Real Estate Zealot

FHA 203 (k) Renovation Loans for Fix-Up Properties

In this video from BrokerIPTV.com, renovation loan specialist Tom Yoswa from MyProspectMortgage.com discusses FHA 203 (k) loans, which can assist buyers with fix-up properties.

Interviewer: Today we are talking with Tom Yoswa. He is a renovation loan specialist. How are you?

Tom Yoswa: Hi Dan. I am doing well.

Interviewer: Well we talked in a segment about what a residential loan or renovation loan specialist does, can you explain it again?

Tom Yoswa: Well, basically, I loan people money to purchase and renovate a house. You know, what I find in the market that we are in right now, there is a lot of bank foreclosures, there is a lot of HUD properties, those properties in particular, you know, a lot of them, if you show me one that doesn't need work I will show you 10 of them that probably do. So basically it enables you to take those homes, buy them and fix them all with one loan and one close.

Interviewer: And most realtors and consumers would probably know this is an FHA 203(k) loan, is that right?

Tom Yoswa: Yes.

Interviewer: Okay, yeah.

Tom Yoswa: It's basically nothing more than a regular FHA loan with the same FHA guidelines. However, there is a construction element to it and we put the money into Escrow afterwards for the repairs.

Interviewer: And traditionally what type of buyers are using this loan and what's that price point?

Tom Yoswa: Well I mean in this market right now there is a lot of first time home buyers. You know I think there are some statistics out there say you know almost 50% of all home buyers right now are first timers, which makes sense because of the market and the interest rates, etcetera. So you know, when I look at first time home buyers most of them are not buying you know $300,000 houses, they are buying $150,000 houses and you know, the large majority of those homes need some sort of work.

Interviewer: Right.

Tom Yoswa: Carpet, kitchens, bathrooms, new roofs, etcetera.

Interviewer: So a $100,000 will say what 220, 225 is pretty much the pool you are swimming in?

Tom Yoswa: I would say for the most part I mean there are other, you know, it can go higher, it can go lower, it just really depends on who the buyer is and what they are looking at.

Interviewer: And what type of repairs can they make under this program?

Tom Yoswa: Dan, you can do just about anything, you know carpet, paint, kitchens, bathrooms are usually the typical ones. People don't know you can put appliances into the loans, if it has a furnace or any of the HVAC stuff that isn't functioning, you can do that.

Interviewer: Hot water heating?

Tom Yoswa: All that stuff,...

Interviewer: Roofs?

Tom Yoswa: Roofs, you can do it, obviously anything exterior, landscaping in some situations, etcetera.

Interviewer: All right, a couple the obstacles that prevent people from buying a house. One is usually down payment, how much money do they have to put down with this loan?

Tom Yoswa: Well I mean, there is again, options there, too. I do conventional as well as FHA, it's the same guidelines as FHA and conventional. So with the 203(k) loan, it's, you know, as little as three and a half percent down.

Interviewer: Okay.

Tom Yoswa: So you know whatever the purchase plus the renovation is combined, it's three and a half per cent off of that, but there are other programs, HUD has a $100 down program if it still exists, I think it does.

Interviewer: Yeah.

Tom Yoswa: And you can use that in certain situations, so it really depends but it's as little as three and a half percent down.

Interviewer: So one of the questions I know I have been asked by buyers is can you combine the programs? I want to do the $100 down HUD program, but I need the construction financing. Can you do it?

Tom Yoswa: I have done it, just so long as it's a full-price offer.

Interviewer: Oh, it's got to be full-price offer?

Tom Yoswa: It's got to be a full-price offer. So if HUD's asking 160, you bid 156, no-go. If you bid, if it's 160, you bid 160, then yes, and then again, I am not 100% sure. I believe the program is still there.

Interviewer: It sounds good. Tom, thanks I appreciate it.

Tom Yoswa: Thank you very much, Dan.

You can reach Tom Yoswa at 303-668-4499 and at MyProspectMortgage.com online.

Renovation Loan Specialist Tom Yoswa

Tom Yoswa is a renovation loan specialist at My Prospect Mortgage. He talks about how to obtain these loans in this BrokerIPTV.com video.

Interviewer: Today we are talking with Tom Yoswa. He is a renovation loan specialist. Tell me about how do you get a renovation loan and what is it exactly?

