Category Archives: investment property

Rental Housing Association of Puget Sound gets on Twitter!

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I was happy to find that the folks at RHA have joined the ranks of Twitter.  I’ve got a feeling that they could get a really good following if they did a lot more tweeting.

Follow them at: http://twitter.com/RHACoach

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Sunny and lovely 2bd/1.75ba condo on Queen Anne in Seattle

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Beautiful and Sunny Condo on Queen Anne
Main Photo

Location: Queen Anne


Sunny SE facing condo on S. Slope of QA. Corner unit features walls of windows, open floor plan, & large patio/deck for grilling & gardening. No stairs – elevator access from secure parking garage. Cozy in floor radiant heat & gas fireplace. Contemporary tile kitchen with gas cooking island & Dining room with sliding doors to spacious private patio. Cat-5 wiring; washer & dryer in unit. Impeccable 8-unit boutique building on quiet street – blocks from shopping, restaurants, & Seattle Center events.

Wondering what your home is worth? Contact Team Reba for a FREE market analysis with no obligation.
Photo Gallery
Information
Contact Information
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My Pic

Robin Tomazic
206-799-9277
Pricing
Price: $380,000.00
Homeowner Dues: 245.00
Property Location
1008 6th Ave N, #101
Seattle, WA 98109

Features
Bedrooms: 2
Bathrooms: 1.75
Parking Spaces: 1
Year Built: 1999
Subdivision: The Mary Condominiums
Located on Floor #: 1
Floors in Bldg: 3
School District: Seattle
Square Footage: 850
Agent Name: Robin Tomazic
Broker: RE/MAX Metro Realty
MLS #: 29033070
Attributes
Appliances
Range/Oven
Full Refrigerator
Washer/Dryer
Dishwasher
Sink Disposal
Interior Amenities
Fireplace
Insulated Windows
Building Amenities
Patio
End Unit
Elevator
Fire Sprinklers
Powered by vFlyer.com EQUAL HOUSING OPPORTUNITY VFLYER ID: 2335884

All information in this site is deemed reliable but is not guaranteed and is subject to change
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March 2009 newsletter from Team Reba is hot off the presses…

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Here is a link to my “March Real Estate Update”:

This Newsletter is full of interesting and useful information that we think you will enjoy whether you are a buyer, seller, homeowner, or renter.

This month’s issue includes topics such as:

Details Of The Recovery and Reinvestment Act of 2009
Why Buy a Home Now
Mortgages That Survived The Credit Crunch`       
The Ripple Effect of The Non-Repayable Tax Credit
The Incentive for Greening American Homes
It’s a Good Time To Remodel

Plus a roundup of February real estate activity as well as much more advice and information.

We hope you enjoy this monthly newsletter. If you have any comments, please e-mail them to us. Or, if you would like to see a certain topic covered in future months, let us know that too!

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Need a copy of an oil tank decommissioning report?

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Since there is an abundance of older housing stock in the City of Seattle, it’s not uncommon to have the question of whether or not an oil tank is on a property. To determine if a tank has been decommissioned it is possible to contact the local Fire Department and have them look up the address to the property and see if one has been filed.  In this case I called the Fire Marshall’s office for the City of Seattle. 

The Seattle Fire Marshal’s Office is located at:

 220 3rd Avenue South
Seattle, WA 98104-2608

Phone: 206-386-1450
fax: 206-386-1348

Business hours are:

Monday through Friday
8:00 AM to 4:30 PM.

Most decommissioning reports have only been in place for roughly the past 10 years so if it was done earlier you may not have a record available to you.  I’ve found that most municipalities are similar in process to this method of investigation so depending on where you live, you’ll want to contact the fire department responsible for your area whether in city limits or in an unincorporated area. 

Most reports are faxed and not emailed, so be sure you can provide a fax number to whomever you speak to.  Some lenders require a copy of decommissioning reports so be prepared to give a copy to your mortgage company/broker/lender, escrow and other parties as necessary.

