Georgia, Florida, Tennessee, North Carolina, South Carolina and Alabama FHA 203K Advice

3 Must Ask Questions for Your FHA 203K Lender

Jonathan Blackwell -- FHA 203K Expert — Wed, 04 Nov 2009 21:15:01 -0600

There is a huge demand for FHA 203K loans in this market. That demand has prompted a lot of unqualified lenders and loan officers to attempt to grab their piece of the pie. This loan is not for rookie, it requires experience and expertise. Your choice of lenders is hugely important when pursuing a renovation loan. You need to research and you need to ask your potential lender the right questions. Here are the 3 most important questions to ask your 203K lender.

1.) How Many 203K / Renovation Loans Have You Closed?

The answer should be at least 10 minimum. As I said above, FHA 203K and Fannie Mae Homestyle renovation loans require experience and expertise. There are caveats, there are gotchas around every corner. I've closed 150 renovation loans and I still get surprised by underwriting requests.

2.) Who Services the Loan?

Who is responsible for disbursing the funds? Do they do so in a timely manner? If Bank of America is servicing the answer is no. They take months to disburse. Avoid like the plague any lender relying on them for servicing unless you want to have angry contractors knocking at your door. On streamline 203K loans the first draw should be disbursed within 2 weeks of closing. On full 203Ks and Fannie Mae Homestyle loans funds should be disbursed within one week of the draw request.

3.) Do You Offer the Full 203K or Just the Streamline 203K?

Why does this matter? I just need a streamline 203K. It matters because there are numerous items that can flip a streamline 203K to full 203k. I outline a few of the biggies HERE. If your lender only offers the baby 203K and you need to flip to the full 203K your loan is dead. Make sure your 203K lender has access to both.

Renovation loans are one of the most useful products on the market right now and we dominate our 203K market. They are not easy loans, your selection of lender is extremely important. If shop solely on rate or go for the cheapest GFE then you will get what you pay for. Choose your renovation lender wisely!

Apply for YOUR FHA 203K of Fannie Mae Homestyle Renovation Loan NOW!

Call 404-551-3845

FHA 203K or Fannie Mae Homestyle -- Which Renovation Loan Do I Need?

Jonathan Blackwell -- FHA 203K Expert — Tue, 08 Sep 2009 22:09:20 -0500

I get lots of questions about renovation loans and which one is the right a particular situation. Many people are quickly becoming familiar with the FHA 203K, but not so many know about its conforming sister the Fannie Mae Homestyle. So, when is the Fannie Mae Homestyle the right loan?

1.) Unfinshed New Construction — FHA 203K loans require a certificate of occupancy (known as a C.O.). This is a nearly impossible request on unfinished new construction foreclosures. This makes FHA 203K loans virtually impossible on unfinished new construction foreclosures. This is where the Fannie Homestyle comes into play. The Homestyle only requires homes be “substantially complete”. What does that mean? Well, it is open to interpretation, but anything with the systems in place that is at least 75% complete might be a good candidate for a Homestyle.

2.) Loans Over FHA Loan Limits — If you are over local FHA loan limits and need to do a renovation loan then your clear choice is the Fannie Mae Homestyle. In most places across the US conforming loan limits exceed those of FHA. For example, in Atlanta FHA loan limits are $346,250 while Fannie Mae Homestyle limits are $417,000.

3.) Borrowers with 10- 20% Down — FHA 203K loans have mortgage insurance for 5 years regardless of the amount you put down (30 Yr fixed rate). It is possible via the Fannie Mae Homestyle to put 20% down and to avoid mortgage insurance entirely.

4.) This is NOT My Primary Residence — FHA loans require you to occupy the residence as your primary residence. Fannie Mae Homestyle loans will allow your to renovate a residence as a 2nd home OR AN INVESTMENT PROPERTY!

5.) I Have a FHA Loan! — Already have a FHA loan? Chances are you won’t be able to get another. Look at the Fannie Mae Homestyle to renovate if this is your situation.

There are certainly more situations where the Homestyle is a more appropriate loan then a FHA 203K. Consult a knowledgeable Renovation Loan Specialist to determine what is best for your situation. We are here to HELP!

APPLY NOW FOR YOU FHA 203K or FANNIE MAE HOMESTYLE RENOVATION LOAN!!

Good Luck!!

Jonathan Blackwell

Renovation Loan Expert

404-551-3845

http://www.myfhamortgageblog.com/2009/08/fha-203k-or-fannie-mae-homestyle-which-renovation-loan-is-right-for-me/

Full FHA 203K or Streamline FHA 203K? What Does This Property Need?

Jonathan Blackwell -- FHA 203K Expert — Sat, 04 Apr 2009 18:23:42 -0500

Easy question right? Full FHA 203K over $35,000 in repair and the Streamline 203K under $35,000 in repair. Post over right? We can all go home and call it a day, right?

Sadly no. I get calls every daily from disappointed homebuyers, disappointed Realtors and disappointed loan officers who’ve had a Streamline 203K denied. Denied not because of the 203k renovation amount, denied because the scope of the work did not fall under Streamline FHA 203k guidelines.

Here are some of the biggest Streamline 203k deal killers:

1.) Termite Damage — When I worked as a mortgage broker and didn’t have access to the Full 203K this was the single biggest deal destroyer in the 203K renovation loan market. A termite letter is not required by all lenders, but it is required by some. If you live in the South and are looking to buy an older home then there’s a good shot that house has had termites at some point. Termites eat joists, they eat subfloors, they eat things that are structural in nature. Any structural damage is automatically a Full 203K, no exceptions. Be aware of this issue.

2.) Framing — Yeah, you might think taking out a wall to make the bathroom bigger is cosmetic, but you are not an underwriter. Moving a load bearing wall is structural and is not an eligible Streamline FHA 203k repair. But, but, this wall is not load bearing! Says who? Your contractor? Want to pay $400 for a Structural Engineer’s report to verify? I didn’t think so. Moving walls means you need a Full 203K.

3.) Subflooring — Yeah, I love those houses built in the 20’s as well. Problem is, those houses have settled. Your indoor putting surface will take on a new level of difficultly in most of those houses. No problem, lets level this out! Nope, not with a Streamline 203K. That is also structural, you’ll need a Full 203K for that.

4.) Landscaping, Grading, Site Amenities — The drainage is bad and the driveway sucks, I want to fix that! Sorry, not on the streamline 203K. No landscaping and no site amenity improvements are allowed. You’ll need a Full 203K for that too.