Tom Yoswa: Well basically it's like any other loan that you are going to qualify for, the difference being is that we are going to loan you the money to purchase and renovate a house and we are going to do it all with one loan and one close.

Interviewer: Okay, so there is not a loan to buy the house and then another loan to go get some money to improve it?

Tom Yoswa: No.

Interviewer: It's all lumped in one?

Tom Yoswa: It's all put into one loan.

Interviewer: And who is it offered by?

Tom Yoswa: Well there is, there is probably several lenders that do it, but there are very few that really specialize in it.

Interviewer: And it's primarily done through FHA, correct?

Tom Yoswa: FHA... there is a conventional product but right now probably 80% of my loans are FHA.

Interviewer: And it's called the 203(k) loan through FHA, right?

Tom Yoswa: 203(k) loan, yep.

Interviewer: And explain how that works?

Tom Yoswa: Well basically you know, you have someone that wants to buy a house, maybe it's a bank foreclosure or something like that, where they might need a new kitchen new flooring, new roof, new windows, it can be just about anything, and what we are going to do is basically loan them the money to purchase, you know, they get it under contract and then there is an Escrow that we set up post-close from which they draw from to do the fix-ups in the house.

Interviewer: And how do you determine how much they get to use to fix it up?

Tom Yoswa: Well a lot of times it just depends on, you know, what the issues are with the house lot of things we have an inspection that's done. The Home Inspector might go in and have a whole laundry list of things that need to be done, other times they might just have two or three things and it's a simple one, so really it just kind of depends on the house.

Interviewer: So do you know, going in ahead of time before you give the loan, how much work of repair needs to be done?

Tom Yoswa: Yes, yes, that's the key is there before we close the loan we have a work with Escrow or a bid from a contractor and then we close the loan based on that bid and my appraisal is done with that bid in mind, subject to the repairs that are being made.

Interviewer: And then after they close, do they have to use that contractor?

Tom Yoswa: Pretty much. I mean, many times we have already got somebody in line, but you know there are people who want to change after the fact but typically they use the same contractor.

Interviewer: Right now after the close deals you just hand the customer a check, how do they get the money?

Tom Yoswa: No and that's not necessarily how it works I mean to kind of protect the customer against their contractor we put their money into an Escrow account.

Interviewer: Right.

Tom Yoswa: And then they draw money out of the Escrow account for the repair. So, that lot of times there is an Inspector involved and things like that.

Interviewer: So if I am reading you correctly, let's say some repairs were done, the contractor submits the bill to the bank, who is holding the Escrow account.

Tom Yoswa: Yeah.

Interviewer: The bank then cuts the check to the contractor for the repairs you did?

Tom Yoswa: More or less, yeah there is a draw process and there is photos that have to be taken, you know things have changed a little bit over the last few years so...

Interviewer: More work?

Tom Yoswa: Yeah, so you know it's a little bit more intensive than just that but you know there are forms, they fill it in, they get their money within 72 hours.

Interviewer: What benefit is this to realtors?

Tom Yoswa: Well I mean the realtors you know, it's a whole different animal for them because it's another notch in their belt I would like to say. It's a product that lot of them don't know about. So if you are a realtor and you have got a listing that is in need of repair and you know it's in need of repair, maybe it was a house and it hasn't been, you know, it's cosmetically challenged, hasn't been touched in 30 years.

Interviewer: Yeah.

Tom Yoswa: It's a way to maybe you know put it into their listing or into the MLS. In other ways it's beneficial because the customers that they are working with, they know about this loan and if they find a house that needs repair then they have, they know about the loan and you know we go from there.

Interviewer: So instead of a buyer walking in and walking out after they see the place, they go, whoa, wait there is money that can be set aside to fix this in your loan?

Tom Yoswa: That's exactly what I do and it's exactly the way that I present it to realtors.

Interviewer: Tom, thanks, great information. I appreciate it.

Tom Yoswa: Thanks, Dan.

You can reach Tom at 303-668-4499 and at MyProspectMortgage.com online.

Fix and Flip Investments are Kae Kruegers Specialty

Kae Krueger of Metro Brokers Lafayette office specializes in investors who want to fix and flip houses.

