NACA: The Largest Housing Services Organization in America Comes to Washington State

A word from The Tim: This post is from long-time Seattle Bubble participant Jillayne Schlicke, real estate educator through her company CE Forward. Jillayne keeps a close watch on industry news, and agreed to write up this detailed look at NACA for the readers here. Thanks, Jillayne!


I attended a meeting last week sponsored by the National Association of Hispanic Real Estate professionals (NAHREP). This group has brought many high quality educational events to the greater Seattle area and I’m so impressed with NAHREP that I decided to join.  I have been following the success and growth of NACA, the Neighborhood Assistance Corporation of America, for several years. They are a non-profit association born out of disgust with predatory lending and the use of subprime loans by banks, lenders, and brokers during the housing bubble.  It’s founder, Bruce Marks, was featured on 60 Minutes, and many other national news programs.  NACA has two main goals:

  1. To extend the reach of affordable lending and homeownership to every working person; and,
  2. To combat discrimination and exploitation of working people by lenders and financial institutions.

NACA has offices in many states and is in the process of coming to the greater Seattle/Puget Sound. They have no physical office here but they are on the way.  NACA, a non-profit organization, also holds either a lender or mortgage broker license in the states in which they do business.

“Best Mortgage in America”

NACA is bringing their “Best Mortgage in America” to WA State. They hold a WA State Mortgage Broker license MB-4082 and currently have one licensed loan originator assigned to WA State with the intent to hire more, though their compensation plan is best served by loan originators who prefer salaries in line with working for a non-profit….because one of the many duties of NACA employees is to spend many hours thoroughly counseling their clients before the client becomes a homeowner, and requires long face-time office hours of 830-6PM.  So what is the “Best Mortgage in America?” Let’s find out.

  • NACA acts as the mortgage broker; loans are funded by Bank of America or Citi
  • Purchase money loan only (there is no refinance program)
  • Less than perfect credit—Okay
  • No credit score—Okay
  • Affordability and Character-based lending
  • Below market interest rates
  • Interest rate buy downs at purchase are encouraged
  • 30 or 15 year term
  • 1-4 single family home, condo, coop
  • Loan limits: Home or Condo for King, Pierce Kitsap. Snohomish county loan limit not yet available…SFR: $341,516, Duplex: $416,254, Triplex: $488,153, Fourplex: $583,514
  • Rehab/Renovation Lending: 110% of after-repairs-completed value
  • Owner occupied only
  • Owner occupied for as long as the NACA loan is in existence
  • No down payment
  • No closing costs

NOTE: Actually there ARE closing costs.  The representative from NACA said, and I quote, “There is a fee, and there are non recurring costs but these are paid for by the lender.”

Before NACA goes wild with their “no closing costs” marketing program in WA State, I recommend their compliance department read our WA State Mortgage Broker Practices Act:
WA 208-660-440

(3) Is it a violation to advertise that third-party services are “free” when the licensee has paid for the services? Yes. Advertising using the term “free,” or any other similar term or phrase that implies there is no cost to the applicant is deceptive because you can recover the cost of the purportedly “free” item through the negotiation process. This is a violation of RCW 19.146.0201 (2), (7), and (11). See the Federal Trade Commission’s Guide Concerning Use of the Word “Free” and Similar Representations (16 C.F.R. §251.1(g) (2003))

Misc

  • NACA fully underwrites the credit portion of the loan before the borrower is released to purchase a home from the Realtor and the pre-approval letter will contain the monthly payment including taxes, insurance, and homeowner’s assoc dues, if any, instead of just a sales price.
  • One purchase every 5 years to discourage flipping.
  • RE Condos: Requires 51 percent owner occupied in the complex w less than 10 percent of the units delinquent. Complex does not have to be FHA approved.
  • Not just for first time homebuyers: Home buyer cannot own another piece of real property when receiving the NACA loan.  Note: the Homebuyer CAN own land or timeshare because we can’t “owner occupy” our land or timeshare.
  • If purchasing a short sale, NACA buyers do not pay any of the seller’s fees including any third party short sale negotiator fee
  • No income limits
  • No time limit required to stay in the home
  • ITIN (individual taxpayer ID number) okay
  • Also avail: mixed use commercial-residential
  • Buyer pays for home inspection
  • Cannot use a NACA loan to purchase property at a foreclosure auction.
  • NACA selects the title company
  • Homebuyer’s loan closing will take place in the local NACA office.