I guess you are out of luck buying that fixer upper. You’ll probably never get a loan. Your destined to be paying your landlord’s rent or hearing your upstairs neighbors playing Guitar Hero forever. Don’t throw the towel in just yet though. When you are searching for a 203K Renovation lender just make sure they offer the full 203K as well. With access to both products you can eliminate any of the potential streamline 203K deal killers you may face. Luckily we have you covered, we can even help investors renovate via the Fannie Mae Homestyle. So get out there and buy yourself a heap, we’ll fix it up for you!

APPLY NOW for your FHA 203K Renovation Loan!!

Jonathan Blackwell FHA 203K Renovation Specialist Wells Fargo Atlanta, Georgia, 30317	Work: 404-551-3845 Mobile: 404-519-5383 www.203KLoan.net

Using FHA 203K & Green Renovation to Solve the Foreclosure Crisis

Jonathan Blackwell -- FHA 203K Expert — Fri, 13 Feb 2009 20:26:27 -0600

So much of today’s existing housing stock is in the form of foreclosures. Many of them aren’t livable and have been vacant for some time. What if we could get a movement going to help take these properties and provide affordable green renovations for buyers in need through FHA 203K renovation loans? Not only are you fulfilling the mission of FHA 203K, to restore and preserve America’s existing housing stock, but you are also incorporating money and energy saving green improvements into those homes. I’m not talking about solar panels and wind turbines here; I am talking about simple and affordable 203K streamline improvements like EnergyStar windows and appliances, low flow toilets and showers with on demand water heaters. Not only would these kind of improvements benefit the planet, but they would also help the low to moderate income home buyers save on their monthly energy bills. That makes their mortgage more affordable, lessens the likelihood they default on their mortgage and helps restore the integrity and quality of the neighborhood by ensuring that its homes are in good condition and OCCUPIED!

With the passage of the stimulus bill today there is a very important allocation that can further this goal...

In negotiations between House and Senate leaders, the $5.2 billion the House had earmarked for community development block grants and a neighborhood stabilization program was also slashed to $3 billion. Of that, $2 billion is earmarked for the neighborhood stabilization program, which helps states, local governments, and nonprofits purchase and rehabilitate foreclosed, vacant properties.

Why can we not use this provision to provide reduced FHA 203K downpayments to homebuyers buying foreclosures throughtout out the US? We can put a simple stipulation that to qualify you must renovate that foreclosure with energy efficient improvements. Why are we not doing this? This is a simple, yet effective, way to kill two birds with one stone. I suggest we all contact our local governments and request that we use this tactic to bring our housing market out of the current funk. With FHA 203K and simple green renovations we can solve two problems at once.

Jonathan Blackwell FHA 203K Renovation Specialist Wells Fargo Atlanta, Georgia, 30317	Work: 404-551-3845 Mobile: 404-519-5383 www.203KLoan.net

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FHA 203K Renovation Financing -- FAQ

Jonathan Blackwell -- FHA 203K Expert — Wed, 11 Feb 2009 15:43:40 -0600

Turning a house into a dream home - that is the power of FHA 203K renovation financing. From extra bedrooms to a kitchen update, a family room to a luxurious master bath, from a modest expansion to full on ground up remodel, FHA 203K renovation financing offers homeowners a cost effective way to fulfill their unique vision.

This article will explore some of the most frequently asked questions of this sometimes misunderstood loan program.

Q: What is the minimum down payment on a FHA 203K loan?

A: 3.5%, but you can put down as much as you like. The down payment can come from cash on hand, gift from a family member or from your 401K.

Q: I want to do my FHA 203K renovations myself. Can I?

A: Sometimes. On very simple renovations with a low dollar amount you may be allowed to do the work yourself if you are trained to do so. However, on any substantial renovation we will require a General Contractor. You can read more HERE

Q: Can I use FHA 203K to renovate a condo?

A: Yes, but restrictions apply as to the number of units in each building. FHA also has other guidelines on condo complexes. If the condo is eligible you will only be able to do interior work. All in all, condo's are tough to get approved.

Q: Can I be reimbursed for materials I purchase outside the work listed on the initial FHA 203K write-up?

A: No. Your 203K renovation escrow amount is established before the loan closes. In some rare cases you can request a change order after your closing to fix an issue that came up during the 203K renovation process. Be aware, however, that you must do this PRIOR to completing the work. Generally, any work performed outside the scope of repair as listed on the bid when your loan closed will be your responsibility to fund.

Q: Do I need a home inspection?

A: Yes! You should get a home inspection on the purchase of ANY home. The inspection will help ensure our 203K loan doesn’t encounter any unexpected problems during the renovation process.

Q: Can I get money before the 203k renovation begins?

A: There are no 203k upfront funds disbursed at most lenders with the exception money to order flooring, cabinetry and windows and other like materials that can sometimes take time to deliver and require an upfront deposit. For this reason we recommend your FHA 203K contractor have a line of credit so they can begin work immediately. You can read more about the contractor selection process HERE.

STAY TUNED for Part Two of my FHA 203K renovation financing FAQ.

APPLY NOW for FHA 203K Financing!

Jonathan Blackwell FHA 203K Renovation Specialist Hometown Lenders Atlanta, Georgia, 30317	Work: 404-551-3845 Mobile: 404-519-5383 www.203KLoan.net

Original post can be seen on America's #1 FHA Resource, MyFHABlog.com

http://www.myfhamortgageblog.com/2009/02/fha-203k-renovation-financing-faq-part-one/

5 Easy Energy Efficient Improvements You Can Make with FHA 203K

Jonathan Blackwell -- FHA 203K Expert — Tue, 20 Jan 2009 14:38:55 -0600

Original post just up at GoGreenWithFHA.com -- dedicated to green renovation financing through FHA 203K and Fannie Mae Homestyle loans!

5 Easy Energy Efficient Improvements You Can Make with FHA 203K

Times are tight and homeowners nationwide are looking for ways to lower their monthly energy bills, make their homes more efficient and do their part in creating a cleaner & greener planet earth. In the past we have shown you how to finance your improvements with FHA 203K financing, now we want to expound on how to use FHA 203K loans to potentially save yourself hundreds of dollars or more on your annual energy bills.

1. EnergyStar Appliances.

Replacing your appliances is an easy and affordable way to save 20%+ of your monthly energy bill. EnergyStar appliances are widely available and comparably priced to their less efficient equivalents. There is NO reason not to have them in your house.