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A small bit of good news for homeowners selling in short sale position

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1

Congress has amended The Mortgage Debt Relief Act of 2007 to The Mortgage Forgiveness Debt Relief Act and Debt Cancellation. The amended act contains expanded coverage and an extended deadline to 2012. 

http://www.irs.gov/individuals/article/0,,id=179414,00.html

The MFDRA does not cover properties that are considered vacation homes or investments.  Homeowners need to be sure and fill out the correct forms as it’s not an automatic situation, be sure to read the IRS details via the link to learn more.

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Are we getting the whole story about this condo purchase gone bad?

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In the Feb 20th Seattle Times edition there is a story about 6 immigrants that are suing because of what they believe to be bad behavior on the part of the preferred lender and the developer of a Bellevue condo project.  Just reading the headline got me on edge.  Here’s why…

We start out with being notified this immigrant buyer was attempting to purchase a $1.5M condo on a $20k a year annual salary.  WHAT?  You’ve got to be kidding me.  Even just hearing those two numbers in the same sentence regarding a purchase already smacks of seemingly ridiculous hopes of someone thinking they won the Lotto.  There is NO WAY that someone at that income level would be able to afford or qualify for a condo or home at that price point.  I’m annoyed that an agent was involved in recommending (or say they say) that this person buy a condo – not because I don’t believe in people having the joy of homeownership – but because the agent most likely is aware that this person was putting in an offer on a property that they could not afford.  In my initial consults with new clients we discuss their income levels and seek out pre-approval status prior to looking at any properties.

Here are some of the additional items of concern for me about how the buyer behaved:

Borrowing $75,000 for earnest money – was the lender made aware that this was his source of funds?  Most lenders I know REQUIRE knowing where the funds are coming from, especially if they are borrowed, and there is usually a seasoning requirement of up to 60 days, if not longer.  In this scenario it is very likely the friend is expecting an interest return when the money is repaid so this must be evaluated by the lender as well. The lender must assess all debt-to-income ratios and borrowed EM or down payment funds would qualify under this definition.  They didn’t say this money was a “gift” but that it was borrowed.  HUGE red flag.

There are over 400 posts of comments on this story and several of them reference publicly found information about these so called targeted and taken advantage of immigrants.  Some of those items found are that the individuals in this story have been party to several purchases of property over the past 5-7 years and that they have also been the subject of at least 2 foreclosure processes on recent purchases.  Hmmmmm…. smells like speculative investing to me.

My business partner and I walked away from a whole lot of these in the past several years because in many cases outright fraud was happening.  Did you know that lying on a mortgage application is mortgage fraud and is a felony?  Many people we spoke to in first consults would tell us that they’d be letting their lender know that they intended to purchase as owner-occupied while knowing that they had no intention of ever residing on the premises.  You wouldn’t believe how many people were amazed to hear they were committing a felony by doing this.  I would tell them that we weren’t interested in doing business with anyone who would be involved in this kind of practice and if they were set on this being their method of writing up contracts they’d have to find another agent to do it as I wasn’t interested in losing my business (which is what would happen because I’d lose my license permanently if involved in this kind of fraud) just to help them make an additional $5k on a single deal.  Many people went and found other agents to work with, so I can sleep at night knowing I work with ethical clients.  The thing is, these people who were lying were just hoping to save a 1/4 to 1/2 percentage point on the loan’s interest rate or to by-pass the investor ceiling limit put in place by the developer.

Most builders were putting in anywhere from 5-20% maximum investor purchases in their projects.  Why would a builder put in these restrictions?  Numerous reasons.

1. to keep from having to compete against investors in the resale of product.

2. to keep the values of the development up.

3. limit risk of the project.

4. to meet lending guidelines for the development.

In fact, some builders went so far as to start putting into their contracts language that limited the ability of purchasers to sell their properties within the first 1-3 years of ownership or they’d have to forfeit any gain on the property.  Kudos to those that did and some of these developers actually had to take some sellers to court – and won.  The agent’s involved in those transactions also had to give back their commissions earned as those funds came from the gain on the property value. 

