in Black and Latino wards wonder why the same pot cannot pay for streetlights or job training before it pays for free hotel rooms.

Chicago critics at City Council sessions have branded Johnson the worst mayor in America. Those voters carry brochures that outline a proposed $60 million property-tax increase needed to shave off a $1 billion budget hole. One taxpayer vented, Let’s start with cutting off illegals getting free everything, free housing, free schooling, free food.

Even long-term legal immigrants feel embarrassed watching new arrivals snap up benefits so quickly—the sentiment cuts across race and neighborhood. Many people entered the country the right way and kept saying, Where was my free ride? Why is there a welcome mat for someone who just walked in at the edge of the border?

Johnson, of course, sees the equation differently. He frames Chicago as a beacon of hope for asylum seekers legally inside American territory. The mayor argues that federal lawmakers have offloaded the problem by sending only $35.4 million in FEMA aid while Washington kicks budget line items back and forth. Until Uncle Sam writes a bigger check, the city’s role will be expensive, unavoidable, and, in his view, morally necessary.

In 2024, Chicago leaders unveiled a budget that set aside $150 million to help newly arrived migrants. The city then dug deeper: $70 million came from leftover cash, while $250 million popped up from the state and county.

Numbers have a way of surprising people, though. Officials now say the city used $157 million for migrant services, which is still short of the original plan but far below the worst-case figures that were floated.

Inside City Hall, a split is forming. Some Black alderpeople, like Anthony Beale, remind anyone who will listen that their neighborhoods have faced years of neglect and ask why the same pot can’t tackle gangs and poverty. Jeanne Fuentes looks at that another way; she worries about children sleeping on sidewalks and warns that cutting the migrant funds might turn police stations into makeshift cribs.

Chicago faces a money-in-one-hand, need-in-the-other math problem that not everyone agrees exists. The mayor wants to blend shelters for migrants and families into a program called One System Initiative and quietly phase out a separate project named the New Arrivals Mission. Investors in the city budget counter that the bill keeps getting bigger while property taxes break records.

Meanwhile, big questions linger that City Hall can’t solve alone, starting with what Washington plans to do about immigration. Until that piece falls into place, any talk of a firm cutoff date for migrant expenses sounds like guessing.

The debate buzzing around Chicago’s City Hall right now could be straight out of a political drama. Should the Windy City tone down its sanctuary city promises, or does the humanitarian side of the story still win out even when wallets feel empty? Many residents are asking whether compassion can keep pace with tightening budgets.

Critics have pointed to the mounting tabs—premium shelters, crowded clinics, and emergency staff who never seem to clock out. Supporters counter that facing those costs is part of the city’s proud tradition of welcoming newcomers.

Friends and foes keep checking the news daily, trying to determine if the next budget meeting will shrink line items or double down on the welcome mat. Options on the table range from temporary work permits to faster asylum hearings, though nobody can call the final deal yet. Heavy on numbers and heartstrings, the conversation shows no signs of packing up.

https://www.youtube.com/watch?v=KvsteRvRQa8

• This reply was modified 8 months, 2 weeks ago by  Randy.

[Randy]

Many people say the working class came out ahead during Trump’s presidency, and a recent Fox Business clip on YouTube still pushes that story.

• Quick posts on GCA Forums and press releases from the White House discuss fatter paychecks, surging job totals, and shiny new tax breaks.

Take May 2025

• Private companies kept hiring even when the calendar turned, adding 139,000 positions, but analysts figured they barely cracked 100,000.
• Real hourly wages were up almost 4 percent year-over-year, so the paycheck at least bought a little more than it used to.
• The so-called One Big Beautiful Bill cut levies on families, removing as much as $13,300 in taxes from the equation by Washington math while carving taxes off tips and cranking up the child credit.
• Add in falling gas prices, which are 12 percent lower than last summer, and core inflation, which is around 2 percent, and supporters see the economy finally trending.
• Of course, not everyone buys the upbeat story. Groups like Oxfam and the Economic Policy Institute warn that the president’s new tariffs and federal payroll cuts could rock the economy.
• They point out that taxes on imported goods, once sold as a shield for American labor, tend to jack up prices in the grocery aisle and at the hardware store.
• That sudden spike in the Economic Policy Uncertainty Index, 161.9 percent in February 2025, clearly signals that families and small-business owners feel they’re driving blind.
• Wall Street heavyweights JP Morgan and Goldman Sachs have even penciled in higher odds of recession, arguing that an already sturdy economy has been fiddled with too roughly.
• Ultimately, the truth lies between the bragging rights and the doomsday charts.

