Category: Education

Entrepreneurship offers numerous advantages, such as the exhilarating experience of building a business from scratch. However, many self-employed individuals are concerned the path to homeownership can present unique challenges compared to those with traditional employment since the nature of owning a business often leads to irregular income patterns and varied documentation. While that can be true in some cases, lenders will still be considering the same factors for a mortgage approval as any other type of borrower: your credit score, debt, assets, and income.

What Documents Do You Need To Provide?

Lenders need to ensure that a borrower can afford the loan they have applied for and will likely request the following documents from self-employed borrowers:

• Last two years of filed personal tax returns
• Last two years of filed business tax returns
• Year-to-date profit and loss (P&L) statement
• Evidence of your business existence

How Is Your Income Calculated?

Lenders will calculate your income by completing a cash-flow analysis from your last two years of tax returns and the income will be considered from various sources such as W-2, net business profits, K-1 earnings, and more. Let’s go over an example below:

Say your business earned $300,000 total in the last two years. If you had written off $180,000 in expenses in those two years, that would lower your net income down to $120,000. We would then divide your $120,000 net income by 24 months (two years) and qualify your monthly income at $5,000.

Please keep in mind that this is a very generalized example of how income is calculated and there are other factors that can impact qualification such as income stability, the location and nature of your business, the financial strength of your business, and the likelihood of you continuing to generate income in the future. We can also consider nonrecurring losses or expenses or depreciation, as a couple examples, to add back into income. In some cases, we only need to consider one-year of tax returns versus two-years.

Other Options For Self-Employed Borrowers

As a business owner, it’s understandable that you’d want to maximize your business deductions, which would result in a lower tax bill. However, showing low income on tax returns might not accurately represent the financial health or earning potential of the business. Homeseed recognized this issue and is also able to provide alternative solutions by offering unique loan programs such as Bank Statement loans, Profit and Loss (P&L) loans, and 1099 loans. These programs offer flexibility in income verification and cater specifically to self-employed individuals who may have non-traditional income documentation.

• Bank Statement Loans: Bank statement loans are designed for self-employed borrowers who may not have consistent or easily verifiable income. Instead of tax returns, these loans consider bank statements over a specified period (often 12 to 24 months) to assess the borrower’s income. Lenders review regular deposits as income, thereby offering an alternative method for evaluating a self-employed individual’s financial stability.
• Profit and Loss (P&L) Loans: P&L loans focus on the profitability of a business rather than personal income. These loans typically require the submission of profit and loss statements, business bank statements, and potentially other financial documents to assess the business’s overall health. This approach is beneficial for entrepreneurs who reinvest earnings into their business or pay themselves lower salaries for tax purposes. This loan type is also helpful when considering the timing of your purchase (for example, you have not filed current year’s taxes yet because the year is not complete, but you can provide a P&L statement to document current year-to-date income).
• 1099 Income Loan: Many freelancers, contractors, gig economy workers or other self-employed borrowers who file using W-9s cannot qualify for a mortgage under some Agency guidelines. Instead, these borrowers can use their 1099 earning statements in lieu of tax returns to qualify for a mortgage.

Tips for Self-Employed Borrowers

Self-employed borrowers face unique challenges in showcasing their income. This is especially important as we approach the end of the year and tax season approaches. Understanding the various methods of income calculation and different loan programs empowers individuals to prepare early for the mortgage process and purchasing a home. Seeking guidance from financial advisors or tax professionals will significantly aid in optimizing tax filings and accurately documenting income for loan applications as well.

Welcome to Homeseed’s Comprehensive Winter Mortgage Report, your guide to navigating the current landscape of the mortgage market and seizing opportunities in the real estate market! In this detailed report, we delve into crucial elements influencing the market, including the recently released 2024 loan limits, the impact of inflation and labor market dynamics, predictions regarding the trajectory of interest rates, insights into home values and appreciation trends, and most importantly, the window of opportunity awaiting potential buyers. Read on to equip yourself with essential knowledge for making informed decisions in the real estate sphere.

