Good morning, Memphis and good morning to other fair cities around the country. We’re finally seeing signs of springtime after a long winter. You’re on the Real Estate Mortgage Shoppe program. I am your host, Jo Garner, mortgage officer with Evolve Bank and Trust.
Around the coffee table today we have our co-host, Don and Holly Swogger, successful real estate investors and owners of a Homevestors, a real estate franchise. Tell us a little about yourselves and what you do to help others succeed.
If you’re listening to the program today and you have a real estate related question or challenge-whatever it is-give us a call at 901 535 WREC. If you’ve been worrying about something or just giving it some thought , there may be someone else out there who is thinking about the same thing. Call us at 901 535 9732..
I’ve known Don and Holly Swogger for about 9 years. We met at Talk Shoppe, a business networking group, and I have watched their business grow. They used to have billboards around Memphis that said “We Buy Ugly Houses.” Today they are committed to help other investors get started and succeed buying real estate with the power of a franchise.
The short supply of inventory for homes on the market and the rates dipping to a 2 month low Thursday because of the weaker Job Report, is keeping the housing market energized. The 30 year fixed rate mortgage on Thursday was 3.375% to 3.625% but today on FHA loans I was quoting 3.25 to 3.5% and below. The 15 year fixed rate conventional loan was around 2.75% to 2.875%. The rates can vary from one transaction to another. But watch out, yesterday afternoon lenders had threatened to reprice higher due to market changes.
Word to the Wise: You can’t steal in slow motion. Opportunity can make wings and fly away if you don’t capture it today. With the current lending environment what’s really exciting is to be able to help people get on the road to achieving their big dream. There’s been more than one couple recently who had children late in life and now want to put the children through college but want to retire soon too. They’ve been thrilled with eliminating 10 years or more off their mortgage AND saving a few hundred dollars a month. Other customers just want to be able to breathe easier each month when the bills come in. Others have taken the savings or cash and invested the money into something that could create an on-going income for them. benefits to What would YOU do with the extra money?
There are people out there who will spend more time shopping for a car, a computer or even a carton of milk than they spend checking out what new mortgage terms can do for them and their family exponentially for years and years to come. Check with an experienced mortgage officer this week and see how much a refinance or a home purchase can save you in housing expenses. My very experienced assistant Susan Belew and I would like very much to work with you. Tell us what you want to accomplish whether its lowering your house payment, shortening the term, pulling out some cash or all of the above. You can find us off the air at 901 482-0354. That number again is 901 482 0354. Or catch us on the blog www.mortgageloansblog.com
All of the government-backed refinance programs are seeing plenty of action this week. The special HARP refinance program is great if you have a mortgage backed by Fannie Mae or Freddie Mac since before June 1, 2009 This program requires no appraisal value and you can roll in costs. The FHA to FHA streamline loan does not require an appraisal and neither does the Rural Housing USDA streamline refinance. You can streamline refinance a VA loan too. You would be amazed at how much money you can save with just lowering your rate 1 point if you shave off some closing costs. And Susan and I can do that-even on FHA refinances, We have been able to get customers refinanced or closed on home purchase loans with very little money out -of -pocket.
If you don’t have a government backed mortgage, call your Senator’s office and ask them to pass the bill for HARP3. Call me and we can talk more about this.
There’s been some attention to the rent vs. buy decision. In Memphis TN if you are planning on staying in the house for 3 years or more, you may want to buy instead of rent. In many areas you can get far more square footage and amenities BUYING a house rather trying to RENT. Its like that 70’s song “ If You Want It Here It Is, Come and Get It, But You Better Hurry Cause Its Going Fast.” But if you’re going to buy a home to live there or to use for investment property, consider accomplishing your goal using an experienced team to support you. This minimizes risk and costly errors. Call an experienced realtor. You will need a good title company, insurance professional and the list goes on. When you choose your mortgage officer, make sure they are experienced with a good track record and make sure they are interested in helping YOU reach YOUR goals.
Don and Holly Swogger, you guys grabbed an opportunity to get into the real estate business almost 10 years ago with not a lot of experience but you had the power and support of the Homevestor franchise to help you succeed. You succeeded with the support of other professionals. What were some advantages you had building your real estate portfolio with the power of a team?
Some Questions answered by Don and Holly Swogger:
1. Can you recount a particularly tough challenge in your real estate career where the team support saved you some heart ache and financial pain?
2. If you were giving advice to someone just getting into real estate investing what would you tell them?
3. What is an “ugly” house?
4. How does the process work when selling your home to HomeVestors?
Questions answered by Jo Garner
1. You’ve been in the mortgage business for over 20 years. What is the most rewarding part of being in the business?
The most rewarding mortgage transactions I have been involved in have been working with a customer who had a plan to make life better for himself and his family and putting a great mortgage package together for that customer that helps his life plan work-that is rewarding.
