Update from today
per foreclosure attorney..
1. 'deed in lieu'.may show in credit report but does not show on court case. case is dismissed once deed given back
2. he does not think other side will want to do deed in lieu because of extra attorneys fees.. (I will need to call them)
per real estate attorney
1. I can not buy something from myself and call it a purchase.. he is not very creative but very good
1. I can purchase from myself if I use LLC/ownership details
Offers so far
1. 6 points, 12%- 2 years
2. 4 points, 13%-1 year, renewable in 3 month increments
I have asked both to go back and see if they can get better offers
I am still pending on 3 more offers.
Loan amount will be determined based on broker price opinion/like an informal appraisal by a local realtor (so loan amound and $ I have to come up with is fluid until themn.. will not know how much I have to come up with)
On a GOOD NOTE..talked to a broker guy I have been in teh works with and he says he can REFINANCE me out (with ownership in my name) in a year.. I got his terms (640 score, same income etc).. That sounds like an ideal exit strategy (no need to deal with ownership issues!) Loan would be 2 pts higher than normal rates at that time (5-7%) and normal closing costs but actualy that rate is FINE because with the new heightened FHA premiums that is just about the same.
I finally reached my real estate mentor.. I talk to him in detail in 45 minutes
Concerned about cash to close.. (and I can not afford 12%w tax, insurance escrow.. another $8-900) this means i have to come up with cash (now) to escrow for taxes/insurance (another $9-10k) so I have that paid
Praying house appraises at $450k or more
65% loan to value of that is $292500
Settlement w bank is $297500
Points worse case 6=18k on $300k loan)
PLUS tax/insurance escrow $10k (this is an escrow for me and held by me)
On another (helps me feel better note)... for those following me.. the last settlement I tried to work out w that FHA niche loan (through a bank) was at $302k, $20k down in fees (does not count towards loan) and 6.75% but w FHA mortgage premium was almost $3200 a month. Even at 12% I am only $700 a month over that and the research this forced me to do may have gotten me an exit strategy (without ownership issues) in a year
I will wait for more info, continue researching and then have my accountant lay it all out (me too) and figure if it is worth it and can I do it
Onward but WISH COSTS and RATES WERE NOT SO HIGH!!!!
update on house situation #3
Update from today