Real Estate Purchase Programs

To give you an idea of the kinds Real Estate Purchase Programs I have available:

Primary Residence

3.5% down FHA (1-4 units), max loan amount - ttps://entp.hud.gov/idapp/html/hicostlook.cfm

3% down CONVENTIONAL without assistance (better rates than above) qualifying income must be under county income limit listed here - https://homeready-eligibility....

1% down CONVENTIONAL with 2% Down Payment Assistance - qualifying income must be under county income limit listed here- https://sf.freddiemac.com/work...

0% down VA ZERO FOR HEROS with lender fees waived with "VA Zero For Heros Program" - must be veteran with Certificate of Elegbility - download here - https://www.benefits.va.gov/ho...

0% down USDA RURAL DEVELOPMENT, typically seller will cover all buyers closing costs and escrows - must be elegible location - check the map here - https://eligibility.sc.egov.us...

5% down JUMBO, this product is very competitive considering that most lenders want 15-20% down for jumbo.

Rental Property

15% down CONVENTIONAL, must also have 6 mos. x PITI as cash reserves - For beginning investors, start with this thread -  https://www.biggerpockets.com/blog/rental-property-investing-101

20% down PROPERTY CASH FLOW LOAN, - no income verification other than appraisal and rent schedules. 75% of rent must cover PITI

Renovation

3.5% down FHA 203K (1-4 units), purchase price + renovation costs, max loan amount - ttps://entp.hud.gov/idapp/html/hicostlook.cfm

5% down FANNIE HOME STYLE, purchase price + renovation costs, check conforming loan limits here - https://www.fanniemae.com/sing...

100% FIX & FLIP, purchase price + renovation costs, max loan amount is 65-70% ARV

Self-Employed 

12 Mo. Bank Statement Loan - 12 months of deposits averaged over 12 mos. minus 50% expense ratio equals the qualify income.  50% of that can go towards housing, installment, and revolving debts.

1 Year Tax Return with 1/2 Year P&L - as long as previous employment was same industry and income trend is up.

Just Retired?

Delaying social security or pension and have no income?  We have solutions!  

Asset Depletion - count qualifying income from total assets, $1M minimum assets to qualify.

Strategic Distro - convert portfolio to high  dividend yielding, low volatility investments like utilities, and large stable dividend paying companies, balanced with high yielding government and corporate bonds, then turn on the income stream.

Unique Commercial Loan Strategies 

Retail Store or Restaurant - combine a SBA loan with a real estate loan to obtain multi-source financing to fund start up equipment, materials, product, and operations, as well as the real estate which will house the business. 

5-50 Property Blanket Loan - cash out 70% of total value or reduce rate on the overall portfolio, convert personally liable loans under the business, then free up the ability to purchase 10 more properties personally with Fannie/Freddie. 

Mixed Use Residential / Storefront - live in one unit, operate your business from another.

100 Unit Apartment Building - extract cash from a free and clear apartment building, and buy another to improve cash flow. 

80M 400 Unit High Rise - get the right partners in place, purchase a a high rise for 30M below market, and convert to luxury high end rentals or condos for sale.

The universe is the limit.

Call anytime.

Jim Blackburn