The Path to Fannie Mae and Freddie Mac Approval

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So, you have been a mortgage broker for a while now, and you think you are ready for the next step: approval by Fannie Mae and Freddie Mac as a Seller and Servicer, so you can service your own loans.

In general, to be an approved Seller and Servicer for either FNMA or FHLMC, you are going to need to meet the following requirements: a corporate net worth of $500,000 to $1 million; adequate warehousing lines; three letters of reference; errors and omissions insurance and fidelity insurance; an excellent quality control program; and personnel experienced in all aspects of mortgage origination, processing, underwriting, funding and shipping, administration, service accounting and, of course, servicing itself.

These are only general, minimal requirements, so let us take a more detailed look at the requirements and the process. I preface the following information with the understanding that the reader realizes that approval of a firm by FNMA or FHLMC is at their complete discretion and is, to a great extent, a judgment call based upon your total package and all the factors included in it. All requirements are subject to change.

As far as FHLMC approval goes, net worth requirements are either $1 million or $500,000, depending upon whether you use the generally accepted accounting principles (GAAP) net worth of $1 million, or the FHLMC definition of acceptable net worth ($500,000). Unfortunately, a lot of potential applicants are not aware of the $500,000 net worth possibility. Even a call to Freddie Mac still found the operator not aware of that option, and claiming $1 million was a hard, fast requirement to be approved.

Acceptable net worth is defined by FHLMC as GAAP net worth minus any of the following: goodwill, purchased servicing, capitalized excess servicing, investments in joint ventures, investments in limited partnerships, REO, property, plant and equipment, receivables from affiliates, investment in affiliates, other intangibles and other assets, and deferred taxes on capitalized excess servicing. Audited financial statements are to be provided as part of the approval package.

One requirement that many still think is in force, but is not, is the requirement that a mortgage company
be approved by HUD-FHA in order to be a FHLMC Seller and Servicer.

JohnSmith
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What makes a good mutual fund

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Mutual funds are popular. If you are not invested in one right now you are more than likely to be invested in one in the near future either directly or indirectly. Choosing a good mutual fund is important for maximizing your investment performance.
Like any other investment choosing a good mutual fund really depends on your needs. Also like any other investment mutual funds are a balance between risk and performance. The higher the risk you are willing to take the higher the potential profits. Investing in individual stocks is considered riskier than investing in mutual fund although the potential gains are higher. Mutual fund usually hedge individual stock risk by managing a large portfolio of stocks and other instruments. That balance also averages the gains.
There is no simple answer to what makes a mutual fund good as the question is fundamentally wrong. The right question is what makes a mutual fund good for you and the answer depends on what you are looking for. In order to choose a mutual fund you choose both know what your options are and also really know and understand what your needs are and how much risk you want to take.
One of the more common mutual funds that tend to perform well at a lower risk are index mutual funds. Like their name suggests index mutual funds value is attached to the performance of a specific index like the famous S&P 500. Index mutual funds are pretty simple to understand and to track and for the most part there is no big difference between different funds if they invest in the same index.
Other funds invest in stocks and other instruments. Most funds have a theme or a policy of how they invest. For example a small cap fund invests in stocks of small cap companies why an technology fund invest in technology innovative companies. Themed mutual funds are managed by people who decide what to buy when to buy and when to sell each of the individual stocks. One of the most important things when choosing a mutual fund is to read about who manages its daily operations and who decides how the fund invests its money. Check how experienced the management is how long have they been with the fund and with other funds and how well have they done. Although a manager they did very well in the past can certainly fail in the future it is still statistically a better choice than an inexperienced manager or a manager that failed.
Since mutual finds have managers and other operation costs they have to charge some management fees. Usually the management fee is expressed in a percentage that the fund takes for itself. If you are investing long term that fee is less important. If you are looking for short term investments the fees can be significant and you should consider them when choosing the fund.
Education is your best tool when choosing a fund. Don’t be tempted to invest in a fund just because its headline says 25 percent annual gain. Read about it read about the management read about its investment philosophy and maybe even look at its portfolio and randomly pick a few stocks it is invested in and judge for yourself if those were good buys or not.

jacob="" georgeson="">
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When Is It Safe To Remove Equity From a 1031 Property?

