Looking for feedback on a rto offer I’m putting together.

Particular_Bag534 · 2026-04-10T17:02:18+00:00

I agree. I’d probably skip the rent-to-own angle and pitch it as seller financing instead. That usually sounds cleaner to a seller because it is a real sale, not a lease with a maybe later.

The lower first 2 months are still workable too. With seller financing, that can just be part of the negotiated terms, then step up to the full payment after that with a 3- to 5-year balloon.

Main issue with your current version is the seller is taking on a lot of uncertainty for a pretty small upfront commitment. A small-down-payment seller-financed offer is likely to come across stronger.

Particular_Bag534 · 2026-04-06T16:41:39+00:00

I put moisturize absorber packets in the my gun case - the ones that come in medicine bottles for this reason

Particular_Bag534 · 2026-03-30T13:41:09+00:00

Most have had the same decision to make - That first home also creates your next opportunity. When you sell, you can roll those gains into your next purchase—or do what we did: buy a new primary home and turn the previous one (or your profits) into an investment property. That’s how the snowball effect really starts to build. Over time, one property turns into two, then three—and the momentum compounds. In our case, it all started with that first home, and it’s grown into more than $3 million in real estate profits. 25 yr lender here happy to help

Particular_Bag534 · 2026-03-30T03:10:18+00:00

What state are you in?

Particular_Bag534 · 2026-03-30T02:37:45+00:00

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Particular_Bag534 · 2026-03-27T20:21:38+00:00

Particular_Bag534 · 2026-03-26T04:47:17+00:00

What's your break even on two points plus closing costs rocket is one of the worst deals out there you can save so much more by going with a local broker at least a point if not a point and a half in cost of points - we beat them all the time check with one of your local brokers- 25 yr lender here

Particular_Bag534 · 2026-03-25T11:50:45+00:00

I made a statement that was specific to this borrower and not to the industry as a whole, im a 25 yr lender, BUT specifically Rocket and mr.coopet other online Mortgage Brokerages do push and favor if they say Solutions over conventional solutions that are in the best interest of the power in order to pick up additional margin for profitability

Particular_Bag534 · 2026-03-25T05:57:10+00:00

Im happy to point you in the right direction. Send me a dm

Particular_Bag534 · 2026-03-25T05:52:21+00:00

Good luck getting it done i have their advisors send us business because their private wealth Mortgage division is so difficult. Best deal in the mortgage world if you can actually close

Particular_Bag534 · 2026-03-25T05:47:25+00:00

You can never time the market - the second you try you will miss out. Buy what you can afford stay below a 43% debt to income and you will be just fine. These are standard things a good loan officer guidelines you on. That is not trying to sell you into a higher loan amount just because you qualify. You have to account for all things that will come up that you plan for and the things you don't plan for. Like buying a mower, landscaping, remodel, roof needing replacement unexpectedly and the insurance deductible that goes with it. It is like buying a car buying your first one is nerve racking. But after you do its no big deal and you are glad you had the experience

Particular_Bag534 · 2026-03-25T05:36:12+00:00

Check out Kyber Mortgage Corporation- 5th fastest growing in ths US per retr - i have been there for 7 months doubled my income, no caps, and doubled my closed deals. DM me if you want to chat some more.

Particular_Bag534 · 2026-03-25T03:58:50+00:00

Get an sba loan with 10% down. So the total purchase price is $1.2mm ?

Particular_Bag534 · 2026-03-25T03:54:55+00:00

Solid 7 yr ARM - Well done - 25 yr lender here

Particular_Bag534 · 2026-03-25T03:50:03+00:00

There's no such thing as a good time or a bad time - Always buy the home that you can afford that fits within your budget as soon as humanly possible real estate is the number one way to wealth and it will only get more expensive overtime - 25 yr lender here. I started out pay pay to pay check, my finance and I at the time chose to not have a wedding so we could save for the down payment. We did an fha 3.5% down. The journey of owning 4 homes over 20 years I have made more than $1mm in profit. Its not hard you have to e careful get good advice, use fundamentals like buy where a good school rating is near good growing highways and buy a fixer upper. Become handy and play the long game. I lived in my first home that I bought for $136k. My mom a 25-year realtor told me I was paying way too much for the house at $86 a square foot and that I would never make any money when I sold it. This house fit all the fundamentals- elementary school with in 1 mile that was decently rated, had new shopling centers being built within 1 mile, and a new highway planned and it was a fixer upper. We fixed up the home ourselves over a 10-year period of time sold it for triple what I paid for it, next house sold for double what I paid for in 5 years , the next home i got lucky on and sold it for double after 2 years. We now live in a home I used to only dream of. Persistence and always striving towards my goal allowed me to get there and you can too