Real Estate Brokers

Real estate brokers go thru a NACA training program. Since NACA does a lot of homebuyer outreach education, if a buyer is referred from NACA to the real estate broker then the real estate broker will pay a referral fee to NACA of 33%.  They do not yet have a real estate license in WA State but will soon and mentioned “buyer broker representation” as part of their goal for WA State.  Their real estate broker program is not up and running yet but the NACA rep says plans are in place to bring the program into the Seattle/Tacoma area soon.

REOs: 14-Day First Look with B of A

NACA-approved home buyers have an exclusive option to purchase REOs from Bank of America before they are listed in the MLS. Not all REOs, and not all of B of A’s REOs…just some.  This “first look” list goes from Bank of America to NACA.  NACA sends the REO list to Realtors affiliated with NACA. B of A has three BPOs completed to determine the price.  Selling broker makes sure NACA-approved buyer can qualify.  If yes, then the NACA-approved buyer can view the home before it is listed on the MLS.  If a NACA-approved buyer submits a full list price offer within the 14 day “first look” window, then the offer must be accepted by B of A, even if other offers are higher.  IN ADDITION: If NACA-approved buyer makes a full price offer within the first 14 days…are you sitting down? Get this—B of A will give 10 points to the buyer to buy down the interest rate.  Typically 1 point = .25 of a rate buydown so this means the NACA-approved buyer could end up with a 2.5 percentage point interest rate buydown. The opportunistic side of my brain started thinking about how I could buy a home this way but the skeptical side of my cold black heart tells me that maybe the First Look homes are going to be mostly dog house former meth labs in Granite Falls.

NACA Homebuyers Are Heavily Counseled 

All bets are against the NACA borrower.  Zero down, less-than-perfect credit sounds like your typical FHA borrower using gift funds for the down payment. And currently FHA’s default rate is 15%. Zero-down-less-than-perfect-credit also sounds like a subprime borrower.  At the peak of the meltdown/housing reset, subprime loans defaults went as high as 40%.

So why should NACA’s default rate be any less?  Here’s why: The NACA borrower goes through heavy pre-purchase counseling and has access to after-purchase default support services such as help with forbearance/repayment plans and loan modification support. In addition, if you have a NACA loan and you are in financial distress, you can receive 3 monthly payments paid by NACA to bring your loan out of default.

So what’s the catch?

NACA homebuyers must join NACA at a cost of $20 per month while they are attending pre-homebuyer counseling classes and then the cost is $50 per month for 5 years ($3,000.) In addition, NACA homeowners must agree to participate in 5 NACA activities each calendar year. Activities include community volunteer work, hosting a NACA meeting in your neighborhood, organizing a homebuyer workshop, participating in advocacy campaigns against predatory lenders, and so forth.

Reasons For

Clearly this is a great deal for first time homebuyers who want a mortgage with a very low interest rate and don’t mind going through the extensive homebuyer counseling, don’t mind paying $50/month for 5 years, and don’t mind carving out time to participate in 5 volunteer activities each year.  Some consumers were burned by predatory lenders during the real estate bubble and burned again with the 2008 recession. Maybe they are now renters…it’s been 2 years since their financial distress event and they are considering buying once again.  This sounds like a good program for people with a previous foreclosure of bankruptcy due to the extensive pre-purchase counseling they will get at NACA.. Anyone against predatory lending should welcome NACA to town.