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An essential concept behind the process of a 1031 tax exchange is that a real estate investor must not draw any direct benefit from the funds gained as the result of the sale of his or her 1031 property; any cash removed from the sale is seen as 'boot', and as a result it is subject to capital gains taxes. As a result of this, refinancing in order to remove stored value from the replacement property enters into a very nebulous area in terms of acceptability under Section 1031.

In a case brought against a real estate investor by the name of Garcia, a tax court made it clear that all benefit received by a taxpayer the refinance of a piece of real estate in anticipation of selling it in a 1031 exchange will be deemed to be taxable boot. This court decision set a precedent for the manner in which these kinds of issues. Currently, a more common tactic is waiting until after the closing on the replacement property, and to refinance the piece of property at some point afterward. This strategy, however, brings up the question of how long it is appropriate to wait before refinance and removing value from a property.

The most conservative investors would tell you that you should wait a considerable period of time post-closing (maybe even two years), in order ensure that you are in compliance with the implicit meaning of Section 1031. The recent trend amongst the more liberal-minded contingency of property investors, however, is to assume that closing on a replacement represents a definitive end to the 1031 process, and so one need not worry about the substantiation of an exchange after this point. To a real estate investor who perceives the exchange process from this vantage point, it doesn't matter the amount of time one waits before refinancing a 1031 replacement property, and many will choose to do so immediately after the closing has taken place.

If you are hoping for any definitive rule as to when it is safe to refinance a 1031 replacement property, you are doomed to disappointment, at least within the confines of this short article. The two perspectives that I have described in this article are merely opinions, and they represent extremes on a wide spectrum. Property investors vary a good deal when it comes to the manner in which they choose to approach these sorts of legally gray areas, and the most helpful advice that I can {give you is simply to speak with a qualified tax adviser or other legal expert in formulating your ultimate decision, and to work closely with him or her so that you can decide on the approach that will work best in light of your specific situation.

Trisha Coppley
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Taking the Mystery out of Software Financing and Software Leasing

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The very terms “software leasing” and “software financing” are confusing to many businesspeople. This is due to the fact that software is typically not seen as something that is purchased over time.

This view is shared by both end-users, and the developers of software. Companies who think nothing of financing a vehicle or a new computer system will stress over how they will pay for expensive new business software. And the producers of software see no need for offering a software leasing or a software financing option.

But times are changing.

Third party equipment finance companies - companies who offer small and medium size businesses equipment financing and working capital – have responded to a need for software financing and software leasing. Thus, they are starting to include software amongst the equipment they finance or lease. There is one big overriding reason for this shift:

The High Cost of Buying Software

The simple fact is this: Software can be very, very expensive. Oftentimes more expensive than the hardware that runs it.

Now, keep in mind that when we are talking about software in this way, we are generally talking about “vertical software”. Vertical software is software that is written for a specific, narrow industry (this can include industry-specific point-of-sale software, ERP systems, specialized databases, etc). It is not software that’s available on the shelf at your local office supply store (the software you see there, even the business programs and operating systems, are “horizontal software” – they can be used across a variety of industries, and are relatively affordable.)

A good, clear example of vertical software is an auto parts store - they use software that’s specifically written for the auto parts industry. Another example is your local jewelry retailer – they likely use a point-of-sale system specifically made for the jewelry industry.

To understand how software financing and software leasing can positively affect a business, it is important to understand the advantages of vertical software first.

For most businesses, Vertical Software usually means far more efficient business processes. In the case of an auto parts store, for example, the software will already anticipate the thousands of automobile makes and models. And will almost certainly be updated every year. The jewelry store’s software will differentiate the subtle differences between two diamonds by any number of categories. And so on.

In fact, these “vertical” software programs are so effective, and become so crucial to day-to-day operations, that businesses often need this type of software to remain competitive. In many cases, it’s not an option to do without.

However, since the software is so narrowly focused, it usually comes with a hefty price tag. The developer will sell relatively few copies as opposed to a word processing program (which will sell in the millions), so they must get a premium for their work. Vertical software can sometimes reach five figures for a single license.