2. Insulate, Insulate, Insulate…

Effective insulation slows the rate that heat flows out of the house in winter or into the house in summer, so less energy is required to heat or cool the house. Choosing the RIGHT contractor for your renovation can help you make sure your house is properly insulated. If your house has no wall insulation, and it has more-or-less continuous wall cavities (such as conventional stud walls), blown-in insulation can greatly improve your comfort and save enough energy to be very cost-effective. If your attic is unfinished, you can often look to upgrade your insulation there as well.

3. Improve Your Water Efficiency.

I don’t want to delve too deep into wasting water since I have already done that on a previous post. So, in an effort to avoid redundancy and save myself some time I’ll just direct you there and you can read the multiple ways you can reduce your water consumption. Savings by the Gallon With FHA 203K…

4. Replace Those Drafty Windows.

If your windows are old and leaky, it may be time to replace them with energy-efficient models. Windows are not huge energy losers, accounting for no more than 20% of a homes typical loss, but if you are replacing windows for other reasons then energy efficient windows are a no-brainer. Typically, EnergyStar windows cost no more than $15 more per window than their less efficient cousins.

5. Dump the Older Furnace.

If your furnace was built before 1992 and has a standing pilot, it probably wastes 35 percent of the fuel it uses. We recommend early replacement with a “condensing furnace” with annual efficiency of at least 90 percent. This type of furnace wastes no more than 10 percent of the natural gas you buy, and may save you as much as 27 percent on your heating bill.

All 5 of these easy renovations are allowable under FHA 203K & FHA 203K Streamline guidelines!

Jonathan Blackwell FHA 203K Renovation Specialist Hometown Lenders Atlanta, Georgia, 30317	Work: 404-551-3845 Mobile: 404-519-5383 www.203KLoan.net

Looking to Purchase a Foreclosure & Renovate with FHA 203k? March & April Should Be Good Hunting.

Jonathan Blackwell -- FHA 203K Expert — Thu, 08 Jan 2009 21:53:35 -0600

The Fanne & Freddie foreclosure freeze is up tomorrow. I expect foreclosure numbers to be big for the next 6-12 weeks. If you are looking to grab a deal then get geared up because we should see foreclosure inventory numbers increase nationwide. The deals have been there and will continue to be there. The best ones are the properties that need work. With rates at all time historic lows, with the tax credit still in play and with huge inventories now is the time to purchase and renovate with FHA 203K Financing. We're seeing 20%+ equity on most of our 203K deals, the time to strike is now. Rates are in the low 5's with no discount points.

Investors, we have your rehab financing as well. NO MONEY DOWN for the most qualified buyers.

Give us a call, don't miss this window. We'll find you an expirenced REO / HUD Realtor, we'll giving you the financing, we'll give you knowledgable and affordable contractors and you'll reap the benefits. Nobody knows more about renovating foreclosures than we do. Period.

Jonathan Blackwell

FHA 203K Loans

404-551-3845

Focus on Green Building Materials -- Eco Friendly Paint

Jonathan Blackwell -- FHA 203K Expert — Wed, 24 Dec 2008 10:21:48 -0600

I’m sure you’ve been to the neighborhood Home Depot and seen the infinite collection of paint choices. Selecting the right kind of paint can seem daunting and it is important to remember all paint is not created equal when it comes to being eco-friendly.

Problems with Traditional Paint

According to the EPA, the concentration of pollutants inside your home is several times that of the great outdoors. The reason is quite simple, lack of proper ventilation. Obviously, the most dangerous time for you, your children and your pets is during the painting process and the few weeks after the painting has been applied. Traditional paints contain airborne chemicals known as VOC’s. VOC’s can headaches, fatigue, dizziness and possibly even cancer or heart disease. These concentrations are strongest when paint is fresh, but can linger around your house for years.

Eco-Friendly Paint Solutions

Low VOC Paints — Due to environmental regulations and increasing consumer demand, paint companies have developed new house paints that emit little or no VOCs. This is achieved by using water as a base instead of traditional, petroleum-based oil solvents. Low VOC paint is now widely available at most hardware stores with prices comparable to more traditional paint.
Natural Paints — A natural paint does not contain heavy metal or any VOCs. Natural paints and wood finishes are often composed of natural plant dyes, oils, and waxes. There are various forms of natural paints on the market, including clay and milk based paints. These natural paints still have a ways to go as they tend to be more expensive and less durable than traditional paint.
Lime Wash — A reasonably inexpensive green alternative to traditional paint is lime wash. Limestone, a calcium-based mineral, is combined with water to form a simple, natural paint that is the basis of all whitewashes. Lime wash can be used indoors or outdoors and forms a unique, glowing finish that comes in a variety of colors.

As you start to tackle your next renvoation project consider all your paint options and how they fit into your plan. Eco-friendly paint is just one step in making your renovation green. I encourage you to read all of the “focus on green building materials” posts before you get started. Also visit our FHA 203K Renovation site to learn how to finance your next green renovation with 203K Financing or a FHA Energy Efficient Mortgage

Focus on Green Building Materials — Terrazzo

Focus on Green Building Materials — Bamboo

Focus on Green Building Materials — Reclaimed Exotic Hardwood

View my original article at:

http://www.gogreenwithfha.com/2008/12/focus-on-green-building-materials-eco-friendly-paint/

FHA 203K Renovation Loans -- Choosing Your Contractor

Jonathan Blackwell -- FHA 203K Expert — Mon, 22 Dec 2008 22:08:30 -0600

Contractor selection is absolutely vital to a successful 203K loan process. I recommend at least three bids for 203K financing. Here's what to look for when selecting your 203K contractor:

Are They Properly Licensed ?

To complete a FHA 203K renovation in Georgia the contractor MUST be licensed by the state. You can verify their licensing via the Secretary of State's website. If they aren't listed then they need to be replaced. Georgia has strict new rules on contractor licensing that went into effect July 1st, 2008. If contractors have not met these licensing guidelines, not only will your 203K contractor have a tough time pulling permits, but you loan likely will not make it through underwriting in the first place. Don't be fooled by tax certificates and county business licenses, for your FHA 203K loan these are not sufficient. Alabama, Tennessee, Florida, Maryland, North Carolina, South Carolina, Virginia and most other states also have similar licensing requirements. Individual state licensing requirements are generally posted on the Secretary of State's website for your specific state.

Are They Properly Insured?