I can remember so many first-time homebuyers that had a plan and buying a house was a milestone toward reaching their dream.
I can remember, even recently, being able to get an unbelievably great refinance deal for someone else who would use the extra money to retire or launch a business or help care for a loved one.
2. What kind of tips do you give investors who come to you for a loan?
A. If you are just getting started, remember your terms for investment property are much less restrictive if you own less than 4 financed properties. If the property is in good enough shape when you purchase it, use traditional conventional financing on the first four properties you plan to hold. The rates are much lower and the down payment less on conventional financing . That is the kind of financing I handle at Evolve Bank.
Note: (You get the best terms on traditional financing with much less restrictions if you own less than 4 FINANCED properties. But I can still help you with traditional financing even up to 10 financed properties. ) if possible, these are the properties you want to hold and keep for wealth building.)
3. Where can real estate investors find money to use to acquire properties?
A. Of course the best financing available for real estate investors is through Fannie Mae and Freddie Mac-these are the loan I do especially for the properties in good shape that you want to buy and hold.
B. Many times we arrange with our bank to lend investors an equity line of credit on their home to free up funds to use to get into investment property
C. Another source we can use at our bank is margin loans on stocks and bonds and other types of assets as long as it is not a qualified retirement fund.
Real Estate Tip of the Week:
Jo to make 3 announcements:
1. Here’s a shout out to Evolve Bank and Trust Chairman Scot Lenoir for being appointed by Mayor to Shelby County Healthcare Corporation
2. Talk Shoppe offers free education and networking to anyone interested in real estate or business. This Wednesday at the Better Business Bureau Eric Meyers of Mautz Security asked you “Are You Secure?” He can show you how to best secure your home and office. For more information about Talk Shoppe go to www.TalkShoppe.BIZ
3. Next week on the Real Estate Mortgage Shoppe program here on AM 600, Tom King, certified Shelby County Real Estate Property Tax Appeal Expert will be joining us around the coffee table to help us lower our real estate taxes. To catch our podcasts for this program go to www.MortgageLoansBlog.com
4. Holly or Don to quickly announce the Memphis Investors Group meeting Thursday
Transitional Songs: “Come And Get It” by Badfinger; “Day Tripper” by the Beatles; “King Of The Road” by Roger Miller
Information about Jo Garner:
Jo Garner is a mortgage officer with extensive knowledge in tailoring mortgages to her customers who are refinancing or purchasing homes all over the country. She offers conventional, FHA, VA or other loan programs for refinancing and purchases.
Jo can help you look at rent vs buy, when it makes sense to refinance, how to get the best deal on your home purchase financing.
Jo Garner has been in the real estate/financing business for over 20 years in Memphis, TN. She got her start in Portland, Maine where she first began her real estate career. She received her real estate education from the University of Southern Maine and was personally mentored in San Diego, California by Robert G. Allen, author of Nothing Down, Creating Wealth and The Challenge.
On moving back to West Tennessee in 1987, she went into business buying and selling discounted owner-financed notes secured on real estate. In 1990 Jo went to work for a residential mortgage company and has been a mortgage loan officer for over 20 years. Her goal is to offer excellent, affordable service to her customers, tailoring the loan programs to the specific needs of her clients.
In addition to her work in the mortgage field, Jo Garner is the primary sponsor and founder of Talk Shoppe in Memphis. She hosts the Real Estate Mortgage Shoppe program on News Radio AM 600 WREC in Memphis and on IHEART radio 9A to 10A CST every Saturday.
For real estate financing solutions, plug into the Real Estate Mortgage Shoppe program. You can find mortgage rates, FHA Streamline refinance with no out-of-pocket costs, refinancing options, home purchase loan programs, answers and real estate, money-saving tips and more.
April 2013
Dear Friend,
When I saw the road sign “Next fuel stop, 96 miles” a chill went up my spine since my fuel gauge showed less than a quarter tank.
I wasn’t sure if I could make it. What would I do if I ran out of gas before I got there? 96 miles is a long way to go. All I could do was hope I could get there in time.
For some reason this reminded me of what Randy Wade said at a breakfast meeting. Randy is the former Administrative Assistant for US. Representative Steve Cohen, and said “Veterans are used to people saying ‘thank you for your service’ but too often that’s all there is to it, it’s rare for anyone to actually do something to show their appreciation for veterans.”
The Memphis area has the largest concentration of veterans in the entire state – over 74,000 veterans reside in Fayette, Shelby and Tipton County. And the closest State Veterans Home to the Memphis area is 96 miles away! This is what made me think of Randy’s comments.
In addition, nearly 33,000 of our local veterans are over the age of 65. This is the age group with the greatest need for the skilled nursing care and rehabilitation services that are provided in State Veterans Homes. So, just like me when I needed gas, if a local veteran needs the services of a State Veterans Home today, he or she must travel 96 miles.