This brings an obvious problem: “Businesses need the software, but it’s very costly to buy outright.”

And that’s where software leasing and software financing come in – business don’t have to “buy” it upfront.

The Advantage of Software Leasing and Software Financing

The advantage of financing or leasing software is clear:

Software leasing and software financing take the huge up-front cost of new software out of the equation. Like most other business equipment, software is now beginning to be seen as a tangible asset (this was not always the case.) This means software can largely be treated as any other equipment purchase in the case of financing or leasing. A business can finance that new ERP system instead of having to budget a huge cash outlay.

This can be very beneficial to the bottom line, as software generally pays for itself over time. In fact, since “vertical” software almost always reduces the cost of doing day-to-day business, leasing or financing said software can actually create a positive cash flow right away.

But Who Offers Software Financing or Software Leasing, and how does it Work?

It’s true that software developers have been very slow to embrace the business model of software financing or software leasing. They would prefer to be paid up front for their software.

Likewise, banks, being part of an “older” industry, are also largely reluctant to finance software.

However, third party equipment finance companies who specialize in small and medium sized business equipment financing often offer attractive software lease and software financing packages. What happens is the equipment finance company pays the developer in full, and then provides the software to the end user under a finance or lease agreement, often at very attractive rates. In all actuality, it’s fundamentally the same as financing or leasing most other equipment.

Of course, like any other financing, the agreements can (and will) vary from traditional fixed rate financing to a “software lease” with a buyout at the end, etc. And the rates and terms also vary – your individual equipment finance company will have more details.

All in all, software financing and software leasing have definitely entered the business consciousness, and because it is so friendly to the bottom line, it is a business model that is here to stay.

Software leasing and Software financing are only a few of the services provided by Crest Capital. Regardless of the size of your company, Crest Capital can provide you with the equipment financing and working capital you need to successfully grow your business. Learn about financing options that can increase your bottom line and reduce your 2007 tax bill with a free online quote today.

Sean S Marten
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HOW TO ENJOY YOUR TRADING SUCCESS

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Day Trading Mentality

Day traders who make a quick profit are the first to celebrate trading success. The small intraday movements in price are enough to keep day traders happy with their positions. The most important thing to remember is even with a comprehensive trading plan, losses are inevitable. Statistically, a win only brings more losses, but the biggest trading secret is that a few wins can easily strike out many small losses.

For day trading with a small account, trading success should send the trader to increase his or her stake. Your trading capital must grow over time to cover your own cost of living, as well as provide a “pay raise” over time. To obtain financial freedom, a day trader must have sufficient capital to both weather losses and collect big gains.

The Biggest Fallacy in Celebration

After a big win, the greatest fallacy a trader enacts is changing his or her trading structure. Too many times, an over-confident day trader makes trades based on “gut” feelings, rather than basic trading fundamentals. However, in this scenario, the trader eliminates strategy, instead entering the gray zone characteristic of gambling. Remember, the difference between gambling and day trading is proper money management. Proven techniques and strategies are profitable in the long run because they have set criteria for each trade, rather than just a stab in the dark based upon “gut” feelings.

The Greatest Gift of Success is Education

Learn from your successes. Indeed, the greatest gift of trading success is the education it presents you. Chances are that you placed the trade because of your own trading system and analysis; review the details surrounding your trade (ideally in the trade journal you keep) to develop a core of strategies that will produce winning trades.

Give Yourself a Brokerage “Present”

Boost your own trading profits by topping your account. Day trading with a small account is very limiting. After a big win, add some of your own personal funds to your account to keep your success. Undercapitalized accounts are the first to falter when the market turns. Investing in yourself can be the difference between profitability or simply getting by.

For large wins, you might even consider quitting your day job. Many people have found financial freedom through day trading. If the time is right and you have bankrolled a significant balance, making day trading or swing trading a career can be both profitable and rewarding. Quitting the 9-5 is the ultimate way to celebrate long-term trading success.

