QUOTE (ustrader @ Feb 10 2008, 01:48 PM)

[Currently there are at least 6 "reality: shows on cable about Flipping houses, ya think Non-owner occupied housing speculators, like the dot com speculators, the oil Futures speculators, who most experts agree, are adding 30% to the price of oil, are in any way a not a significant part of the so called millions of poor sub-prime suffers, who "so called unknowingly" signed ARM loan rates at a 9% or no interewst ballon loans, on houses they knew up front they could not qualify for normally, when the going rates where less than 5% at the time, did not know anything when values fell below what they owed and re-financing was not an option anymore. Surely you gest.
Did some people get outrighted ripped off, yes! Will those that defrauded them pay, yes they will. But the ripped off are more likely at rates equal to all the"truely" innocent people in prison, a number so small in comparison to media and political hype about prisoons and sub-prime, that if one waved a magic wand over all prisons and the truely innocent went free automatically, one would scarely notice their numbers being absence.
Income to House values in most of the US are way out of balance and are in desperate need of being de-speculated onto a plain where housing is once again affordable and for living, not speculating and investing for retirement.
http://www.mortgagebankers.org/files/Bulle...urce/59253_.pdf January 31, 2008 > Mortgage Bankers Association
Myth:
Borrowers who qualify for prime loans only end up with subprime loans if lenders deceptively steer them into such loans.
Reality:
Many borrowers who might qualify for prime loans knowingly select subprime loans for reasons that include:
A desire to put little or no money down.
A desire to not have to document income, either to speed up the deal or to defraud the lender.
A desire to take out a larger loan than the borrower could qualify for under prime terms.
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January 30, 2008 > Mortgage Bankers Association
Myth:
Bankruptcy is an easy process that consumers should use.
Reality:
It is apparent that groups such as the Center for Responsible Lending and some Members of Congress advocate that people enter into bankruptcy rather than focus on other more effective and less burdensome ways to help consumers. They fail to understand the very real and severe consequences for consumers who declare bankruptcy.
Bankruptcy stays on a consumers' credit report for 10 years, making it difficult to acquire future credit, especially in a tighter credit environment.
Bankruptcy makes it more difficult for borrowers to get credit cards, buy a home, car or hazard insurance and in some cases, obtain employment.
Bankruptcy costs consumers about $3,000 in attorney and court fees.
Finally, nearly, two-thirds of bankruptcy repayment plans fail and repayment plans do not take into account new expenses that an individual incurs, such as unanticipated health related costs or emergencies.
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January 30, 2008 > Mortgage Bankers Association
Myth:
Congress should reform the bankruptcy laws to help troubled borrowers.
Reality:
An MBA analysis demonstrates that rates on mortgages will rise at least 1.5 percent for future homeowners and anyone looking to refinance if bankruptcy legislation (H.R. 3609) is enacted. In fact, MBA recently launched the Bankruptcy Resource Center where individuals and policymakers can go to see how much the average 30-year fixed-rate mortgage would increase at the state and county levels.
http://www.mortgagebankers.org/MortgageMythsandRealities.htmSource: Mortgage Bankers Association
Date: 1/30/2008
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Washington, D.C. (August 30, 2007) - Defaults on mortgages where the owner does not live in the house are a major driver of the defaults in four of the states with the fastest rising rates of seriously delinquent loans, according to data released today by the Mortgage Bankers Association (MBA).
As of June 30, 32 percent of prime mortgage defaults in Nevada were on non-owner occupied properties, along with 24 percent of subprime loans. In Florida, the non-owner occupied shares were 25 percent for prime loans and 14 percent for subprime loans. Nevada and Florida are facing the fastest increases in delinquent loans in the country.
In Arizona, 26 percent of prime loan defaults were non-owner occupied and 18 percent of subprime loans. In California, the rate was 21 percent of prime defaults and 15 percent of subprime. Arizona and California are also among the states facing the fastest increases in delinquent loans in the country.