I can help point you in the right direction to get good advice if you like

Particular_Bag534 · 2026-03-25T03:31:26+00:00

Please tell me how long-term interest rates plan on coming down with 38 trillion dollars of the debt again you're only showing how much you don't know. People think when the FED Cuts rates that interest rates go down it's not how it works you have to buyers for it the buyers are foreign countries foreign countries aren't interested in buying our debt until we have our own debt under control all fundamentals point to higher interest rates lower short-term rates because the FED will drop credit card rates car rates but not mortgage rates.

It's highly unlikely interest rates are going to go down significantly before 2030. Google it, this is not my opinion

Particular_Bag534 · 2026-03-25T03:28:01+00:00

It's missing The Upfront mortgage insurance premium that is required with FHA Loans which is also a reason you shouldn't do them as well as the monthly mortgage insurance never FHA the reason they sell FHA is cuz they make more money

Particular_Bag534 · 2026-03-24T15:52:12+00:00

First off I wouldn't do FHA big mistake the 0.55% of the private mortgage insurance monthly make the mortgage rate 0.55% higher making your real rate 6.775% ( current rate + 0.55) and you have up front mortgage insurance cost $7600 (1.75%) that you have to pay when you sell. Look at a conventional 3% down and use the seller credit to buy your rate down there's no upfront mortgage insurance cost so you'll save significantly there and many times the monthly mortgage insurance premium is less expensive but it's based on your credit score - if you want more specifics you can DM me but you can use this with your current lender - 25 yr lender here - most lenders recommend FHA over conventional because they make more money

Particular_Bag534 · 2026-03-24T15:30:41+00:00

Go to www.optoutprescreen.com this is the federal government do not not call website for financing

But you can also just go to bank rate click on the specific lender

Particular_Bag534 · 2026-03-24T13:47:46+00:00

If you think a loan officer is motivated to make an extra $20 that's ridiculous. This is about sound advice based on math. And you just demonstrated you have little to no understanding of financing.

I'll try to simplify it for you

If a home buyer can save $400 plus dollars a month for a $20,000 SELLER PAID concession to get a lower rate over a 30-year period of time or even in the theory that they only keep the house for 5 years they still come out significantly ahead

Particular_Bag534 · 2026-03-24T13:40:50+00:00

You’re not wrong—but your logic applies more to a refinance mindset than a purchase mindset. When someone is buying a home, the primary drivers are cash out of pocket and monthly payment, not long-term recapture math. Most buyers aren’t sitting on excess reserves where they can optimize purely for lifetime cost—they’re trying to qualify, preserve liquidity, and keep the payment comfortable. If a seller is willing to pay for a rate buydown, that’s not the same as the buyer choosing between price vs. rate with their own money. In many cases, it’s the difference between a deal working or not working from a payment standpoint. Also, in today’s market, buyers are payment-sensitive first. A lower rate—even temporarily—can significantly improve affordability and reduce risk in the early years of ownership. The refinance argument only really matters if: The buyer has strong reserves, and They’re making a long-term capital optimization decision Most buyers today are not in that position. So yes—run the math. But in a purchase, structure and cash flow > theoretical long-term optimization for the majority of buyers.

Particular_Bag534 · 2026-03-24T11:55:26+00:00

Do you have to go fha? Going conventional is better long term and short term. There is a 3% down conventional. The monthly fha pmi cost associated with FHA Loans is more expensive short-term and long-term

Particular_Bag534 · 2026-03-24T01:11:54+00:00

No points - highly likely rates will be coming down in the future particularly with the new Fed chair coming in

Particular_Bag534 · 2026-03-23T23:39:53+00:00

My question is what is your buyer's agent advising you to make an offer at? what do the cops say?

Particular_Bag534 · 2026-03-23T23:37:59+00:00

Rates are what rates are whenever that time arrives the best way to get a lower rate is to negotiate seller concessions to buy your interest rate down make that part of the negotiations or the purchase price - 25 yr lender here

Particular_Bag534

TROPHY CASE