They should have at least $1,000,000 in general liability and meet any other requirements required by the state in which you are doing your 203K financing.

Do They Have References?

You should check at LEAST 3 references before allowing contractors to work on your 203K projects. We suggest you do the same & find out what past customers have to say about the quality of the work along with how fast they completed it. We also require 3 banking references to find out...

Do They Have a Line of Credit?

The reason we want our FHA 203K contractors to have a line of credit is so they can begin work immediately after closing without having to wait for the first draw. While some lenders will allow for disbursements at close for upfront costs incurred by the contractors, others will not. In some cases it can take 3 weeks to get that first draw. The easiest way to avoid any delays is to make sure they can start work immediately and can pay for it by using their line of credit.

Contractors can be one of the biggest issues with your FHA 203K loan in the hands of a loan officer inexperienced with the product. Since we are FHA 203K experts and close multiple FHA Renovation Loans in Georgia, Florida, Alabama, Tennessee and Virginia every month we have experience in dealing with and choosing the right contractors. We got our experience the hard way and have seen nearly every contractor trick in the book (to the good contractors out there don't take offense, I love you). For more information on FHA 203K Loans give us a call at 404-551-3845 and we'll be more than happy to guide you through the process. Whether it be a renovation of that fantastic foreclosure deal down the street or upgrading your current residence, we can help!

Jonathan Blackwell

404-551-3845

EMAIL

Green Renovation Lending & Advice

FHA Down Payment Increase Got You Down? You Might Want to Read This!

Jonathan Blackwell -- FHA 203K Expert — Thu, 18 Dec 2008 17:14:52 -0600

The Housing & Economic Recovery Act of 2008 made quite a few changes to the mortgage industry, but none so important to home buyers looking to purchase in Atlanta with a FHA loan as the revision to the FHA required down payment and how it is calculated.

Beginning Jan. 1st, 2009 the down payment requirements for Georgia FHA Loans will increase from 3% to 3.5%. You might be thinking, big deal freaking deal. It's a whole 1/2 a point increase. However, the rule changes don’t stop there. The current FHA guidelines allow you to include a portion of your closing costs along with your appraisal fee into the 3% requirement. The new FHA guidelines prohibit that. That .05% is looking a little bigger right?

What you might not know is that FHA 203K Renovation Loans, along with FHA 203H (loans for disaster victims) and FHA Energy Efficient Mortgages are NOT INCLUDED in the new down payment requirements!

That's right, it requires more down payment on a straight FHA Purchase than it does a FHA 203K Renovation Loan! Tha means you can renovate (hopefully renovate GREEN) for less money down than if you bought the house with a traditional FHA loan.

Get the full scoop and a whole lot more expert FHA advice at MyFHABlog.com, the #1 source for FHA info anywhere on the web.

UPDATE 01/06/09 -- FHA MAY BE CLARIFYING THIS RULE AND REVERSING COURSE FROM THE PREVIOUSLY ISSUED MORTGAGEE LETTER BY REQUIRING 3.5% DOWN ON FHA 203K. STAY TUNED!

Amazing New FHA Mastermind Blog -- MyFHABlog.com

Jonathan Blackwell -- FHA 203K Expert — Mon, 15 Dec 2008 21:44:10 -0600

I am extremely excited about being able to participate on MyFHABlog.com! To be allowed to write alongside the most astute group of loan officers in the US is a real honor. Mark Madsen, the brains behind the project, knows FHA and internet marketing as well as anyone I have ever met. Not to mention guys like;

Fred Chamberlin

Tim Storm

There are so many more experts writing for this blog I can't mention them all, but they all know their business. Realtors, consumers, and other loan officers need to visit MyFHABlog.com and subscribe to the RSS feed and get a full dose of the most knowledgeable and up-to-date FHA information available anywhere on the web. I encourage everyone to help support our effort to provide accurate and honest FHA advice, to provide transparency to mortgage lending and to encourage home ownership nationwide. Check out my Georgia & Alabama FHA advice. If you aren't from Georgia or Alabama look up your local lender and find out what they have to say about your local FHA market.

Going Green With FHA 203K Financing

No Money Down? No Problem With FHA or USDA Loans

FHA Loan Limits in Georgia Set to Decrease in 2009

How to Purchase & Renovate for $100 Down with HUD & FHA 203K

Savings by the Gallon with FHA 203K Loans

Choosing Your Georgia FHA 203K Contractor

I also encourage everyone to visit Mark's Active Rain page and subscribe to his feed, follow him on Twitter and otherwise wait for whatever he has to say. You'll like it as much as the rest of us do.

Jonathan Blackwell

Hometown Lenders

Georgia FHA 203K Loans

404-551-3845

Save by the Gallon with a FHA Green Bathroom Renovation

Jonathan Blackwell -- FHA 203K Expert — Wed, 19 Nov 2008 17:03:17 -0600

Check out this post and more @ GoGreenWithFHA.com the leader in Green Renovation Financing!

http://www.gogreenwithfha.com/2008/11/save-by-the-gallon-with-a-bathroom-remodel/

Save by the Gallon with a Green Bathroom Renovation

Everyone in Georgia (and the rest of you folks for that matter) know that water consumption has become a big issue. One look at my wilted lawn last summer and you know that we don’t enough to go around. However, we can change that next time we tackle a FHA 203K Renovation project with a few simple changes to the biggest water guzzler of them all, the bathroom.

From toilets to tubs, we use around 60% or our household water supply in the bathroom. Don’t fret though there a few simple changes we can tackle that can dramatically reduce that consumption

Inefficient Toilets — Toilets guzzle nearly 27% of your household water supply every year. Older homes often have toilets that average nearly 3.5 GALLONS PER FLUSH! If you haven’t updated that old toilet I suggest you get hopping as newer low flow toilets consume less than a third of that outdated guzzler you have now. In fact, if you toilet is using more than 1.6 GPF then it is time to make a change.

Wasteful Showers — Although not as bad as toilets, showers can also be huge water wasters. Some fancier systems with multiple heads can actually burn through 80 gallons per minute. Federal guidelines for a single head shower require 2.5 gallons per minute or less, but you can take it even further and get one of Delta’s new H20 Kinetics head that only use 1.6 GPM.

Water Heaters — American households waster an average of 6.35 gallons of water per day waiting around for the water to heat up. Wait no more however and get yourself a tankless on demand water heater to have instantly hot water. Check for your individual state, but you might just get a tax credit for purchasing one.