In contrast, in the rest of the country, non-owner occupied homes accounted for only 13 percent of prime defaults and 11 percent of subprime defaults.
"Defaults are on the rise in most parts of the country, but it should be recognized that it is not always the case of a homeowner losing his or her home but is often the case of an investor gambling on a continued increase in home values and losing that gamble," said Doug Duncan, MBA Chief Economist and Senior Vice President of Research and Business Development.
"California, Nevada, Arizona and Florida were among the states with the fastest home price appreciation over the last five years. This rapid price appreciation attracted both speculators and home builders, a volatile combination that lead to an over-supply of homes that was beyond the capacity of the local populations to support. When this over-supply became apparent and prices began to fall, many of these investors simply walked away from their mortgages," Duncan said.
Defaulted mortgages are defined as those 90 days or more past due or in foreclosure. The MBA will be releasing its next National Delinquency Survey results in the coming weeks.
While details of 2006 mortgage originations will not be released until later in September, the share of non-owner occupied loans of all loan defaults closely parallels the share of those loans originated in 2005 as shown in the following tables:
Prime Loans
Percent of prime defaults due to non-owner occupied loans as of June 30, 2007
Share of prime home purchase loan originations for non-owner occupied properties in 2005, based on HMDA
Nevada 32% 29%
Arizona 26% 29%
Florida 25% 32%
California 21% 14%
All other states 13% 15%
Total US 16% 17%
Subprime Loans
Percent of subprime defaults due to non-owner occupied loans as of June 30, 2007
Share of subprime home purchase loan originations for non-owner occupied properties in 2005, based on
HMDA
Nevada 24% 14%
Arizona 18% 14%
Florida 14% 15%
California 15% 7%
All other states 11% 10%
Total US 12% 10%
Source: MBA
http://www.mortgagebankers.org/NewsandMedi...enter/56535.htm Follow up data:
Speculator’s impact on Mortgage Crisis;Roughly 20% of all mortgage fraud is “Occupancy fraud”, despite applicants signing and affirming on 4 pages of most loan documents, they are Occupants and not investors.
Historically, generally the ratio of investors claiming to be occupants on their loan documents is about 1 in 10, in the last 5 years that ratio as changed to 1 in 4.
Historically below are some reality facts about home lending.
Loan to value (LTV) - Loan amount divided by property value). Most lenders believe borrowers with a low loan-to-value ratio (70% or greater equity) have a lower probability of a foreclosure than a borrower with a high loan-to-value ratio (!0% equity or less). Thus the higher the risk the higher the rate and the more difficult it is traditionally, until lately, to get a loan.
VA loans typically are 100% with debt qualifiers
Conforming loans range from FHA type at 97% to 80%. Any loan with an LTV over 90% requires the borrower to pay for extra Mortgage insurance premiums above and beyond insuring normal PITI for benefit of the lender against the traditionally risk on loans likel;y defaulting with LTV’s over 70%.
Debt to Income Ratio - Housing Expense
Your housing expense ratio is a debt to income ratio measuring the percentage of your income that covers housing payments. Housing payments consist of pretty much everything in your monthly payment – principal, interest, taxes, and insurance (PITI).
Lenders set certain limits on where they want your debt to income ratios. For example, they might say they want your housing expenses to be less than 28% of your gross monthly income.
Example
Assume you earn $3,000 per month (gross, or before taxes), and your lender wants your debt to income ratio to be below 28%
3000 x .28 = 840
Your lender wants you to spend $840 or less per month on housing expenses.
The ratio affects your buying power...
Your debt to income ratio is a simple way of showing what percentage of your income is available for a mortgage payment after all other continuing obligations are met. The ratio is one of the many things a lender considers before approving your home loan.
You may see conventional loan debt limits referred to as the 28/36 qualifying ratio. Those numbers refer to two percentages that are used to examine two aspects of your debt load.
