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FHA flipping rule waiver still in affect

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I am finding a lot of confusion and different interpretations when it comes to flipping homes using HUD/FHA loans. The last time I heard and read on the Federal Registrar website, was that HUD still has a waiver in place until the end of December 2014 that is applicable to all single family properties being resold after the 90-day holding period after acquisition.

There are some stipulations that are still in place even with the flipping rule waiver.

  • The property was openly marketed and was available for any type of buyer.
  • The property was not repeatedly flipped over the last 12 months
  • The transition needs to be an arms-lengths transition.

When a property is marketed for more than 20% of the current sellers purchase price there will be additional stipulations before the property can close with an FHA loan.

  • Property will need a second appraisal and the buyer is not allowed to pay for the additional appraisal. It has to be paid for by the investor.
  • Investor has to justify and prove the value of the increase in pricing by the additional appraisal and supporting documents.
  • An FHA approved inspector has to inspect the property and any needed repairs or updates need to be completed prior to closing by the investor and those repairs have to satisfy the FHA inspector.

From what I can see on my end, you still can flip a property within the 90 day period and have a FHA buyer. Just when the property is priced 20% above your original purchase price you have to jump though some extra hoops to get the property approved for the FHA.

Attached is the FHA flipping waiver ruling for your review.

When you have any questions about this or any additional Real Estate questions, feel free to contact the Settles Team.

 

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INVESTING IN REAL ESTATE BY USING OTHER PEOPLE’S MONEY

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My preferred way to invest in real estate is cash. Many investors do not have that option or they do not have enough cash on hand to finance their investment. For investors like that there are other options out there to make their real estate investment dreams happen.

I am sure you have heard the saying ”using other people’s money” to invest in real estate and that is what I am talking about. Many of you would think of using the banks or credit unions money but creative financing has been a long time a tool in the investor’s tool box. There are other ways out there to finance your investment dreams.

Keep in mind that any form of investing comes with risk and before you begin investing you should educate yourself about the different forms of financing. With any real estate transaction it is also advised to contact an experienced and competent real estate attorney and CPA.

When you have found a property to invest in, and you have already found a buyer for the property, before you closed on it you might consider doing a double closing before you get a loan. During the double closing you buy and sell the property at the same time.

Macro focused in on "In God We Trust"One of the options could be seller financing. During the closing not all of the money is collected that is due to the seller. The seller is taking a promissory note and the title is still transferred to the buyer.

Another option is to take over the seller mortgage. Where the buyer agrees in writing to make the sellers mortgage payment directly to the seller’s mortgage servicer. The mortgage servicer has to agree to the arrangement.

You also can use private money to finance your investment. With all of the restrictions that are put on a mortgage servicer for them to be able to write loans, a source of private money would come directly from wealthy investors who are looking for another way to invest their money other than a bank or the stock market.

Another form of investing is the lease option. The key to this form of financing is to already have a second lessee lined up before you finalize your original lease option agreement. This will keep your money out of the deal. How it works is that you lease the property with an option and you turn around and lease the property to another potential buyer. Both of you have the option to purchase the property for a set price within a certain amount of time. Some investors also call this having a note.

When you already have other investment property you might be able to leverage the other property to get a loan to purchase your investments. It has been very popular in the past and not so much in today’s market.

When you have any question about investing in real estate feel free to contact the Settles Team