New Loan Limits

Annually, the Federal Housing Finance Agency (FHFA) sets conforming loan limits for the forthcoming year based on the November House Price Index (HPI), reflecting home price appreciation data. For 2024, the baseline conforming loan limit will rise to $766,550, marking a $40,350 increase from the 2023 limit of $726,200. This substantial increase aims to facilitate greater access to credit for home buyers in markets experiencing upward home price appreciation.

Inflation & Labor Market Data

The recent softening in economic data and the labor market holds significance for the inflation outlook and its potential impact on mortgage rates. A weakened economic landscape tends to alleviate inflationary pressures as reduced consumer spending and constrained demand mitigate the upward push on prices. This was reflected in the Personal Consumption Expenditures (PCE) report for October which saw both its headline and core rates continue to fall year-over-year.

Moreover, a softer labor market with elevated unemployment and a reduction in job gains leads to a slowing of wage increases and less consumer spending. We are likely seeing the intended effects of the Federal Reserve (Fed) rate hikes take effect.

Where Are Rates Headed?

Recent trends we just discussed indicating lower inflationary pressures alongside a weakening job market have significantly increased the likelihood of a potential cut for the Fed Funds Rate cut in the coming six months. The diminishing inflation data, coupled with sluggish economic activity reflected in the softening job market, have increased expectations for the Fed to consider easing its monetary policy stance. A cut in the Fed Funds Rate becomes a tool to manage economic growth and inflation to maintain its 2% target.

As the Fed lowers interest rates or signals a more accommodative policy, it directly influences downward movement in mortgage rates. This is evident in the recent drop in rates throughout the month of November. With many leading indicators pointing towards a weakening economy and job market, we are likely to see this downward trend in rates continue into 2024.

Home Values & Appreciation Trends

Amidst the current real estate landscape, home values continue to remain stable and exhibit consistent appreciation. In fact, five of the most notable home price indices highlight an annualized appreciation of 6% or higher through the end of 2023, underscoring the resilience and upward trajectory of property values. This has been primarily fueled by a shortage of home inventory. Forecasts for 2024 echo a continuation of this trend, as the imbalance between supply and demand remains a pivotal factor driving the market. The persistent shortage of available homes, compounded by a lag in housing starts failing to meet the pace of household formations, serves as a primary catalyst in the sustained appreciation of home values. This disparity between the growing demand for housing and the insufficient supply of available properties is anticipated to perpetuate the trend of appreciating home values well into the upcoming year where homeowners will gain significant equity.

The Current Window of Opportunity for Buyers

In the current winter market, a unique window of opportunity presents itself for prospective homebuyers, fueled by multiple favorable factors poised to shape the real estate landscape. Forecasts indicating an anticipated decline in mortgage rates set the stage for increased affordability, thereby widening the pool of potential buyers. As rates fall, accessibility to homeownership becomes more attainable, likely leading to heightened competition and subsequent upward pressure on home prices. Furthermore, the increase in new loan limits significantly contributes to affordability by granting buyers access to higher financing. Seizing this moment presents an advantage for buyers as purchasing now grants the advantage of entering the market ahead of the projected surge in competition. Moreover, buyers who secure properties during this time can capitalize on potential equity gains, with home values expected to appreciate into the upcoming year. Additionally, with the prospect of lower rates in the future, buyers have the option to refinance when rates decline further, maximizing financial benefits while ensuring a strategic investment in a burgeoning market. Hence, acting swiftly in the current market not only secures a foothold in less competitive conditions but also positions buyers to potentially gain from future equity growth and favorable refinancing opportunities.

Exploring Homeseed’s Loan Programs & Strategies

When it comes to obtaining a mortgage for your dream home, Homeseed, an independent mortgage banker, is your go-to lender for a wide range of innovative loan programs strategies. As an independent mortgage banker, Homeseed offers correspondent, direct agency, and wholesale lending solutions, making it a one-stop-shop for all your mortgage needs. In addition to the standard conventional, government, and jumbo loan products, Homeseed provides a wide range of creative financing solutions and unique products designed to cater to your specific needs. In this post, we’ll take a closer look at the loan programs and strategies that many homebuyers are taking advantage of in today’s market and highlight all of the products offered by Homeseed.