Interviewer: Hi, Im Kathy Soltero with Metro Brokers TV, today Im joined in the studio by Kae Krueger. She is with our Metro Brokers office in Lafayette. Kae, welcome.

Kae Krueger: Thank you Kathy nice to be here.

Interviewer: Oh, we are so glad you joined us. Tell me a little bit about yourself and what office youre from?

Kae Krueger: Im from the Lafayette office; its been there about 30 years now. We have about 12 to 15 brokers; I joined them almost three years ago.

Interviewer: Well thats awesome. So, tell me about how your business has been in those three years?

Kae Krueger: Its been interesting. This last year has been an actually good year in spite of the market, and I think a lot of it has to do with where Im positioned with, with the location and just being with Metro Brokers and having the freedom to move my business in ways that I see the market moving.

Interviewer: Is that what kind of brought you into Metro Brokers, have you been in, with other offices prior to this?

Kae Krueger: I had and Id actually been with two other offices and they both shut their doors, so when I had the opportunity to become a Metro Broker, I thought that now Im in charge of my own destiny and thats what led me to them.

Interviewer: In Metro Brokers what is the name of your company?

Kae Krueger: My company name is CapRock Corp.

Interviewer: CapRock Corp Okay, do you specialize in any specific areas?

Kae Krueger: I do, I specialize, geographically, in Erie and in Lafayette, Louisville, Broomfield, Thornton, Northglenn. In Erie I work in Vista Ridge and Vista Point in Canyon Creek and Erie Village and you know the different subdivisions in there.

Interviewer: Sure, do you like to specialize with first time homebuyers, resales, bank owned, all the above?

Kae Krueger: Yeah actually, yeah all the above, right. But mostly with investors this year and I think thats why its been a strong year for me. A lot of people buying and fixing and flipping and so thats been the thrust of my business focus this year.

Interviewer: How have you seen the market change up in Lafayette over the last year?

Kae Krueger: Things have gotten a little quieter, especially with the first time homebuyers; Ive noticed that that market has quieted down ever since the tax credit expired April 30th.

Interviewer: But with interest rates as low as they are, its unbelievable.

Kae Krueger: I know its such a great time to buy and I think there is a lot of people who are waiting and waiting and at this moment...

Interviewer: For the right moment, right?

Kae Krueger: Thats right, this moment wont come again.

Interviewer: Thats right. Do you have any certifications?

Kae Krueger: I do, I have my GRI Certification, I got that about two years ago.

Interviewer: And what prompted you to do something like that, its an intensive course?

Kae Krueger: It is. I just wanted to learn more so I could be a better broker for my clients and just have that extra step and that extra knowledge.

Interviewer: Okay, tell our viewers how they can get a hold of you.

Kae Krueger: They can reach me directly at (303) 579-6949 and also go to my website, www.kaekrueger.com.

Interviewer: Alright. Okay, its been a pleasure talking with you this afternoon and good luck to you for the rest of the year and rest of your time with Metro Brokers.

Kae Krueger: Thank you Kathy.

Interviewer: And for more real estate related videos, be sure to tune in to www.metrobrokerstv.com.

Denver Real Estate Tip: Mayfair Could Beat Hilltop, Cherry Creek, Wash Park And Lowery

Broker IPTV: Today we are talking with Heather Ehret Faircloth form Fuller Towne and Country Properties. Heather thanks to be with us.


Heather Ehret Faircloth: My pleasure.


Broker IPTV: What areas of Town are you working, what are your farm areas what neighborhoods do you like?


Heather Ehret Faircloth: Well, I have lived in Hilltop for nine years, so I would say that's my area of expertise, I know that area in and out, and Denver Country Club and North Country Club, it is pretty much metro Denver. I was grown up in Downtown area.


Broker IPTV: Yeah and what's happen say in the Hilltop area, I mean where are those little neighborhoods and niches doing?


Heather Ehret Faircloth: Hilltop has a lot going on, there is lot a good stuff going on in that, they have got homes getting scraped to bigger homes being built, but also now big movement to really restore and keep that older character homes and that we are original to the neighborhood and you are within walking distance to Cherry Creek, which is outstanding, you got Lowry, which is going on, just east of you, so if you can't make it down the down Cherry Creek. You do not want deal parking down there, you can get to Lowry and then also it's going on at 9^th and Colorado with all the hospitals leaving, is really positive as well for an area that is traditionally been called Mayfair or Montclair, but now people are starting it to call it Hilltop again, because of what is going on 9^th and Colorado.