Paychecks are indeed bigger for some folks, and the across-the-board tax cut showed up in plenty of pay stubs, yet a squeeze on working-class wallets could follow if prices keep climbing and job rolls start thinning. Do the gains feel solid, or do the dangers lurking behind those tariffs and spending trims outweigh the upsides?

https://www.youtube.com/watch?v=Vaf7VabBWZo

[Randy]

Big headlines never travel alone, and the latest buzz about foreign policy and economics already feels like it has its fingerprints on the Golden State’s housing scene. Realtors, mortgage brokers, and anyone paying the rent should stay tuned.

High Court on Deportation: A Moment to Watch

• On June 23, 2025, the U.S. Supreme Court handed the Trump administration a major immigration trophy, saying deportations to third countries can happen before migrants get a fair shot to fight back.
• The ruling lifted a Boston judge’s stay, giving the White House engines the green light.
• Even folks reading the news on a smartphone can see this move cranks up the pressure on immigrant communities.

Housing Demand Gets Shaky

• Sudden removal notices can quickly freeze the market in mostly Latino neighborhoods of Los Angeles or majority Asian blocks in the East Bay.
• Landlords may wake up to empty rooms every weekend as worried families pack boxes and bolt.
• Prices in places like Montebello, where whispers about racial profiling float, could slip a notch almost overnight.

Mortgages Under Extra Stress

• Lenders who thought they were playing it safe might get jolted when breadwinners vanish and paychecks dry up.
• Mixed-status households, often leaning on an undocumented member to stay afloat, may miss monthly payments and send loan officers scrambling.
• California’s percent foreign-born share hovers around 27, so the ruling isn’t a sideline story.
• It is the headline for a big slice of the state.
• Everyone else can keep scrolling, but real estate pros had better grab their helmets.
• A fresh court decision can nudge banks to raise their lending standards.
• This is especially true in neighborhoods that catch the courts’ new spotlight.
• When lenders smell extra risk, they often pull back, leaving homebuyers and small-business owners scrambling.

New York’s Reaction

• Governor Kathy Hochul and Attorney General Letitia James blasted the ruling in a late-night news conference, warning that Washington had opened a messy can of worms.
• Democrats running California district and county governments are watching closely, too.
• Governor Gavin Newsom has already hinted at side-stepping any federal order.
• If Golden State leaders craft their own set of rules, real estate investors may face a patchwork of nods, winks, and outright bans.

Middle East Ceasefire and Oil Prices

• Out of nowhere, a ceasefire between Israel and Iran has landed on Wall Street like a surprise gift wrap party.
• Oil prices slipped almost instantly.
• Brent crude now sits shy of $75 a barrel, down from a bigger spike everyone braced for.
• That sudden calm takes the freshest steam off inflation.
• That’s good news for mortgage borrowers who watch the California sky for rate clouds.
• Lower crude costs trickle down to the guys pouring concrete.
• This is so builders in the Central Valley could find that their sheets of plywood and tank loads of diesel don’t pinch quite so hard.
• Expect more cranes over Fresno and Modesto in the next quarter if margins level out.

Mortgage Rates

• Mortgage costs could slip as the recent ceasefire eases the nervous premium on Treasury notes.
• Current pricing around 6.8% might edge to the 5.9% analysts penciled in for late 2025.
• That shift would widen the window of affordability in places such as Riverside and Sacramento.
• This is even if buyers in expensive enclaves like San Francisco still feel priced out.
• More number-crunching is available at GCA Forums News.

Nobel Prize Speculation

• Speculation about a Nobel Peace Prize for Trump is buzzing through headlines after the truce, though the medal carries more glitter than muscle.
• Symbolic or not, the chatter can lift consumer mood and, by extension, steady housing demand.
• If people sense the world is a bit, they will likely sign a lease or talk to a mortgage lender the next morning.
• A nervous public rarely houses hunts.

Political Turmoil: AOC, Impeachment, and Democratic Funding Crisis

• Former President Trump is back on social media, calling Representative Alexandria Ocasio-Cortez and Texas Congresswoman Jasmine Crockett stupid and low-IQ.
• His insults mark another spike in the messy street-fight mood around impeachment.
• The New York party itself isn’t much steadier.
• It has been shouting about money shortages while worrying that a left-wing New Yorker like Zohran Mamdani could yank the mayor’s office out from under them.

California Implications

• On the West Coast, buyers and sellers watch the headlines as closely as mortgage rates.
• If the party doesn’t patch up its funding hole, the feds might roll out Trump-style housing or tax breaks before Democrats can scream a halt.
• Developers may cheer, but ordinary Californians could find those moves increasing costs.
• At the same time, a socialist tilt in New York may hand restless organizers a shiny new blueprint, which could scare investors in high-tax towns like San Francisco.

