Tucson AZ Home Loan Info


Investors Want To Know: How Long Till I Can Cash Out On My Foreclosure Purchase?

"How long until I can cash out on my foreclosure purchase?"  My borrower got a screaming deal on the courthouse steps.  $80,000 cash bought a 3 bedroom, 2 bath home in relatively good condition.  No roof problems, no structural probems, decent kitchen and modern bathrooms. 

What it needed was a thorough cleaning, fresh paint and new carpet. That done, the home would bring $120,000 and likely sell for that price within 30 days.

He had intended to flip it for a profit, but the final result was so nice that he decided to keep the home and rent it out.  The trouble was, it had eaten up all of his cash, and he wanted to buy another foreclosure. 

That's when my phone rang.  "Mike," he said, "this is that guy who keeps the wolf from your door.  I've got a refinance for you."  "How long until I can cash out on my foreclosure purchase?" It's worth $120,000 easy. 

"You're not going to like Fannie's answer," I replied. 

"Fannie?"  You know, FNMA.  Fannie Mae. 

Let me share with you what I told him:

  1. If the property was purchased by the borrower within the six months preceding the date of the application for new financing, the borrower is ineligible for a cash-out refinance.
  2. After 6 months, we will use the lesser of (1) the sales price or (2) the appraised value.
  3. If significant repairs/remodeling have taken place, you'll have to prove it to me and to the appraiser.

And thems the dirties.


I'm Mike in Tucson, your preferred Tucson, AZ Mortgage lender.
Mike Jones (Tucson Mortgage Company, LLC): Loan Officer in Tucson, Pima County, Arizona
Call me
if I can help you or someone you know with a purchase or refi mortgage.
(520) 349-9090

Comment balloon 10 commentsMike Jones • September 15 2009 07:54PM


Mike, Thanks for sharing!  It is a whole new world out there!!!

Posted by Marchel Peterson, Spring TX Real Estate E-Pro (Results Realty) over 11 years ago

As much as I dislike regulations,  I think Ms. Fannie's got a point there.

Around here, during the bubble, people went crazy wild with flipping and serial refinancing; and all those flips and refis were a contributing factor to the mess we're digging ourselves out of now....

It's a tough, tough call, though.  How much entrepreneurship and creativity do we trade for regulations and stability?....

Posted by Cheryl Johnson over 11 years ago

Good....that's a good thing. Let's keep it going and straighten this up. Great info to give Mike.

Posted by Celeste "SALLY" Cheeseman, (RA) AHWD CRS ePRO OAHU HAWAII REAL ESTATE (Liberty Homes) over 11 years ago

It is a harsher landscape we inhabit now.  Yet... we still have 100% funding. 

Posted by Mike Jaquish, 919-880-2769 Cary, NC, Real Estate (Realty Arts) over 11 years ago

I'm sure they don't want to get back into the same problem again so they will have to see some growth in prices in the area for a while before they change the rules.

Posted by Terry & Bonnie Westbrook, Westbrook Realty - Grand Rapids Forest Hills MI Re (Westbrook Realty Broker-Owner) over 11 years ago




We do still have 100% financing in two instances:  VA and Rural Housing. Both require full documentation.


It is what it is.  I work with what is, and leave what will be to others.


In my humble opinion, the HVCC fiasco has driven prices unsustainably low.  The next six months are going to be a roller coaster.


Thanks for stopping by and being the first to comment.  Tell your son to call me for VA financing.  :)

Mike in Tucson


Posted by Mike Jones, Mike Jones NMLS 223495 (SUNSTREET MORTGAGE, LLC (BK-0907366, NMLS 145171) ) over 11 years ago

Ahhh - the ugly truth.  One would almost think that investors would be aware of the rules prior to tying up all their cash. But then again - that's why they are fortunate enough to have YOU on their side.

Just keep telling them the truth ... and eventually they will learn.

Posted by Carol Smith (Casmi Photography) over 11 years ago

Hi Mike - Kind of makes sense the investor guidelines have been tightened so dramatically, don't you think? I'd be curious to see the latest statistics on what percentage of the foreclosures in the 4 sun states were on investor owned property...

Posted by Karen Cooper, Helping Homeowners w/Home Loans in 27 US States (Karen Cooper | Sr Retail Loan Originator ! NMLS # 223305 | 360 Mortgage Group LLC Austin Texas) over 11 years ago


It does make sense.  What would help the market would be for guidelines to stabilize moving forward and for the Federal Reserve to quit tinkering with rates.  Bloomberg news is on in the background right now, and they're talking about a proposal for the government to buy "nearly every commercial loan in the country to help the banks clean up their balance sheets."  It's just nuts!


It is what it is. I think that 30 year rates one year from now will be at 6.5%

Mike in Tucson

Posted by Mike Jones, Mike Jones NMLS 223495 (SUNSTREET MORTGAGE, LLC (BK-0907366, NMLS 145171) ) over 11 years ago

Yep, it's true, Mike. Time to look for a great property manager.



Posted by Robin Rogers, CRS, TRC, MRP - Real Estate Investment Adviser (Robin Rogers, Silverbridge Realty, San Antonio, Texas) over 11 years ago

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