Broker IPTV: How is business is been for you and in those areas.


Heather Ehret Faircloth: For me it's been really good and I feel bad saying it, but it is been really good. It is a great time to buy and I love to work with buyers and I wanted see will that would drive people around all day and talk, go eat. So, I absolutely love it, because that's the market for who we like to deal with. So to my sellers, I see, if you bought wise and it always location, location, location and you are probably going to do well enough on your property and then so much better on that buying and that you are still ahead. So, I think it's a great time to been involved in it. I think it is also good. It's shaking out the people that really like the business. There where lot of people that were in it, because they thought it was easy and they make a quick buck, but the people that are really staying in it now are the professionals.


Broker IPTV: What are your clients looking for?


Heather Ehret Faircloth: My clients right now are looking for value, because of the market. They are looking for something that they feel like, they are going to get value on in whatever they do to it, they are going to be able, some people call their 401K, Heather, my house going to be my 401K. So, they are looking for value and something that they feel like it is going to appreciate over time.


Broker IPTV: Is there an area that you are working or thought to buy right now?


Heather Ehret Faircloth: Well, Hilltop is always hot. I mean it is just location great. I really like the Mayfair area. I really think that the developers are hopping from Lowry over Monaco and they are hopping from Hilltop over sixth and it's all good going on 9^th and so I worked with the couple of young couples that were really thinking Wash Park, which is always a fantastic, place to be, but Mayfair really for value wise and must going to happen with it over a time, I think it is the hot area.


Broker IPTV: Heather thanks for being with us, good talking with you.


Heather Ehret Faircloth: Thank you.

Greg Geller "The King Of Flips"

   

Gen X-Broker Greg Geller Is The "The King Of Flips"

 

BrokerIPTV  : Today we are talking with Greg Geller, Managing Broker for Vision Real Estate. Greg thanks for being with us. You have a fascinating story about how you came up in real estate business, tells about it?

Greg Geller: Already almost 10 years ago now I started doing some fix up on my own. I got my real-estate license when I was working with my father in tracking business. I got my license and started selling places to the public and that was about when it started I have been involved in over 1,500 fix ups, flips, in the last 10 years and that is short of my story.

BrokerIPTV  : Very successful, couple of nuggets on how you did?

Greg Geller: Found a niche, found an area that I understood and decided to go sell house to the public knowing that I fix a house, because I'd done some fix ups, flips, of my own. I knew what areas were in need of remodel homes in Denver metro, metropolitan area and I knew that I could sell the properties for my clients out there had been repaid to remodel.

BrokerIPTV  : You are now involved in 1,500 transactions with out in time in sacrifice?

Greg Geller: I have sacrificed a great deal to do that many transactions over my career. Doesn't really sacrifice, if you really enjoy what you are doing, I really do about real estate, it is been a part of my life, every waking moment for the past 13 years right out the college basically.

BrokerIPTV : I think the fun thing about you is you like little encyclopedia, I mean I could give you street in a corner and you can probably tell me all homes on street?

Greg Geller: Unfortunately I know about every block in Denver, if it is good block, if it is a bad block, what kind of homes on the block, if it is the block of tutors, bungalows or Denver squares, I also know a little history about the neighborhoods and Redlands used to be and where the prime used to be, where is not any more and where is zoning change might be taking place, I do know a lot about Denver. I know lot about the Denver coming as it concern real-estate.

BrokerIPTV  : In along the way the education process, you got a electric go with heating education and planning and...

Greg Geller: Absolutely.

BrokerIPTV  : You can go into your house now and tell me what your exploits and what type of planning menu?

Greg Geller: I can and I also when I look at each houses I can look at them about three minutes from top to bottom and tell you viewing from my head, how much of money would cost to fix it, what it needs, how much galvanized fund is still there, if any, if they need a [inaudible] replacement, if the roof is good what kind of composition the roof is, is a fit has any structural defects or anything like that.

BrokerIPTV  : So nice. Secrets that other real estate agents do not know?