The First Number, 28%
This number indicates the maximum percentage of your monthly gross income that the lender allows for housing expenses. The total includes payments on the loan principal and interest, private mortgage insurance, hazard insurance, property taxes, and homeowner's association dues. (Often referred to by the acronym PITI.)
The Second Number, 36%
This number refers to the maximum percentage of your monthly gross income that the lender allows for housing expenses plus recurring debt.
Recurring debt includes credit card payments, child support, car loans, and other obligations that will not be paid off within a relatively short period of time (6-10 months).
Debt to Income Example
Yearly Gross Income = $45,000 / Divided by 12 = $3,750 per month income
$3,750 Monthly Income x .28 = $1,050 allowed for housing expense
$3,750 Monthly Income x .36 = $1,350 allowed for housing expense plus recurring debt.
Not All Loans Are the Same
FHA loan ratios are typically 29/41, allowing a higher debt load for both housing expenses and recurring debt.
• For the above example, FHA would allow $1087 for housing and $1538 for housing plus recurring debt.
• For a VA loan, the debt to income ratio should not exceed 41% of your monthly gross income.
In the example above with a 28% housing expense of $1,050 Would allow a buyer to qualify, given a 6% loan at 30 years for a loan of 340,000 considering ONLY P & I (principle and Interest) of course less Taxes and Insurance escrow) Thus in all likelihood the borrow could afford, with good credit , a $280,000 to $300,000 home.
Now in states like those in the Northeast, Florida, California were the median housing prices start at over 600,000, the borrower under exact circumstances needs an income of at minimum $90,000. In the US the median income for a family of 4 is less than $45,000. Thus any bail out of the high valuation and appreciation states would be for that 1% of Americans that have a median income of $90,000 or more.
Occupancy fraud is very concentrated in just few states who happened to have extraordinary rates of housing appreciation as compared to most other states by wide and extreme margins.
These states are California, Nevada, Arizona, Colorado, Michigan, Ohio, New York, Connecticut and Florida.
Now here comes the Congressional Calvary to the rescue. One to Make it easier on themselves and their “rich brothers and sisters by raising the current Freddie Mac lending limit from $417,000 to $730,000 increasing for the rich The People’s guaranteed loan by 75%.
Thus as lending money is tightening and difficult to obtain, we are giving those few in fewer states, whose homes have appreciated many times the rest of America more of the money for each loan. For Example financing (1) new maximum loan of $730,000 in California takes enough money to finance 4 to 5 less expenses houses in that vastly larger part of America that has not speculated themselves out of the market like these state mentioned above.
Let’s look at how these few high speculator states have fared. Over the last 5 years, the US housing index has increased by 46.9% to $220,800 or at a fair rate of 8% per year. Affectingly related was that the Consumer Price Index averaged only 2.8% increases giving all a net increase of 5.2% per year which roughly equates that every American gained in net of inflation and prices some $70,000 in wealth over that 5 year period.
Now look at these extremes over that 5 years:
LA + 107.9% to a median of $588,000 (21.58% per Yr)
Calif Median Income $64,563*Riverside +107.8% to 377,000 (21.56% per Yr)
San Diego +61.7 to $589,300 (12.34% per Yr)
San Francisco + 52% to $825,000 (10.4% per Yr)
San Jose +50.6% to $ 852,500 (10.1% per Yr)
Detroit -.9% to $142,000 (-.18% per Yr)
Columbus Ohio +13.4% to $151,600 (2.78% per Yr) Ohio Median Income $56,148*
Kansas City +20.2% to $157,000 (4.04% per Yr) Kansas Median Income $56,857*
Austin Tx +28.8% to $188,200 (5.76% per Yr) Texas Median Income $52,355
National Average +46.9% to $220,800 (9.38% per Yr) Median Income $48,201
Now that some comprehensive reality jus pos the media and Political hype about sub-prime.
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http://www.census.gov/hhes/www/income/medi...zeandstate.html That is All!