Leroy Rushing
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Florida Home Owner's Insurance

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People in Florida spend a great deal of time and money to make their homes a pleasant place to live, but accidents happen all the time to upset this; fortunately, eventualities that could cost a great deal of money can be guarded against without too much bother. Other threats of course come from people in the form of arson or vandalism caused when a burglar doesn't find what they are looking for, and sometimes even when they do. Should anything untoward happen to your home, a Florida home owner's insurance policy will pay out the sum agreed by the insurance company if all payments towards the annual premium are current.

Examples of things covered under a typical home owner's insurance policy might be theft, fire, vandalism, or other damage to your property. The amount that a normal policy will pay out is quite high and most likely the average person would not reach this limit but they will invariably have to pay a deductible first.

The number of insurers now offering Florida home owner's insurance is on the increase and most of these can also offer an Internet application facility as well to make the process easier. However, the temptation is to go for the first quote that you arrange but it is preferable to check out a number to see what they are offering and then choosing a plan that matches your needs and budget.

Whilst you compare the insurance quotes, which should help you to understand which policy will offer the best benefits, it is important to consider the flexibility of the policy rather than be tempted merely by a low premium. In fact mortgage lenders
will stipulate that a house must have a homeowners insurance policy to cover against damage to it.

If you looking to switch your current provider, then many Florida insurers offer special deals for new customers which often save the equivalent of two or three monthly premiums. You may also consider raising your deductible as the difference in premium cost between a 500 and a 1,000 dollar deductible can be considerable.

You also need to consider covering the replacement cost of your belongings versus covering the actual worth as your old TV may cost 500 dollars to replace, but probably wouldn't bring more than 50 dollars at a garage sale. No-one wants to visit all the bargain shops and garage sales to try and replace possessions lost in a fire or burglary because they didn't have a Replacement Value policy.

Your home probably cost a great deal as did the possessions inside and the sentimental value should not be overlooked either. So realistically, everything that is in your home should be covered as part of your Florida home owner's insurance if you place any value on it.

Julie Mason
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Get Extra Cash By Refinancing

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There are many ways of consolidating debt. One of the smartest, though, is to refinance your home mortgage and use the extra money you can get out of your home equity to cancel other debts.

Benefits Of Refinancing

When you refinance your home mortgage you obtain a loan in order to pay off the existing one. This is beneficial especially if the new loan presents either a lower interest rate or a longer repayments schedule. In any case, the applicant will be able to reduce his monthly payments considerably.

By refinancing you will also be able to request a higher amount than the remaining of the outstanding loan and thus obtain extra cash from the equity you have built on your home. These refinance loans are known as Cash Out Refinance Loans and the surplus can be used for many purposes. However, you can raise your credit score and improve your credit history by using it for eliminating debt by paying off a certain amount of the remaining debt, especially high interest debt.

When To Refinance

If you think that refinance might be a good option for you to consolidate debt, you should pay special attention to the interest rate and the loan amount since these two issues will determine whether refinancing your home loan is convenient or not. A lower interest rate with a similar repayment program would lower your installments and thus you would have extra money for repaying your debt sooner. The same thing can be achieved if you can get a higher loan amount.

If you can obtain a lower interest rate by refinancing your mortgage, if you can get a longer repayment schedule and thus lower monthly payments or if you can get all the extra money you need by refinancing for a higher amount, then refinance is the right option for you.

If none of these benefits can be obtained by refinancing your home loan, then you should reconsider refinancing. There are other options like unsecured or secured personal loans and home equity loans and lines of credit that can help you consolidate your debt. You should also check when considering refinancing that the previous home loan does not have a prepayment penalty. Otherwise you might loose all the money you were going to save by refinancing your mortgage.

How To Find The Right Lender

Finding the right lender that will offer you the best deal on your refinance home loan is the key issue when it comes to refinance. The smartest way to go is to search online; there are some online companies that offer access to many lenders dealing with mortgages and refinance mortgage loans where you will be able to obtain free quotes and compare them in order to make a conscious decision. Refrain from contacting realtors to get advice on refinance home loan lenders. The truth is that it is not their area of expertise and they usually have agreements with lenders that will turn your refinance loan more onerous. If you want to get the best deal available you should shop around and compare rates.

Melissa Kellett
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