Greg Geller: Secrets real-estate agents do not know, I think work with people that you know, they trust you and like you is a primary goal in real estate. Too often I think agents are out there trying to farm with their public who really don't know them, they don't trust them, they don't like them, be extremely aggressive, you have to go out there shake a lot of hands, put a lot of business cards in peoples hands and you will become an expert in something, let's be an expert on the condominium development or neighborhood or fix up or income property and you have to be able to be knowledgeable. This market is tough one. You have to set yourself aside from the competition.

BrokerIPTV  : Final question just side now, I thought it was interesting your professional poker player?

Greg Geller: I would not call myself a professional, I try to play on the road as often as I can, semipro, I try to play in the world series every year and about 12 to 15 smaller events annually, but comes out to be once a month and I play a little bit here in town were I can find game, but yes I do play poker and no I have not been on television yet.

BrokerIPTV  : How about biggest purse?

Greg Geller: Biggest purse, I won this year 2007 in February I basically split a tournament with another gentleman in February, California for 100,000 dollars.

BrokerIPTV  : Fascinate stories, thanks for being with us.

Greg Geller: Thank you very much.

Greg Geller Says There Will Be A Big Shake Out In The Industry

   

Greg Geller Says There Will Be A Big Shake Out  In The Industry

BrokerIPTV  : We are talking with Greg Geller, Managing Broker for Vision Real Estate. Greg thanks to be with us. This is our gen X gen Y segment where we want to talk to, younger people in the business since the demo is that 50 something real estate agents, do you feel it has been advantage being a younger generation x or Generation y person?

Greg: Absolutely, I have dealt with people that I know them went to high school with, that I went to college with them and sell homes to them. Since I've been in the business. I have found that often times the younger people want to deal with younger agents and they do trust me, they like me, they seem to know that I understand what they might be going through and what they might be looking for. It might be common knowledge that younger people have a better idea of what is up in coming? Where the hot neighborhoods are?

BrokerIPTV  : How are the mentors, when you get started?

Greg Geller: I had of course my father who has been practicing not residential real estate in terms of brokerage, since he has been in Denver his whole life, but he has been major buyer and player of downtown real estate. I have always looked up to him as a mentor and somebody who understood the real estate business and there has been some people along the way. Alanna Kimmel who is very very important general board realtors she has taught me a lot about integrity, educations, being good agents and not to mentioned some of the others COs that have been Denver realtors.

BrokerIPTV : When you were getting going and you were getting the business going, what methods did you use to really pull in business?

Greg Geller: I used method I advertise to people who wanted new fix up and I started so much fixed up properties right away and fix up as I was trying to find to people who were not yet on MLS and if there were on the MLS I would try to find them my buyers within hours I would be quite on the MLS. What that means is, that my office were in first and I was trying find people a way to make money by buying and selling fix up properties.

BrokerIPTV  : What do you think this industry is gone?

Greg Geller: This industry is going towards a internet base, buying and selling pool. Really buying and selling houses off the internet, I do foresee so many contracts on the net or electronically. You might look at a house on the net, a picture in it, listing agent or even an owner has. He might make sure offer, people you look at on the internet. It is all very possible. This industry is going to shake out a lot of agents who have not been successful. Where they go down from a pool of roughly 27,000 agents, maybe Under 20, 000 and it going electronically, its going towards a very select group of agents who understand how to properly market and sell properly in their default area.

BrokerIPTV  : We are becoming a paperless world?

Greg Geller: In many ways I have been doing a lot of emailing in contracts. I text message with my clients now, even though they don't like it. Some of my older clients don't like it, but it is still text message with them. Email has become a very popular method of getting contracts to people and had so much transactions this year were the contract would email to me, email back and the money was electronically sent to title company and never saw the buyer or seller until closing and sometimes many have happened when they were out of states, never saw the buyer or the seller.

BrokerIPTV  : How about goal or plans for Vision Real Estate in a way?

Greg Geller: Goals visions for Vision, buy 100 houses try to remove some of the inventory that I still have from my retail clients and go to company. I have got four agents now like to bring on two more agents, that want to learn the fix up business and know how to make money selling in their own state.

BrokerIPTV  : Greg Geller, fascinating stuff.

Greg Geller: Thanks a lot.

BrokerIPTV  : Thanks to be with us.

Greg Geller: My pleasure.