Faucets — Finally, while you are making all the other water saving changes you might just want to go ahead and increase efficiency at the faucet as well. Most faucets run about 2.2 GPM or less, but newer models may just use a paltry 1.5 GPM.

Ready to stop wasting all that water? If you are short on cash (and who isn't right now) for those renovations contact us for an FHA 203K Green Renovation Loan and we can take care of that bathroom, along with those old energy wasting windows and appliances while we are at it! Don't wait for $4 gas before you decide that maybe "green" is a good idea. "Green" is always a good idea.

Jonathan Blackwell

404-551-3845

FHA 203K Financing

Purchase & Renovate with FHA 203K Renovation Loans

Jonathan Blackwell -- FHA 203K Expert — Mon, 03 Nov 2008 18:51:30 -0600

I have written many articles on the beauty of FHA 203K renovation loans and how they can be used to take advantage of this market with minimal cash investment. There's no doubt, my secret is out and FHA 203K has become a big hit nationwide. Why not? The simplicity, the cost, the great fixed rate and the low down payment make them quite possibly the BEST loan on the market right now. What other loan allows you to walk into 20+% equity in a down market with only a 3% down payment? If you answered none then you are correct. So, you might have missed my other post and articles and are wondering how does this work? How can FHA 203K renovation loans work for me?

First step is to call or click our Renovation Advisor to get pre-approved. You need to know how much house you can afford BEFORE you step into the market. Not only will it ensure that your loan closes when it is supposed to with no surprises, but it serves as a guide for when you make your offer. You also need an experienced loan officer working with you on this transaction as FHA 203K loans have a few caveats that can trip up an inexperienced LO

Second step is to get a knowledgeable Realtor with renovation loan experience. Many of my referral partners used to work mainly with investors who renovated homes. They already know how to look at a property and determine a ball park figure for how much work it will need. They also know which comparables to select to determine after repair value. If you need the guiding hand of an expert Realtor simply CLICK HERE and we will guide you on the questions to ask and what to look for. ActiveRain is a GOOD start!

Thirdly, with the help of your Realtor, locate a property that needs work. To get the best deal find one that doesn't meet current guidelines for traditional FHA financing. Why? Well, with the tightening of lending guidelines over half the market share is now traditional FHA 203B financing and if you choose a property that is not eligible than you have effectively eliminated half the potential buyers for that property. Obviously, the laws of supply and demand working the way they do you have just increased your chances of getting a good deal.

Finally, you have located the property and have it under contract. Now you need a top notch general contractor to help you make the most out of your renovation dollar. Personally, I use a Realtor with GC experience since that ensures that even before you get a detailed itemized bid your initial estimates will be pretty close to the final sum. Also general contractors need to be licensed and insured. They should also have a line of credit to work off of so they don't have to wait to get started on the work.

Since I almost exclusively do FHA 203K loans, we have all of the pieces in place to make the process not only easy, but also profitable as well. We have a network of Realtors, Appraisers, Contractors and Architects all working together to create the best possible experience for you. The process is working too and we have some extremely happy home buyers walking into properties with 20-40% equity from the day the renovations are finished.

Jonathan Blackwell

www.203KLoan.net

www.AtlantaHomeLoans.net

404-551-3845

USDA Rural Home Loans -- Last Loan Standing to 100%?

Jonathan Blackwell -- FHA 203K Expert — Thu, 09 Oct 2008 11:28:12 -0500

And then there was one. With the recent struggles in the mortgage and housing industries the availability of true no down payment programs have all but vanished. All, but vanished except for a formerly little used program offered by the US Department of Agriculture and their Rural Housing Division. I say formerly because use of USDA has nearly tripled in the past year.

USDA Rural Housing Loans have been around for a while, but with all the easy money out their they were often ignored by home buyers and mortgage lenders alike, but no more. As the one of the last remaining first lien programs allowing for 100% financing I expect their use will continue to rise in the next couple of years.

Created to foster development in America's lesser populated areas, The USDA Rural Housing program is actually quite strong. Beside the 100% (102% with the funding fee) aspect they also have NO mortgage insurance. Like FHA, they offer flexible credit qualifying, reasonable debt to income ratio allowances, and strong fixed rates. In some cases may even be able to finance renovations and upgrades into the loan. That foreclosure down the street with a little damage? Yeah, you just might be able to get money to purchase it and to repair it!

There are a few caveats to USDA Home Loans however. For one you need to live in an area that is low population density. Secondly, there are some income restrictions as well based of a percentage of what HUD has determined the median income level for your area to be. Don't let either of those requirements scare you though, they are more generous then you might think.

If you have questions on whether a property or your income will qualify under USDA Rural Housing guidelines then click on the link below and we will look it up for you. In the meantime, keep that down payment in the bank and get out there and find you a house.

Jonathan Blackwell
Hometown Lenders
USDA 100% Home Loans
FHA 203K Renovation Loans
404-551-3845

Why a Renovation Loan is Better Than a HELOC!

Jonathan Blackwell -- FHA 203K Expert — Wed, 08 Oct 2008 15:52:23 -0500

Reason #1 -- Have you shopped for HELOC's lately? They have gotten way more difficult to find at a reasonable loan to value. The people who used to buy them in the secondary mortgage market have stopped because they are poor performing assets in a declining market. For that reason many of the major banks are completely out of the HELOC market. They don't offer them at all any more and if they doyou have to worry that they will cut the LTV at anytime if they decide you are in a declining market. Many homeowners have come to me with unfinished projects because major banks denied access to their credit liens with little notice

Reason #2 -- Renovation loans are based on AFTER REPAIR VALUE with an appraisal that is "subject to" the repairs being made. HELOC's don't consider the value of your home when the repair is finished, renovation loans do.

Reason #3 -- Renovation loans are first lien mortgage products. You only have ONE loan! Gone are the days of making two mortgage payments. One payment goes to one lender. Easy and convenient.

Reason #4 -- Moving to a different home that needs repair? Good luck getting a first mortgage let alone a second to renovate. Lenders of traditional loans will not lend on homes in disrepair, but renovation lenders are not concerned with the current condition of the property. Renovation lenders are only concerned with the after repair condition of the property.

In this market there is no better loan than the FHA 203K renovation loan if you are considering purchasing the foreclosure down the street or renovating your current residence. One loan based on after repair value at an affordable fixed rate. FHA 203K loans were built for this market.