Reasons Against

Clearly this is not a good loan program for people who don’t want to commit to owner occupancy for the life of the loan, or do not want to become active NACA members, are financially uber smart and would consider the homebuyer counseling classes beneath them. Budget? Savings? They’ve been doing this successfully for years and don’t need somebody to hold their hand. On the other side of the financial spectrum, not all buyers are going to fit into the NACA box including those with higher debt-to-income ratios.  Yeah, we are free-throwing those high DTI loans into the FHA program for as long as that will last. NACA DTI is a more manageable 31/40.

Sustainable homeownership should be our goal in mortgage lending. This is NACA’s main priority and I welcome NACA to Washington State.

By the way, NACA’s loan default rate is less than 1 percent.

  

About Jillayne Schlicke

Jillayne has many years experience in the lending industry and has a unique inside perspective on real estate. She currently provides continuing education for real estate professionals through her company CE Forward.

63 comments:

  1. 1
    Erik says:

    NACA has been saying that they are coming our way for years. I only see them offering about the same rate that’s available with good credit. They use to be able to offer way below available rates.
    They use to offer refinancing too. At one time NACA was a great way to go, but I don’t see a big upside anymore.

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  2. 2
    Erik says:

    That B of A first look thing is pretty nice though. It may be worth joining just for that benefit?

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  3. 3
    mike says:

    “2 years since their financial distress event” – I take this to mean they offer financing 2 years out of bankruptcy, foreclosure or short sale?

    Overall, I’m pretty impressed with this program given it doesn’t stink of the predatory lending practices that were in a large part responsible for the subprime implosion. I do have to wonder though the further we get into the recovery whether we’ll see predatory programs hiding behind these community based approaches.

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  4. 4
    doug says:

    NON_PROFITS are only interested in one thing making money and not paying taxes exactly the same as thieves and drug pushers.
    I have personally witnessed non-profit save the world companies a million times over and they are the lowest form of modern day capitalists. Its also interesting to see how they are aggressively going back into the real estate bubble that is being created by the media corporations and government.

    For the all non profit companies coming to seattle and already in seattle.
    Your Days are Numbered !!!!!!!

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  5. 5

    doug,

    NACA has been around for awhile. They’ve been bigger on the East coast and have expanded very slowly into the south and now the west.

    mike,

    The differences between predatory lenders and NACA are many:
    The home buyer goes through an extensive pre-purchase counseling program.
    The home buyer is pre-approved through an underwriter before looking at homes w/Realtors
    The homebuyer is paying very little fees and a below market interest rate
    The homebuyer signs closing docs at NACA
    The homeowner receives post counseling education if they ever are in danger of default
    The homeowner has many options to cure the default including financial support from NACA
    Homeowners w/NACA loans have a very low default rate.

    compare that w/subprime lending.
    No pre-purchase counseling required
    Underwriting guidelines thrown out the window
    High rates, high fees
    Loan docs were often signed with the salesperson who sold them the high rate/high fee loan
    Post-purchase counseling only via the lender or some other local non-profit
    Options to cure a default only limited to what was in the Deed of Trust, state or federal law.
    Default rates on subprime loans went as high as 40%.

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  6. 6
    Erik says:

    RE: Jillayne Schlicke @ 5
    Their rate is 3.25% and market rate is 3.50%. They use to be a lot better than that. NACA has done a good job bullying lenders around in the past.
    I remember when market rate was about 6% and NACA was offering under 3%. I think they use to be great, but it seems like they aren’t offering a great deal anymore. I think when they were really beating lenders down, they were really doing some radical protesting. It is still probably better than going out there alone, but i’d like to see NACA lower their rates.

