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Nobody hesitates to take out a mortgage to buy their home. So what is the controversy around Reverse Mortgages all about?

Honestly, I don’t know. In the right situation, the benefits certainly outweigh the drawbacks.

A reverse mortgage is simply a tool that may allow you to stay in your home, rent free, while using some of your money that bought that home in the first place. That being said, like any major financial decision, you want to do your homework before you determine if it is the right tool for you.

Below you'll find two things to like, one thing to hate, and five things you need to know about reverse mortgages.

Like:

1. Flexibility

A reverse mortgage gives you the ability to use home equity for “extras” such as an annual vacation, new car or home improvements. This flexibility comes from the ability to take out equity as a lump sum, fixed monthly payments, a line of credit, or any combination thereof.

2. Non recourse financing

This simply means the total amount owed can never exceed the current value of the home. When the home is sold, after paying off the reverse mortgage, remaining proceeds go to you and your estate.

Hate:

1. Sleazy sales tactics

If someone is trying to talk you into taking money out of your home to buy a financial product that will pay them a commission (such as an annuity), run for the hills.

Most people recommending such strategies are not financial planners. They are salespeople; one trick ponies, whose trick benefits them, not you.

There are times where it may make sense to use home equity to pursue other investments, but these strategies contain additional risk, and should only be used by sophisticated investors who fully understand and can afford the consequences.

Be aware of:

1. Moving after taking a reverse mortgage

Like any mortgage, there are origination fees and expenses incurred when taking a reverse mortgage. With a reverse mortgage rather than paying for these things out of pocket, the fees are just added to the balance of the loan. You want to amortize these expenses over the longest period possible.

If you plan on moving in the next 2-4 years, look for less expensive ways to borrow money before using a reverse mortgage.

2. Keeping the home in the family

Upon your death (or the second person to die if you are married) the reverse mortgage will have to be repaid. If there is not enough cash in your estate then your heirs may have to sell the property to pay off the loan.

If your intention is to keep the property in the family, you’ll want to make sure heirs will have the ability to pay off the loan, or refinance the property based on their credit application. Look out for yourself first though. Keeping the home in the family may be nice, but if a reverse mortgage could give you the extra income you need to be comfortable then maybe that is what you should do.

3. Status of the real estate market

The amount of money you receive depends on your age and the appraised value of your home. Taking a reverse mortgage when the real estate market is in a slump means you’ll qualify for less.

On the other hand, if you take a reverse mortgage when the market is booming, then later decide to sell your home in a down market, you may have little equity left.

4. Ownership responsibilities

You always retain title (ownership) of the home. Thus, you are responsible for taxes and insurance and must keep the home well maintained. This works the same way as any mortgage. If you don't pay your taxes, you'll be in trouble.

5. Eligibility for medicaid

Any proceeds you receive from a reverse mortgage are tax free - which is great. However funds received will count as an asset or as income and may affect your eligibility for Medicaid. Proceeds will not affect Social Security or Medicare Benefits.

By Dana Anspach Updated August 19, 2016

Whether you are an experienced Fix & Flipper looking for a new project, or a beginning investor searching for your first property, we offer Fix & Flip financing tailored to your specific needs. We focus on low rate and streamlined draw process, so you can focus on property improvements. Everyone loves showing off a successful before and after - we're here to help make it possible for you too!

Program Highlights:

•  Rates starting from 6.99%  Interest Only for experienced flippers.
•  Lines of credit up to $10MM with individual loan amounts from $50K to $2.5MM for investors with previous fix and flip experience.
•  Single loans available for new investors.
•  Financing for up to 90% of acquisition costs and 95% of renovation expenses, up to 75% After Repair Value (ARV).

Here are a few items needed to get your application going:

1. Personal financial statement (PFS) + 60 days worth of Bank Statements (all pages) to verify liquid assets.
2. Recent personal federal tax returns (all pages). 
3. Recent corporate tax returns filed.
4. Copy of Driver's License
5. LLC or S-Corp Docs:

• a) Articles of Formation/Incorporation
• b) Certificate of good standing
• c) Copy of fully executed operating agreement
• d) Proof of EIN from IRS

Feel free to contact me for more details and scenarios.

Several factors determine your rate such as; credit score, down payment, type of property, type of loan, type of occupancy, loan amount and county you live in or are looking to purchase. In this blog, I will just concentrate on the loan amounts as they relate to rates.

There are basically two categories of loans that will determine your rate and loan program:

Conforming Loan: Loan amounts not exceeding $484,350 for Single Family Residence.

High Balance Loan: Loan amounts greater than $484,350, not exceeding $726,525 for Single Family Residence.

A loan amount exceeding $726,525 for Single Family Residence is called a Jumbo loan which is a totally different catergory and has its own sets of rulles.

There are 4 types of properties for residential loans - SFR, 2 Units, 3 Units, and 4 Units. The amount of loan limit is increased according to the number of units. Below is a table of the 2019 Loan Limits for LA and Orange Counties:

These loan limits apply to Conventional, FHA and VA loans. So when rate shopping, remember Conforming Loan Rates are lower than High Balance Loan Rates.

Find out how rates are doing today. Hit my email button and request today's quotes.

Closing costs are fees associated with your home purchase that are paid at the closing of a real estate transaction. Closing is the point in time when the title of the property is transferred from the seller to the buyer. Closing costs are incurred by either the buyer or seller.