Jonathan Blackwell
Renovation Loan Specialist
Hometown Lenders
jonathan.blackwell@hometownlendersllc.com
http://www.203KLoan.net
http://www.GoGreenWithFHA.com
404-551-3845

FHA 203K Renovation Loans for Realtors

Jonathan Blackwell -- FHA 203K Expert — Mon, 22 Sep 2008 11:55:00 -0500

I have written a lot about FHA 203K Renovation Loans over the past few months and have received a great response from both consumers and Realtors about the product and how to use it. Most of those articles and blog posts were geared to the consumer, but not this one. Realtors, this one is for you!

Step 1 -- Locating the Property

When you are property hunting with your clients you need to keep a few things in mind. First, is the scope and type of renovation that property will need. If the property requires a major rehab be aware that the process of getting that loan into submission will take a good bit longer. For renovations over $35,000 or with anything structural (like removing walls or whole additions) you add a few more steps to the process which lengthens the process quite a bit. There is a specific flow that has to be followed on the full FHA 203K and it normally looks like this:

Home Inspection
Meeting with FHA Consultant & Consultants Write-Up
Meeting with Architect & Architectural Drawings
Architectural Drawings Provided to Contractor for Contractor Bids
Contractor & Consultant Work to Match Renovation Costs
Final Contractor Bid & Drawings Provided to Appraisal for After Repair Value (or Subject To) Appraisal.

Not until each one of those steps has been completed can submit the loan. As you can say, that is a lot of third party stuff which can put a drag on the process. If you want to shorten the process then you will need to look at properties that need only cosmetic work that will total less than $35,000 which will qualify for the FHA 203K Streamline. On the Streamline 203K the process is more manageable, it looks a little like this:

Home Inspection
Contractor Bids
Final Contractor Bid to Appraiser for ARV Appraisal

On that scenario you don't need a consultant or an architect, that speeds up the process quite a bit. As always, on any FHA 203K loan, the lender is not concerned with the current condition of the property only the after repair condition.

Step 2 -- Making the Offer

When you make the offer on a property that needs renovation financing it is important to ask for extra contingency periods to allow for time let the Home Inspector, FHA Consultant (if required) and Contractor do their things. I usually ge my Realtors to try for 21 days so we can make sure all the numbers work together.

If you are doing the full 203K then the contract period will need to be 60 days most likely, if doing the Streamline 203K then 45 will usually work. As ALWAYS consultant your lender before making an offer to determine how long they will need.

As with any FHA loan, the FHA 203K will require some specific disclosures that will need seller signatures. They should be presented during the offer process. You also need to indicate that you are using FHA 203K financing.

Step 3 -- Under Contract

On a FHA 203K transaction you may need to be available a little more than you normally would to let the buyer into the property. On typical transactions you may just need to be available for the home inspection, but on 203K transactions you'll have contractors and possibly FHA consultants and architects to let in as well. All of these things need to be done as fast as possible so the loan can close on time. Let me say from experience that it can sometimes be a tedious task getting contractors to complete the needed paperwork after they walk through. The quicker you can get them into to do that walkthrough the better.

Step 4 -- Loan Submission & Approval

Hopefully, you won't have much to do for a couple weeks while the lender gets the loan clear to close. There are a lot of details to coordinate for us when we submit the loan and sometimes we may call for you help with getting a slow contractor to turn in some paperwork. Two people nagging is always more successful than one!

Step 5 -- Closing

Closing is just as it would be on any other transaction. You'll get your paycheck as will I. We DO NOT have to wait until the renovation is complete and all the back end work will be handled by the company servicing the loan.

I know that some Realtors (and some loan officers as well) don't like FHA 203K process because it is a little more complicated, a little more work and takes a little more time. However, on quite a few of my transactions the home buyer is walking into 20% or more equity with only 3% down. That makes for a HAPPY home buyer and happy home buyers make for referrals. They understand the effort that we put in on that transaction for them and they will reward us for our hard work. You'd be surprised how eager home buyers are to talk of their success in creating a ton of equity in what all their friends think is a down market. You'll be getting calls in no time from them wanting to do the same exact thing!

Jonathan Blackwell

404-551-3845

203KLoan.net

FHA 203K Alternative -- The Fannie Mae Homestyle

Jonathan Blackwell -- FHA 203K Expert — Mon, 15 Sep 2008 11:39:35 -0500

Let me start by saying I am a big fan of the FHA 203K. I do a lot of them. However, in some cases you may need to go in another direction on your renovation loan. That's where the Fannie Mae Homestyle comes in.

The first, and most obvious, reason to go with the Homestyle is because your loan exceeds FHA loan limit guidelines. FHA loans are limited in size and the amount you can borrow varies from county to county. Here in Metro Atlanta we are capped at $346,250 for single family residences. You can exceed that number slightly by making energy efficient improvements, but for the most part if you go over that limit you'll need to look at the Homestyle which will allow you to borrow up to $417,000 (in Atlanta but more in higher priced cities).

The second reason is that the Homestyle will allow you to renovate vacation homes and investment properties where the FHA 203K is primary residence only.

Another reason to check into the Fannie Mae Homestyle is that they are sometimes a little cheaper than a FHA loan. They lack the up-front mortgage insurance that FHA requires and, at some lenders, carry a little better rate than the full 203K. With that said, if your renovation exceeds $15,000 in repair it will require a consultant to manage the draw process. That number is $35,000 for FHA. So that is something that you'll need to consider when determining cost.

The one caveat to the Fannie Mae Homestyle is that they are harder to qualify for than the FHA 203K. In most cases if you are below a 700 FICO then the choice between a FHA 203K loan or the Fannie Mae Homestyle has just been made for you. Regardless, if you are looking at renovation loans know that the Homestyle is out there and may better suited for some borrowers depending on your individual situation.

Jonathan Blackwell

404-551-3845

203KLoan.net

GoGreenWithFHA.com

Focus on Green Building Materials -- Terrazzo

Jonathan Blackwell -- FHA 203K Expert — Thu, 04 Sep 2008 13:44:16 -0500

Second part in my Focus on Green Building Materials. The original post can be seen at:

http://www.gogreenwithfha.com/2008/09/focus-on-green-building-materials-terrazzo/

Terrazzo, used by the ancient Romans, is one of the oldest building materials on earth. It’s use was one part functionality and one part beauty. However, it has fallen back in favor recently due to the demand to reuse and recycle materials that once might have been discarded

Originally created by Venetian construction workers as a low cost flooring material, the workers used marble chips from upscale jobs to create Terrazzo. The workers would usually set them in clay to surface the patios around their living quarters. Now construction workers have expanded the use of Terrazzo from just marble chips to materials using glass, granite and other recyclable materials.

