Here is a great article written by Tara-Nicholle Nelson Click here to read more. Hardly a day goes by that I don't get an e-mail or call on whether a person can or how soon after a foreclosure or short sale can the buy a home. The hard, fast and safe rule is three years in my opinion but if a person is willing to pay a higher interest, take owner financing or a lease with option it could be sooner.
Most buyers that contact me don't want to miss these great buys, I always say that there is a great buy in any market and I can prove it regardless of the fact it is a sellers market or a buyers market. My suggestion to these folks is to be patient, come in for a FREE consultaion and let me look at their indivisual situation as to the facts. I can do a lot for someone over the phone but when I meet them and look at there credit report ( I give you one for free) I can see things that the untrained eye just can't.
Owner financing can be a good thing but if done by the inexperienced person can be the worst thing. I won't reveal a well know secret here in writing but having done hundreds of OWNF's in the past it is suffice to say I am an expert at it. An example is that most agents work somewhat for the seller so they protect the seller, when I do an Owner Financing I work for both if it can't be win win then it is NO NO and that simple. The Buyer will take ownership (this is not done in most owner financing programs), the seller will retain the right to take back the property without foreclosing, (most the owner would have to spend thousands to get their property back) not with me. I want to protect both buyer and seller in an honest forthright deal that is win win.
Lease options are another art and takes an experienced agent that has IMO the seller and buyers interest at heart, most agents look at it from the sellers perspective, they pile on an iterest rate that is doomed to fail fo the buyer, a price that will not appraise when the time comes to excercise the buyers option, the deal fails and neith buyer or seller is happy. I look at what is good for both expecting the buyer and seller to give a little and take the deal to closing. I can tell within minutes if either has an underlying reason to let's just say rip the other off.
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