What fees can you expect at closing?

Closing costs vary widely based on where you live, the property you buy, and the type of loan you choose. Here is a list of fees that may be included in closing.  The list is inclusive of fees you may see, but it’s not likely that your loan will include all of the fees listed here.

• Application Fee:This fee covers the cost for the lender to process your application. Before submitting an application, ask your lender what this fee covers. It can often include things like a credit check for your credit score or appraisal as well. Not all lenders charge an application fee, and it can often be negotiated. (We do not charge this fee)
• Appraisal: This is paid to the appraisal company to confirm the fair market value of the home.
• Closing Fee or Escrow Fee: This is paid to the title company, escrow company or attorney for conducting the closing. The title company or escrow oversees the closing as an independent party in your home purchase. Some states require a real estate attorney be present at every closing.
• Courier Fee: This covers the cost of transporting documents to complete the loan transaction as quickly as possible.
• Credit Report: A Tri-merge credit report is pulled to get your credit history and score. Your credit score plays a big role in determining the interest rate you’ll get on your loan.
• Escrow Deposit for Property Taxes & Mortgage Insurance: Often you are asked to put down two months of property tax and mortgage insurance payments at closing.
• FHA Up-Front Mortgage Insurance Premium (UPMIP): If you have an FHA loan, you’ll be required to pay the Up Front MIP of 1.75% of the base loan amount. You are also able to roll this into the cost of the loan if you prefer.
• Flood Determination or Life of Loan Coverage: This is paid to a third party to determine if the property is located in a flood zone. If the property is found to be located within a flood zone, you will need to buy flood insurance. The insurance, of course, is paid separately.
• Home Inspection: You will likely get your own home inspection to verify the condition of a property and to check for home repairs that may be needed before closing. This is paid out of pocket once you get into escrow.
• Home Owners Association Transfer Fees: The Seller will pay for this transfer which will show that the dues are paid current, what the dues are, a copy of the association financial statements, minutes and notices.  The buyer should review these documents to determine if the Association has enough reserves in place to avert future special assessments, check to see if there are special assessments, legal action, or any other items that might be of concern.  Also included will be Association by-laws, rules and regulations and CC & Rs.
• Homeowners’ Insurance: This covers possible damages to your home. Your first year’s insurance is often paid at closing.
• Lender’s Policy Title Insurance: This is insurance to assure the lender that you own the home and the lender’s mortgage is a valid lien, and it protects the lender if there is a problem with the title. Similar to the title search, but always a separate line item.
• Lead-Based Paint Inspection:Covers the cost of evaluating lead-based paint risk.
• Loan Discount Points:“Points” are prepaid interest. One point is one percent of your loan amount. This is a lump sum payment that lowers your monthly payment for the life of your loan. (We do not charge points unless you choose to buy down the rate or loan program you choose requires it).
• Owner’s Policy Title Insurance: This is an insurance policy that protects you in the event someone challenges your ownership of the home. It is usually optional.
• Origination Fee: This covers the lender’s administrative costs. It’s usually about 1 percent of the total loan but you can sometimes find mortgages with no origination fee. 
• Pest Inspection: This fee covers the cost to inspect for termites or dry rot, which is required in some states and required for government loans.  Repairs can get expensive if evidence of termites, dry rot or other wood damage is found.
• Prepaid Interest: Most lenders will ask you to prepay any interest that will accrue between closing and the date of your first mortgage payment.
• Private Mortgage Insurance (PMI): If you’re making a down payment that’s less than 20% of the home’s purchase price, chances are you’ll be required to pay PMI. If so, you may need to pay the first month’s PMI payment at closing.
• Property Tax: Typically, lenders will want any taxes due within 60 days of purchase by the loan servicer to be paid at closing.
• Recording Fees: A fee charged by your local recording office, usually city or county, for the recording of public land records.
• Survey Fee: This fee goes to a survey company to verify all property lines and things like shared fences on the property.  This is not required in all states.
• Title Company Title Search or Exam Fee: This fee is paid to the title company for doing a thorough search of the property’s records. The title company researches the deed to your new home, ensuring that no one else has a claim to the property.
• Transfer Taxes: This is the tax paid when the title passes from seller to buyer.
• Underwriting Fee: This also goes to your lender, covering the cost of researching whether or not to approve you for the loan.
• VA Funding Fee: If you have a VA loan, you may be required to pay a VA funding fee at closing (or you can roll this fee into the cost of the loan if you prefer). This is a percentage of the loan amount that the VA assesses to fund the VA home loan program, however some borrowers are exempt from this fee. The percentage depends on your type of service and the amount of your down payment. Here is a breakdown of the cost of the VA funding fee. 

Funding Fees On Purchases:

When the Down Payment is ≥ 10%

Regular Military: First or Subsequent Use: 1.25%

Reserves or National Guard: First or Subsequent Use: 1.5%

When the Down Payment is 5% - 9.99%

Regular Military: First or Subsequent Use: 1.5%

Reserves or National Guard: First or Subsequent Use: 1.75%

When the Down Payment is < 5%

Regular Military:

• First Time Use: 2.15%
• Subsequent Use: 3.3%

Reserves or National Guard:

• First Time Use: 2.4%
• Subsequent Use: 3.3%

*Information source from Zillow.com