waiting4credit wrote:
I'm lucky, our market isn't declining. We didn't have the large increase in home prices that a lot of other places did, so there wasn't really a bubble to burst. I live in OK and we had a slow increase in values. Also, the house is in a really nice neighborhood and has a great view. We're doing a lease-to-own and have an agreed price of $115,000 in the contract. I put $3k down and about $500 a month of my payment reduces the principle.
I'm not sure what kind of loan would be the best for us. I don't know much about the FHA loan programs, but I thought you had to be either below a certain income level or a first time home buyer. I already have a home and we make way more than the state's average income for our family size. Also, I thought the price of the home we're buying is above the requirements. The last time I checked our credit (mid-November) we were both just below 600. What I want is a mortgage with no or a very low down so that I can keep my other house to begin a rental business. I want fixed monthly payments (none of that adjustable business.) We had a very low DTI--I think it was about 10% before we began leasing this house ($1000 month) and got a secured loan for $4500 to pay off a bad credit card. I have some student loans which will I will owe for a month this summer and then they will go into deferrment again for at least three years.
You are probably right about not being in a declining market, KS & OK are still pretty solid areas as far as values are concerned. As far as lease-to-own agreements, the $500/mo that you are referring which reduces the principal balance owed (or towards your down payment) is called a "rent credit". Rent credit only works if you are paying more than the "market rent". Market rent is determined by an appraiser doing a rental survey (optional part of an appraisal) which finds homes that are being rented out which are similar to the subject (the home you are buying), and uses the rent that is being charged on those homes to determine the market rent. Any amount you are paying above the market rent can be applied towards a rent credit towards your down payment... but only if the lease-to-own agreement specifies. So if you are paying more than market rent and the lease-to-own agreement doesn't say anything would go towards reducing principal/down payment, then you'd be out of luck. However in your situation your contract says that $500/mo would go towards down payment, so that could only be used if you are paying $500/mo more than the market rent. Otherwise, the rent credit would be the difference between market rent and what you are paying. If you are having trouble following this concept (it is a little tricky I admit) I can give you a more specific example if you can let me know how much your lease-to-own monthly payment is.
If you do follow, then if it's determined that your $500/mo towards down payment in the lease-to-own agreement is more than the actual rent credit a lender would use... you can always ask the seller to apply the leftover difference as a credit towards your closing costs.
I'm going out on a limb here and using arbitrary numbers, but say you put down $3k initially, monthly rent is $1,200/mo, market rent is $800/mo, and your lease-to-own contract says $500/mo would be used towards down payment, and you've been in this contract for 12 months. So if you went strictly by the contract, you'd have $3k (initial down payment) + $6k ($500/mo x 12 months) totalling $9k towards the down payment. However because the difference between market rent & your actual rent is $400/mo, it'd be $3k (initial) + $4,800 ($400/mo x 12 months) totalling $7,800. You could then say "Hey Mr. Seller, the way the lenders are looking at this is that I'm not going to be able to use $1,200 of the figure that we determined I could use towards down payment, so could you give me a $1,200 closing costs credit instead?" The seller doesn't lose out because his profit is the same as if $9k was being used as a rent credit/down payment, and you get to take full advantage of the down payment terms you negotiated upfront.
FHA doesn't have any income limits, and you do not need to be a first time homebuyer. You do have to fit your loan amount within FHA's loan limits though, which you can check out at
https://entp.hud.gov/idapp/html/hicostlook.cfm, and as you can see the maximum in OK is $200,160... so your loan amount would fit. FHA does require your credit fit within FHA's guidelines, but has no minimum credit score requirement (whereas conventional financing does). You can read a little more about qualifying for FHA at
FHA LOAN QUESTION, but you are free to ask your own questions (probably should keep them within this thread for easier tracking of your situation).
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