One of the most popular Terrazzo surfaces is made from recycled glass and cast concrete. The glass used is both post consumer as well as post industrial. The final product contains 80% to 95% post-consumer recycled content, and as such, relies on the material being produced and consumed in the first place. Terrazzo is as durable as granite and less porous than marble which makes for a long lasting AND beautiful green addition to your home.

As always when selecting green building materials, look for local manufacturers to reduce transporation based pollution cost.

Head to GoGreenWithFHA.com for more tips on green renovations and how we use FHA 203K Renovation Loans and FHA Energy Efficient Mortgages to finance them!

Jonathan Blackwell

404-551-3845

Focus on Green Building Materials -- Bamboo

Jonathan Blackwell -- FHA 203K Expert — Fri, 22 Aug 2008 17:41:46 -0500

Part one in my focus on how to green your house during a renovation. Originally posted on my Green Renovation Blog that can be found at http://www.gogreenwithfha.com/2008/08/focus-on-green-building-materials-bamboo/

Stay tuned for more green renovating tips and tricks!

Bamboo flooring has become hugely popular in recent years for a couple of reasons. First, it is good looking flooring, but second it is also an easily renewable resource that takes less than 5 years to grow to maturity. When you compare that to the 50-100 years that traditional hardwoods you can see why bamboo has potential. Bamboo is affordable to boot costing around $2 to $2.5 per square foot. Compare that to traditional hardwoods which are often double that and you can get some beautiful eco-frienndly flooring at more than reasonable price.

One thing to consider when purchasing bamboo for your home is where it was produced. Most bamboo is produced in Asia and shipped to the US. In my opinion that is far from green due to the pollution created during the transport. However, there are some local US producers of bamboo. They should be your first choice in bamboo providers. If you can’t find a local producer make sure and ask your distributor if they do carbon offsets for the bamboo they ship from Asia. Check out GoGreenWithFHA.com for more Green Renovation tips and how we are using FHA 203K Renovation Loans and FHA Energy Efficient Mortgages to finance them

Jonathan Blackwell

404-551-3845

FHA 203K Renovation Loans

FHA 203K -- The Complete Guide

Jonathan Blackwell -- FHA 203K Expert — Fri, 15 Aug 2008 23:22:45 -0500

How Do FHA 203K Loans Differ from Traditional FHA Loans?

Most mortgage financing plans provide only permanent financing. That is, the lender will not usually close the loan and release the mortgage proceeds unless the condition and value of the property provide adequate loan security. When rehabilitation is involved, this means that a lender typically requires the improvements to be finished before a long-term mortgage is made. In the current market many of the numerous foreclosures sit on the market in disrepair due to vandals, theft and neglect. To lenders of traditional loans those properties are considered poor collateral that they’d prefer not to lend on. However, for FHA 203K loans the loan is based on after repair value and includes an escrow account to complete the repairs needed to bring the house to a condition that lenders prefer. That means that the current condition of the property is not as important as the condition of the property once the renovation is complete. This provides an outlet to purchase dilapidated properties, many of which have spent extended periods on the market due to the lack of availability to traditional financing, and solves the problem that most lenders face when dealing with property in disrepair. What this means to the home buyer is generally a significant discount to “as-is” value and, quite often, a fantastic deal on a house.

How Can FHA 203K Loans Be Used?

FHA 203K renovation loans are used in three different ways:

1. To purchase an existing home (and the land attached to that home) to renovate it.
2. To payoff existing debt on a current residence and renovate it
3. To purchase an existing home with the intent to move it to a new piece of land in a more preferred location.

The eligible improvements allowed on FHA 203K loans are numerous and extensive. About the only thing HUD frowns on are luxury improvements that are not going to be a permanent piece of the property. That means your plans for a hot tub with a 42′ inch plasma TV and a built in beverage cooler are not going to fly past the underwriter most likely. Here are just a few of the common and not so common things FHA 203K borrowers use the versatile loan for:

1. New freestanding appliances
2. Bathroom remodels
3. Master bedroom remodel
4. Upgrading HVAC
5. Adding energy efficient improvements
6. Wells and septic repair and upgrades
7. New siding
8. Interior painting
9. Exterior painting
10. Attic build-outs
11. Waterproofing the basement
12. Creating a media room
13. Adding a 2nd floor
14. Total renovations
15. Finishing the basement
16. Bedroom additions
17. Neck deck / patios
18. New hardwood flooring
19. New doors and windows
20. Upgrading plumbing and electrical
21. Opening up the floorplan
22. New granite countertops
23. Vaulting the ceilings
24. Going GREEN! Read this website for tips HOW!
25. New fixtures for bathtubs, sinks and kitchens
26. Making a house handicap accessible
27. Getting a condo or house ready for a new college student
28. Solar panels
29. Low flow toilets and shower heads
30. Creating a new master bedroom area
31. Much, much more…

What is the FHA 203K Loan Process Like?

One of the biggest misconceptions about the FHA 203K loan process is that it is hard and time consuming. It is only hard if your loan officer is inexperienced with the process. As far as being time consuming, whenever you involve third parties like architects and contractors you increase the amount of time a loan takes to close. However, on most renovations their is no reason the process cannot be completed in 30-45 days from start to closing. To get a true understanding of the process you need to understand there are two different kinds of FHA 203K loans:

The easiest and quickest version is the FHA 203K Streamline. This loan is for repairs under $35,000 that do not involve any kind of structural renovations. For Streamline FHA 203K’s you will have two draws. Generally, the lender will release 50% upfront and 50% when the work is completed. On most of these the lender will require a final inspection to make sure the work is complete, but on some of the simpler renovations you can provide receipts showing materials have been purchased and that will be sufficient.

On the full FHA 203K, loans exceeding $35,000 or involving structural repairs, the process becomes slightly more complicated. Many times on these when you are doing more extensive repair you will need to involve an architect and get architectural drawings so the contractor bids and appraisal are accurate. You will also be required to have a HUD approved 203K consultant that will help determine repairs and administer draws. On the full FHA 203K loans the process often looks like this:

1. Contact lender for pre-approval
2. Locate property & make offer — offer should indicate loan is a FHA 203K & include basic FHA disclosures**
3. Offer accepted
4. Home inspection
5. FHA 203K consultancy
6. Architectural drawings
7. Contractor bids & contractor selection
8. Appraisal
9. Loan submission & underwriting
10. Underwriting conditions cleared
11. Loan closing
12. Repair begins
13. Final inspection / Title Closeout

***Notes on the offer — Realtors should try and include as much contingency period as possible so that the borrower and the loan officer can get the home inspection and get preliminary numbers on work required and after-repair value. This insures that the numbers will work and that home buyer earnest money is not at risk.

