Prices could easily come down significantly over the next few years and take a decade or more after that to return to present values, adjusted for inflation.

There is no way to determine how much a broker/lender earns because as the other poster has indicated, there are several ways for a lender to earn his/her livelihood...Junk fees, YSP and SRP are just a few ways lenders generate income per loan...Further complicating this issue is the current disclosure laws in place; brokers are required to disclose YSP, while lenders do not have to. 4.5% is ridiculous regardless of loan size; I bet your current broker loves you!

That is , :NO Tax ReturnNO Income VerificationUnristricted Cash OutFix or Adjustable Rate.

so how do you adjust for that when making your offfer?

The 2nd is a ARM that is about to adjust to make the payment close to $5000 which he will not be able to afford.

That being said, an experienced realtor will be your best bet in finding something and actually buying it.

The Las Vegas market, like many others, is going through a period of adjustment.

There is nou doubt your best bet will be with the farm credit system.

Very good information r2d2 and I bet you are making very good money doing what he just wrote.

I would bet that this property will not cash flow.