Creative Financing Solutions

In a high-interest rate environment, securing an affordable mortgage becomes a paramount concern for prospective homebuyers. The importance of providing creative financing solutions cannot be overstated, as these solutions serve as a bridge between the desire for homeownership and the reality of higher interest rates. At Homeseed, we understand that clients should not be deterred from achieving their dream of homeownership due to market conditions and offer many financing solutions for clients to navigate these challenges effectively. Recently, homebuyers have found success using the following programs and strategies:

• Down Payment Assistance Loans: These loans offer financial support that can help homebuyers cover the down payment requirements and closing costs.
• DSCR (Debt Service Coverage Ratio) Loans: These loans are designed for real estate investors and focus on the rental income generated by the property to qualify for the mortgage. This is an excellent option for those wanting to get into real estate investment and even seasoned investors.
• Temporary and Permanent Buydowns: Temporary and permanent buydowns offer clients the advantage of lower initial interest rates, lowering the monthly mortgage payments and making homeownership more accessible and affordable.
• Buy Before You Sell Program: This program provides homeowners the flexibility to secure their new dream home before selling their current property, relieving the stress and need of having to submit a new offer with a contingency.
• Construction/Renovation Loans: If you’re looking to build a custom home or purchased a discounted property that needs renovating, Homeseed offers construction and renovation loan options to help make your dream home a reality.
• P&L (Profit and Loss) Loans: Homeseed offers loans that consider your business’s profit and loss statements, which can potentially help self-employed individuals and small business owners qualify for a higher purchase price on a home.
• Bank Statement Loans: These loans use your bank statements to verify your income, making them an excellent choice for individuals with non-traditional income sources who also want to qualify more income for a higher home purchase price point.
• HELOCs (Home Equity Line of Credit): Homeseed provides HELOCs that allow you to access the equity in your home for various purposes, such as home improvements, debt consolidation, or other financial needs while potentially allowing you to keep your primary fixed rate.

Loan Product Options

CONVENTIONAL LOANS

• Fannie & Freddie seller- servicer & securitizer (direct bond market participant).

GOVERNMENT LOANS

• Ginnie Mae (FHA, VA, USD) seller-servicer & securitizer (direct bond market participant).

JUMBO LOANS

• 22 programs allowing 10% (or 10.01%) downpayment
• Some programs allow 90% over $1.0M with <1 yr from a major credit event
• 40-yr mortgage & interest only options
• 10% downpayment on second homes
• Lending with no max acreage limit
• In-house delegated underwriting

RENOVATION LOANS

• In-house funding & administration of FHA 203K, Fannie Mae Homestyle, and VA Renovation
• Draws assisted and completed by Homeseed

CONSTRUCTION LOANS

• In-house funding & administration of Conforming, FHA, VA, USDA & Jumbo construction loan.
• 0-5% downpayment options
• Draws assisted and completed by Homeseed

DOWN PAYMENT ASSISTANCE

• No income limit
• Up to 5% assistance
• Options for repayable and non-repayable assistance
• Available on multi-family properties

OTHER LOAN PROGRAMS

• Multiple programs that do 90% (or 89.99%) LTV on cash-out
• DSCR: Investor cash flow
• 1099 Income Loan Program
• Hobby farms: 5 programs including barndominiums and shouses
• Raw land lending including farms
• Agency & Non-agency manufactured homes
• Programs for foreign national and ITIN borrowers
• Multi-family and Fix & Flip programs (up to 25 units)
• Programs that use 24- or 12- months bank statement for income (to 10% down)
  • Or use of previous year only income qualification
  • Use of stock units for income
  • Use of current financial assets to boost income for qualifying
  • For 2nd mortgages
• Programs for non-warrantable condos (90% to $2.0M with 700)
• Great programs with near-prime rates on condotels and non-warrantable condos
• Multiple state & national down payment assistance programs
• HELOCs & 2nd mortgages that can fund within a week, with a fee

*Information is subject to change without notice. This is not an offer for extension of credit or a commitment to lend. This ad is not from HUD, VA, or FHA and was not reviewed or approved by any government agencies.