Obviously, the process can vary from loan to loan, but the basic process remains the same.

End Result

The end result of any process can rarely be guaranteed, but when done correctly on a purchase loan with an experienced loan officer and knowledgeable Realtor home buyers can successfully use a FHA 203K loan to create a custom designed home with substantial equity from day one. They can use this loan, especially in this market, to solidify their future and create personal wealth. On a refinance home buyers can successfully fix those little nagging problems around the house and make those upgrades they have talked about for years. They can do so all in a low fixed rate government backed mortgage. If done correctly FHA 203K loans are one of the absolute best and most useful loan products on the market.

Jonathan Blackwell

404-551-3845

http://www.gogreenwithfha.com/2008/07/fha203kloans/

How to Save Money With Green Renovations

Jonathan Blackwell -- FHA 203K Expert — Fri, 15 Aug 2008 23:19:19 -0500

Spurred by corporations and consumers with an eye on the bottom line, the green building industry grew from $7 billion in 2005 to nearly $12 billion last year. The reason for the growth is economics, building green saves money.

Many homeowners who undertake green renovations aim to improve energy efficiency. As they should, it’s a no brainer these days with ballooning energy prices. The facts are that studies have shown green building projects cost just 2 - 10% more than their non-green equivalents, but can save on average over 20 - 50% annually on energy bills. What’s even bigger to some homeowners is that green homes fetch more on resell, as much as 6% more for many homes. When you ice that cake with Government incentives and utility company credits you reap even more savings. So, you have a project that cost 2 - 10% more, which you can more than recoup your first year through incentives and energy savings, you can garner a premium when you sell AND you save money every year you own the home. Why wouldn’t you build green?

Contact us today to find out the new incentives that were passed in the recent Housing Bill to help make FHA Energy Efficient Mortgages and Green Renovation cheaper and more accessible.

Jonathan Blackwell

FHA 203K Renovation Loans

404-551-3845

http://www.gogreenwithfha.com/2008/08/saving-money-with-green-renovations/

Looking for Contributors to My New Green Renovation / Green Real Estate Blog!

Jonathan Blackwell -- FHA 203K Expert — Thu, 24 Jul 2008 21:02:25 -0500

Dedicated to all aspects of green real estate, but with a special emphasis on green renovations and green renovation financing, GoGreenWithFHA.com is looking to fill a speciality niche that has been an information void for many people looking to find help creating their green dream home. There are plenty of blogs focus on green living, but there are very few dedicated to showing people how to finance the green renovations they can make to immediately create an impact on their energy use and future home value.

We are looking for contributors, specifically Eco-Realtors, Architects, and Homebuilders, who are looking for an outlet to promote their ideas about how to turn your biggest asset, your home, into an eco-friendly living environment that saves you thousands on energy bills and is the envy of the neighborhood.

Check out GoGreenWithFHA.com and contact me if you'd like to contribute. I NEED your help to spread the word!

Jonathan Blackwell

GoGreenWithFHA.com

Going Green with FHA 203K Financing!

Jonathan Blackwell -- FHA 203K Expert — Thu, 10 Jul 2008 21:57:24 -0500

FHA 203K renovation loans have been around for decades, but they have recently found a new use in helping people go green. FHA awards benefits in terms of higher allowable debt to income ratios along with loan amounts that can exceed FHA statutory limits. So, how can you use the FHA 203K to go green?

1.) Green Up Your Appliances -- FHA 203K loans will finance new free standing appliances for your home. Why not use that opportunity to buy EPA recommended ENERGY STAR appliances? Imagine beautiful stainless appliances that save you a bundle in monthly energy costs.

2.) Save Water, Save Energy -- You can finance brand new low flow toilets as well as tankless water heaters. Low flow toilets use less than half the water that older models do and tankless waters provide unlimited hot water without all the wasted energy of a constantly working water heater.

3.) Want New Hardwoods? -- Opt for sustainable bamboo flooring. Bamboo reproduces itself to maturity in 5 years as opposed to the 40-100 years than normal hardwoods take. Make sure and opt for formaldehyde free glues.

4.) Environmentally Friendly Landscaping and Lawn -- Making an eco-friendly outdoor area that saves water and provides shade, helping you reduce heating and cooling costs, is not as hard as you think. How do we you do it? First of all choose local plants that require less water and less pruning. Pruning creates waste and fills landfills, avoid it if possible. Choosing local plants can help you conserve water and require less work. If you have an irrigation system install a "smart" system that calibrates water needed based on local climates and plant needs.

5.) Solar Panels -- Solar is one of the easiest ways to dramatically cut monthly energy bills. Installing solar panels is so encouraged by HUD that they will allow you to exceed statutory loan limits to do so. In many cases the Federal, State and Utility company tax credits will pay for a good portion of the purchase and installment of solar panels. The rest we can finance.

6.) Better Insulation -- An obvious choice for a green home, insulating your home better can help you save thousands on energy bills.

7.) Choosing Green Building Materials -- A key aspect of any green FHA 203K renovation is the selection of environmentally friendly building materials. To reduce transport pollution and energy costs go local first. The second thing to look for is recyclable materials such as Glass, Terrazzo, Ceramic and Porcelain.

Now is the time, do you part and save yourself some green by going green!

Go Green with FHA 203K Financing!

Jonathan Blackwell -- FHA 203K Expert — Thu, 10 Jul 2008 21:47:22 -0500

6.) Better Insulation -- An obvious choice for a green home, insulating your home better can help you save thousands on energy bills.

Now is the time, do you part and save yourself some green by going green!

Need a GOOD contract processor!

Jonathan Blackwell -- FHA 203K Expert — Tue, 08 Jul 2008 17:42:46 -0500

We are GROWING! If anyone knows a good contract processor that can contract process loans in Georgia (must be licensed) and has knowledge of FHA please contact me or have them contact me.

Jonathan Blackwell

404-551-3845

jonathan.blackwell@hometownlendersllc.com