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  7. 7
    Ron says:

    RE: doug @ 4

    “NON_PROFITS are only interested in one thing making money and not paying taxes exactly the same as thieves and drug pushers”

    Doug – your comment has nothing to do with reality. The Gates foundation, for example, puts millions of dollars each year into non-profit organizations and they get results. Some non-profits do things that for-profits and gov’s wont do or cant do and yes, some of them are corrupt. That’s like saying all for profit organizatins only care about $$. Not true. Some for-profit organizations do a tremendous amout of work toward furthering the lot of humanity.

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  8. 8

    Erik,

    NACA is really big on using seller concessions as discount points to lower the rate. Since NACA is offering a program where the lender (NACA has a broker license in WA State) is going to cover the lender’s costs via a slightly higher rate, much like regular brokers and lenders do, the 3% that the seller might offer to cover “closing costs” is used to buy down the rate. A great idea for some ppl. In a market with tight inventory like parts of the greater Puget Sound area, home buyers who do not want or need a rate buy down conce$$ion from the seller might not have their offer accepted.

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  9. 9
    Andrei says:

    Really, in a post-bubble world, this is what we need? EASIER lending?! So that MORE people who can’t really afford houses can buy them? Sometimes I feel like everybody has the memory of a goldfish. The bubble happened not due to “predatory” lending – it happened because people bought stuff they couldn’t afford. The banks were complicit, yeah, but ultimately it’s people like me and you that bought half a mil houses not really knowing how they were going to pay for it. But prices were going to increase anyway, right, so that’s OK? No?

    So in an artificially low inventory market, instead of addressing the main problem (banks and investors hoarding foreclosures), we give the alcoholic more booze by enabling easier borrowing – “Bad credit score? No problem!”

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  10. 10
    mike says:

    RE: Jillayne Schlicke @ 8 – The two things that occurred to me are the loan limits are too low for the vast majority of homes sold in Seattle, and would a 0-down loan with 3% seller concessions even have a chance of getting an offer accepted in a high demand area?

    IE: are these buyers being segregated to lower quality homes and poor locations simply because they’d be outbid/offered on anything else?

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  11. 11
    Erik says:

    RE: Jillayne Schlicke @ 8
    Why do you say “Clearly this is not a good loan program for people who don’t want to commit to owner occupancy for the life of the loan.”

    So you are saying if you don’t want to stay the duration of 30 years for a 30 year loan, then the program isn’t good for you? Please point out why this is true. What I see is that you could do this every 5 years and you’d get a little better deal. Am I missing something?

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  12. 12

    Mike,
    Do a Redfin search of all homes/condos in King Co under 350K. Today that number is 1686 with most being north or south of Seattle. Take out the condos and we have 944 homes avail for sale.

    I agree w/you that in a non-short sale/non-REO transaction close-in, it’s a seller’s market. So maybe this isn’t the right program for those homebuyers who can afford to pay their own everything and are fine with today’s retail mortgage rates.

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  13. 13

    Andrei,

    The difference here is that NACA home buyers go through extensive pre-purchase counseling and are qualified not just by meeting lender underwriting guidelines but they also take them through a budget workshop. I don’t think the NACA program is “easy.” People have to really commit to understanding what “sustainable homeownership” means. FHA borrowers don’t have to go through weeks of counseling.

    This is the opposite of what happened in the real estate bubble and predatory lending was around before the r.e. market headed up.

    Here is where you and I agree: The FHA Mortgage Insurance Program is continuing to support the real estate industry by making loans to marginally qualified borrowers using this program.

    NACA loans are going to have tougher budget requirements than what FHA is currently offering.

    I would LOVE to see the FHA loan limits come back down to historical norms, I would love to see FHA underwriting guidelines come back down to earth but the industry would have a bloody fit. The industry need$ thi$ program to $tay where it i$ for a while so, once again we can use the real estate industry to help the economy continue to recover like we’ve done with every other recession. The good news is that FHA defaults on loans originated in 2011-2012 are way, way lower than loans originated in 08,09,10.