You see, most developments have phases built in to them and builders don’t want to see investors buying up in the lower cost early phases only to turn around and be reselling as they are continuing to try and sell their additional phases.  If the investor has reasonable gain then they might be willing to sacrifice pricing to turn around the property and that hurts the overall neighborhood values.  Much like what bank owned and short sale homes are doing to neighborhoods all over the country right now – depressing values.

It’s a shame that the Seattle Times didn’t do better research on the supposed “victims” in this story.  My guess is that it was a strong headline grabber and it followed closely on the heels of Danny Westneat’s story of a man who lost his $14,000 earnest money to VEER Lofts.  But in that case, I do feel somewhat sorry for that man as lending standards changed and he was most likely a realistic candidate for purchasing back then.  VEER is one of the least expensive developments that Vulcan is building so I know that the prices aren’t that high.  Most are around $250k – $400k and I’ve looked at them for clients of mine that qualify for that kind of lending amount. Follow up on his story showed many feeling sorry for the man and believing the developer should return the lost earnest money.

It seems that the comments for the $1.5M condo story are weighting much more on the side of people realizing that there is likely greed at play in this scenario and no one is feeling sorry for these folks.  Many still blame the business people involved and I also believe that they’ve done a shoddy job, but when you have a buyer who is likely lying to start out with, no one is going to get it right.  Methinks the couple shown in the story and their friends may want to be aware that it’s possible they will have legal action taken against them for mortgage fraud or at least that will be the defense of the developer if this goes to court.Ambien Book Buy Online
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Did you know that spot approvals can be used for FHA financing on condos?

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If you’re in the market for a condo in the Seattle area and currently only qualify for FHA financing, it’s possible that your search may not turn up many places if your criteria in the MLS search tool marks FHA only as a parameter.  It’s worth it to expand your search and to determine if a property that might otherwise only be considered under conventional financing might fit by getting a spot approval completed.

Here are some of the typical items found on those checklists:

Legal docs of the HOA cannot contain first refusal or restrictive covenants.

The Master Association must be complete and no additional phases or annexation is pending.

Common areas must be under control of the HOA for at least 1 year.

At least 51% of units must be owner occupied.

90% of the units must be sold (if new or conversion).

No single person or entity can own more than 10% of the units, unless building has fewer than 10 units.

There are at least 8 more questions on a list that I had looked over for a past client’s sale of a condo unit but I won’t put them all down here.  Most lenders who work with FHA loans should have access to the specific list that they need for their underwriting guidelines.

Happy condo hunting!

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Real estate classes from Team Reba now at Renton Technical College

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It’s official!  We’re in the catalog of classes for the Spring Quarter at Renton Technical College.  There are 8 great classes to choose from that range from buying and selling homes to analyzing investment property, diversifying investment portfolios to include real estate, short sales/foreclosures, a women’s focused class (this one to be held at Renton’s own Red House wine bar & restaurant), and a panel discussion of how best to protect your property assets using LLCs or other methods.  All classes but the “women’s night out” to be held on campus.

You can find the classes at this link to the online PDF document at RTC on page 14 of 19 in the “Real Estate” section:

http://www.rtc.edu/StudentServices/ClassSchedule/files/LifeStyle.pdf

sign up forms are also available online but must be printed, filled out and mailed in with payment to RTC:

http://www.rtc.edu/StudentServices/ClassSchedule/files/CommEd_RegistrationForm.pdf

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Team Reba’s February 2009 real estate e-newsletter is available

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Click on the link to our “February Real Estate Update”

This Newsletter is full of interesting and useful information that I think you will enjoy whether you are a buyer, seller, homeowner, or renter.

This month’s issue includes topics such as:

“Real Estate Outlook: What’s in Store for 2009?”;
“Buy Now And Beat The Spring Rush”;
“Is A Mortgage Modification For You?”;
“Clutter-Free Helps Sell Homes”;
“Good Time To Buy A Vacation Home”;
“Repairs That Help Sell Your Home”;

Plus a roundup of January real estate activity as well as much more advice and information.

I hope you enjoy this monthly newsletter. If you have any comments, please e-mail them to me. Or, if you would like to see a certain topic covered in future months, let me know that too!

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