Mortgage Business

• Bank underwriters hate surprises.
• If impeachment heats up, files on their desks slow down because lenders suddenly crave rock-solid signals.
• That freeze keeps borrowing rates sticky and shrinks the pool of new mortgages, which is the last thing first-time buyers want to hear.

Disney’s Snow White Flop and Cultural Sentiment

• Disney’s new Snow White live-action flick bombed, and Rachel Zegler didn’t help when she blasted Trump and called for a “Free Palestine.”
• Anger over her comments quickly spilled onto social media, turning the release party into a miniature cultural battlefield.
• Even if the film tanked on its own, the diss track it landed with woke Californians shows how quickly Hollywood can fall out of favor.
• The splash from this flop may be small, but California’s economy loves the movies, and every drop of bad news exports the itch to cut back.
• Reduced ticket sales often program a slow-motion layoff clock, and when crews head home early, the appetite for apartments near the studio lots suddenly dries up.

Indirect Effects

• Disney has already warned that red ink spreads faster than ink itself, and people paying bills in Burbank can feel that first.
• If spending tightens because Woke-Blockbusters stops paying regular dividends, fewer projects will get green-lit, including next spring’s line of TV pilots, which everyone likes to brag about at lunch.
• Less work for grips, drivers, and editors means fewer rents getting signed in Echo Park and fewer new leases hitting desks on Wilshire Boulevard.

Market Sentiment

• Anger could also bounce off the walls of California like an echo from a canyon.
• More moderate zones like Orange County may flip from lukewarm to outright chilly about Hollywood’s loud addresses.
• A newfound conservative weariness might appear on 2024 ballots for zoning, property tax breaks, or incentive loopholes.

Strategic Recommendations for Your Business

• Monitor Local Impacts. Focus on zip codes where film credits usually disappear first.
• In some neighborhoods with heavy immigrant workforces, weather cuts fine, and others buckle fast.
• Move dollars toward San Diego-style multi-families that still fill up even when everyone behind the camera stays home.
• Spot Lower Mortgage Rates in Real Time.
• Prices at the pump have calmed, which usually means cheaper borrowing costs.
• Tell clients to grab a pre-approval today or chat about swapping into an adjustable-rate mortgage before the window slams shut.

Market Like a Referee, Not a Fan

• The odds are good. Someone on your email list is upset about the news anyway, so skip the hot takes.
• Stick with charts that matter.
• Listings are up 40 percent in Los Angeles, and numbers show that monthly payments still make sense.

Cheap Diesel Is Your New Best Friend

• If shipping and labor costs shrink, breaking ground on a new building looks less scary.
• Choose neighborhoods where renters or buyers still outnumber the available inventory.

Hollywood’s Mood Ring Matters Again

• If Disney or another studio announces a budget trim, the apartment market near the lot might feel the pinch first.
• A smart move is to widen client searches to suburban houses or small commercial spaces.
• Recent headlines have yanked the spotlight from one crisis to another.
• The Supreme Court ruling, a shaky ceasefire overseas, and the rumble of deportations in immigrant-rich areas like Southern California.
• Even so, falling fuel prices offer a rare break on monthly bills and mortgage rates.

Political noise, Snow White backlash, and similar distractions keep lenders and developers on edge. That uncertainty hits neighborhoods that live by showbiz first.

Stay nimble. Watch ZIP-code data weekly, then check in with accountants and lawyers who can read the fine print. The California Association of Realtors and The New York Times are solid stops for ongoing updates.

[Randy]

Many people confuse agency-backed mortgages with FHA loans. Fannie Mae—and Freddie Mac-dominated deals don’t work the same way, so let’s run through the permanent resident plus A-10 spouse scenario.

Who Can Borrow?

The green card holder steps right onto the application without a hitch. The husband or wife carrying the A-10 work permit can tag along as a co-borrower if the Social Security number is in hand and the credit check clears.

What Underwriters Want

Loan officers still eyeball scores, debts, and income like a hawk, even on a conventional mortgage. Pay stubs, W-2s, or 1099s prove that the A-10 wage earner puts money behind the promise.

Applying Together

Both applicants must gather tax returns, bank statements, and whatever else the processor names. Handing in neat, complete files speeds up the review and cuts nervous waiting time.

Bottom Line

If the numbers line up, a green cardholder partnered with an A-10 spouse can snag a Fannie or Freddie loan. Mortgage pros experienced with the agencies can fine-tune advice and keep the couple on track.