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  14. 14

    Hi Erik,

    You could theoretically buy via NACA every 5 years but then you would have to have first sold the home with the NACA loan on it. Only home buyers who are not currently home owners can purchase using the NACA program. So no keeping the home as a rental and then buying another home using NACA.

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  15. 15
    mike says:

    RE: Jillayne Schlicke @ 12 – That raises the question, do they counsel clients on not buying homes with unfixable problems that lead to poor resale prospects (near busy roads, etc.) It seems as though an inordinate amount of the short sales and foreclosures consisted of these types of properties. Likewise, they’re easier to buy since it’s unlikely there will be competing offers.

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  16. 16

    Mike, they require a home inspection. Regarding homes on arterials, I am not a licensed real estate broker and maybe one could jump in here and help us but I imagine that homes w/unfixable problems like a busy street, near power lines, etc., the problem is going to be reflected in the appraised value and also the home will likely take longer to sell—which would be reflected in the appraised value.

    A certain percentage of ss and REOs were purchased as rental properties which are at higher risk for default when the market turned. I wonder how many homes with unfixable problems are rentals.

    NACA home loans are for owner occupied only with the concept of “neighborhood stabilization.”

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  17. 17
    3rd Generation says:

    Next topic, please.

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  18. 18
    Eastsider says:

    Does NACA seriously expect people to commit to owner occupancy for the life of the loan, i.e. 30 years? I can’t reconcile it with the average 7-year owner occupancy. Furthermore, a healthy economy requires some level of mobility in the workforce. So what is the rationale behind the 30-year requirement?

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  19. 19

    Eastsider,

    Neighborhood stabilization.

    Nobody has to commit to living there for 30 years. If the loan is paid off early you can turn it in to a rental. If you decide to refinance and pay off the NACA loan and move into another type of mortgage product you would be required to occupy if you’re getting an owner occupied loan but you could also refi into a non-owner loan and turn it into a rental if you’d like. The idea is that the NACA loan has now been paid off via that refi.

    Some people just decide to move/sell the home and at that point, terms are cash-out and the NACA loan is paid off.

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  20. 20
    ray pepper says:

    RE: Andrei @ 9 – Andrei I smell what your cooking!

    On our latest Trustee Sale Flip we had 4 offers that were virtually all the same. Zero money down, a few k in seller concessions, and the Buyer moves in with maybe 500.00 out of their pocket.

    I reviewed all these similar offers and we had to sit on them due to the 90 day flip rule. With no skin in the game its very obvious that if we see a spike down these bad boys will return to the Trustee Sale market years down the road. With the cost to sell 10% in Washington State and paying off virtually nothing on principle the first 5 years we just continue to set ourselves up for future foreclosures………

    Just hope home prices continue up while interest rates begin to go up up up.

    My advice………………..Keep your powder dry and if buying in this market CAREFUL TREADING!!…….and of course…….PLEASE….when u hear “highest and best” please………….dont walk away………..RUN!

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  21. 21
    wreckingbull says:

    “To extend the reach of affordable lending and home ownership to every working person”

    As written, this is not a good goal. Every working person should not own a home. Didn’t Dubya’s “ownership society” teach us this? Their other goals and programs do seem admirable.

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  22. 22
    corndogs says:

    RE: ray pepper @ 20 – Actually, Ray, with a 4% loan you’ll pay down ~ 10% in the first 5 years… One of the advantages of the low rate loans is they pay off principle faster in the beginning years. That should cover your closing costs.

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  23. 23

    wreckingbull,

    Homeownership is not for everyone. I completely agree with you on that. Sustainable homeownership should be the stated goal. With their default rates so low, it sounds like they do everything possible to achieve the goal. Not every NACA applicant gets turned in to a homeowner. If the numbers don’t work, if the credit score is too low, home buyers can be educated…told what to do…but it is really up to them to put the action plan in place. If they can’t step up, it doesn’t happen. And I’m sure some ppl go through the program and realize homeownership isn’t for them. THAT would be a good question to ask NACA—How many ppl get turned down or fall out of the program after they realize they should just stay renters?