This is why I’ve joined with others to show our appreciation to local veterans by actually doing something – and doing something that is really needed and doing something that our veterans really need. We are committed to obtain the local resources to build a State Veterans Home in our area. And we intend to do it sooner than later. It’s long overdue. And we need you to join us.
Currently there are 3 State Veterans Homes in Tennessee. The first 144-bed facility was donated by the U.S. Department of Veterans Affairs and opened in 1991 in Murfreesboro. The 144-bed facility opened in Humboldt in 1996 was funded by the General Assembly. The Knoxville facility was opened in 2006 and the city and the county provided both the funding and the land.
When we talk about this to others, some are surprised to hear we have taken on this formidable task. We’re asked why aren’t our local cities or county governments spearheading this effort? Or even the General Assembly? We don’t know, we don’t have the answers to those questions. We have been talking to these leaders, but to date, only the Shelby county mayor has made mention of offering any meaningful assistance – with $2 million placed as an earmark for the 2015 county budget.
This is what we do know – our area does not have a State Veterans Home. Some before us tried to get one by filing the original application for a Memphis facility back in 2004! That’s right, 9 years ago, an application was first submitted to build a facility.
Friend, we can’t wait any longer! If our elected officials can’t or won’t, for whatever reason, then we will! The funds can come from local, state or private funds. And with help from others like you we intend to make it happen and see this facility built – for those who served. But we need your help now.
The resources are formidable. According to the State Veterans Home Board, a 144-bed facility in our area requires a construction budget of $60 million dollars plus the needed land – a minimum of 25 acres. Locally, we need to obtain 35% of the construction funds (plus the land and cover the first year of operations) and then the Board can apply for a Federal grant for the remainder. Once built, the facility will be completely self-supporting.
To sum it up we need to raise $21 million for construction plus $2 million for first year operations plus obtain a minimum of 25 acres of suitable land. After taking Shelby County’s $2 million into consideration, this still leaves a major undertaking. But you can help.
We’re confident once this first facility is built everyone will acknowledge it was long overdue. 230 well-paying positions will pump over $10 million dollars into the local economy annually in payroll and purchases. During its planned useful life the total return to the community is expected to exceed $300 million! Just from a financial investment, the payback on the local investment is just a little over 2 years! And you can help make it happen.
You may have noticed earlier I said once this first facility was built. According to the Executive Director of the State Homes Board, our veteran population could actually support building five State Veterans Homes. Five! And we don’t even have one. Not yet. But we will! We can! But we need your help. Working with the State Homes Board our plan is to get this first one up and running before 2017. Then we will start to work for the second one.
If you’re willing to help make it happen I can guarantee you will feel rewarded. This will be a community living center where the design of the facility itself is part of the actual therapy. A total of 144 beds are planned, composed of 12 separate units interconnected, each unit housing 12 residents. Every resident will have a private room and the facility will offer a warm, home-like setting that encourages social interaction with fellow veterans.
Back in 2010 the State Veterans Home Board set a goal for these homes to become a gold standard in the industry. These efforts have paid off. The Knoxville and Murfreesboro facilities have just been recognized by US News & World Report as among the very best nursing care facilities in the nation! This was after a review of over 15,000 nursing homes. Both homes have also received 5 star ratings from CMS, the federal agency which administers Medicare and Medicaid services.
Besides providing the very best nursing and rehabilitation services for our veterans, these facilities are also noted for providing something else – something that most private nursing homes wouldn’t find economically viable. Whenever possible, these homes will make a veteran’s last wish come true. And because they are veterans their wish may seem a little out of the ordinary to the general public.
Take the example of the 92 year old former Air Force veteran of World War 11. He had been in the facility previously and was able to return home. But now he was back and probably would spend his last days at the facility. He was also losing his ability to speak but the employees remembered when he was able to talk, he often mentioned he wished he could go up one more time in a plane.
Through their military contacts the staff was able to arrange for him to take that ride in an aircraft of World War 11 vintage. He was taken up and flown around so he could see his hometown and the facility from the air. After landing, he wasn’t able to say thank you with his voice, but his smiles and tear stained eyes showed his gratitude to the staff for making this last wish possible. And the staff, with their tear stained eyes, showed this veteran how much he and his military service meant to them.
I’m writing to you today because the success of this project depends upon the generosity of friends like you. Our veterans need this type of facility. Our veterans deserve this facility. And our community deserves and needs to have this facility. I ask you to join with us and do more than just say ‘thank you for your service’, please help us make it happen.
Building for those who served,
Holly Swogger
President
West Tennessee Veterans Home, Inc.
P.S. I have enclosed more information about the State Veterans Home in the hope you will join us in making this project happen. We are a 501 (c) 3) non-profit organization and your contributions are tax deductible to the full extent of the law. I look forward to inviting you to tour this facility when completed. Please make the best gift you can to our efforts and please do it now. Help us thank our local veterans for their service with more than just words, by building this for them. Thank you.