Homeseed is now offering a Buy Before You Sell program for current homeowners who are looking to purchase a new residence. One of the main advantages is that it can provide flexibility and alleviate some of the stress homeowners face when purchasing a new home. The program allows homebuyers to move quickly on the purchase of the new home rather than worrying about selling their current residence. Additionally, it strengthens their offer on a new property as they are not contingent on the sale of their current home. This can be especially advantageous in a competitive real estate market, where buyers may face multiple offers on a property. Furthermore, this loan program can provide buyers with a bridge loan to help cover the down payment on the new purchase or to make repairs to the departing residence.

Embarking on the homebuying journey, especially in a market with higher interest rates, requires savvy navigation of various financing strategies. One option that often flies under the radar for prospective homebuyers and real estate agents is utilizing a seller credit for a temporary interest rate buydown. While hunting for homes with reduced purchase prices is a standard practice, there’s a hidden gem in considering temporary buydowns that could significantly impact your financial strategy and expand your purchasing capabilities. This blog post will unveil these substantial benefits, emphasizing why this method could be an integral part of your home acquisition toolkit.

Expanding Your Property Horizon
A seller credit for a temporary interest rate buydown can be a golden ticket for buyers operating within strict budget parameters. This approach decreases initial monthly mortgage payments, potentially qualifying you for homes that tick more boxes on your preference list. For real estate agents, this means you can present clients with a wider, more attractive array of properties, increasing the likelihood of a successful transaction that satisfies all parties.

Enhancing Financial Security
The immediate benefit of lower monthly mortgage payments through a temporary interest rate buydown is a financial boon in itself. This strategy acts as a buffer against unexpected homeownership costs and provides an opportunity for strategic financial allocation, whether for home improvements, investments, or other expenses. It’s particularly beneficial for first-time or financially cautious buyers, creating a safety net during the initial years of homeownership.

Smart Refinancing Opportunities
One of the standout advantages of temporary buydowns comes into play if you choose to refinance within the first years of the loan term. Unlike permanent buydowns, where the cost to buy down to a lower interest rate is essentially “lost” if you refinance, temporary buydowns offer a unique benefit. Any seller credit that hasn’t been used yet for the interest rate reduction can be applied directly to the loan’s principal at the time of refinancing. This means you’re effectively lowering the total loan amount, resulting in substantial long-term savings. This feature is a game-changer, offering financial flexibility and making temporary buydowns a smart choice for buyers anticipating early refinancing.

While the pursuit of the lowest price is standard in homebuying, the advantages of seller credits for temporary interest rate buydowns present compelling reasons to consider this underutilized strategy. Beyond the immediate relief in monthly mortgage payments, it offers financial security and a unique refinancing opportunity that safeguards your investment even further.

Nevertheless, such a decision should be made after meticulous consultation with loan advisors to ensure it fits your financial situation and homebuying goals. By understanding the profound potential of seller credits for temporary interest rate buydowns, homebuyers and real estate agents can wield this tool effectively, ensuring a more strategic, financially sound property purchase.

Temporary buydowns are financing options that allow borrowers to lower their initial mortgage interest rates, which gradually increase over a specified period. Three types of temporary buydowns offered by Homeseed are the 1-0 buydown, the 2-1 buydown, and the 3-2-1 buydown.

1. The 1-0 buydown involves a borrower paying an initial interest rate that is 1% lower than the actual rate for the first year of the loan. The interest rate will then revert to the fully indexed rate in the second year and remain constant for the remainder of the loan.
2. With a 2-1 buydown, the borrower starts with a rate 2% lower than the fully indexed rate in the first year, and in the second year, the rate is 1% lower than the fully indexed rate. The interest rate will then revert to the fully indexed rate in the third year and remain constant for the remainder of the loan.
3. The 3-2-1 buydown structure offers the most significant initial reduction. In the first year, borrowers pay a rate that is 3% lower than the fully indexed rate. In the second year, the rate decreases to 2% below the fully indexed rate, and in the third year, it becomes 1% lower than the fully indexed rate. After this three-year period, the interest rate reverts to the fully indexed rate and remains constant for the remainder of the loan.