    We have a saying in lending “Once a subprime borrower, always a subprime borrower.” People don’t change. They tend to stay the same over the course of a life.

    And maybe today that saying should be “Once an FHA borrower, always an FHA borrower.”

    NACA loans in some ways take better care of the home buyer in making sure they understand what it takes to sustain homeownership than the FHA program.

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  24. 24
    corndogs says:

    RE: Andrei @ 9 – “So in an artificially low inventory market, instead of addressing the main problem (banks and investors hoarding foreclosures)”

    Foreclosures are not a primary driver of inventory, never have been never will be. The current inventory level is real and was easily forecasted by supply/demand theory it has nothing to do with shadow inventory conspiracies..

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  25. 25
    ChrisM says:

    RE: Jillayne Schlicke @ 8 – Any idea if this program is also effective in Clark County?

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  26. 27
    Andrei says:

    RE: Corndogs @ 24

    “Foreclosures are not a primary driver of inventory, never have been never will be. The current inventory level is real and was easily forecasted by supply/demand theory it has nothing to do with shadow inventory conspiracies.. ”

    Because … potato…?
    Since it was “easily forecasted”, would you share this supply/demand forecast of which you speak with the rest of us? Because most of the articles I’ve read seem to say that the causes are not clear at all. And just as a simple example – if you look for houses < 600K in Kirkland in some stage of foreclosure, there are about 300. Whereas the number of houses coming up for sale during one week for the same area is around 5-10. That tells me that there's a pretty large shadow inventory out there.

    Also, supply-demand theory doesn't forecast how things will evolve over time – all it tells you is that as supply decreases under constant demand, prices increase; and as demand increases under constant supply, prices also increase. Maybe you were thinking about another fancy word to insert?

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  27. 28
    Erik says:

    RE: Andrei @ 27
    A lot of readers twist people’s comments in order to fit something they know something about on this website. I think that’s what corndogs is doing to you.

    Shadow inventory is real, just look at redfin as tim pointed out in one of his posts. Banks will allow the inventory to slowly trickle out so housing prices won’t increase much. The other factor against real estate prices is interest rates. Seems like housing isn’t going to boom like it has in the past for atleast 10 years if ever.

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  28. 29
    mike says:

    RE: Corndogs @ 22 – And an interest deduction that is a pittance on houses under half a mil.

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  29. 30
    ray pepper says:

    RE: Corndogs @ 22 – exactly..”that should cover your closing costs”………meaning nothing else…Lets take ours for instance.

    Sold for 3k over asking….3k seller in concessions…PP 131k….Will cost this seller 10% to sell in 5 years or about 13k. With an assumption of a flat appreciation in RE prices, and your 4% scenario paying off 10% in 1st 5 years, at best the Buyer could hope for is to BARELY avoid a short sale and have just enough to pay off their loan. However, any down trend in RE prices and this bad boy now worth 90k again or WORSE, with no skin in the game..GOOD NITE IRENE! See you back at Trustee Sale !

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  30. 31
    Pegasus says:

    Anything that rhymes with caca has got to be good, right? Maybe we should post the salaries of all of those in control of this tax-exempt organization that is saving the housing world?

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  31. 32
    ray pepper says:

    RE: Pegasus @ 31 – sorry..I just have to…1 of my favorite uplifting videos: http://www.youtube.com/watch?v=hOjOv-bR0bQ

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  32. 33
    Pegasus says:

    I think this is where all of the ACORN employees ended up.

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  33. 34
    mike says:

    RE: ray pepper @ 30 – Presumably this program offers some financial guidance as to building a nest egg for future expenses. The biggest problem I saw with friends who took out subprime loans in day past was their only nest egg came from appreciation, and they tapped that out every year or so. They didn’t have anyone telling them what they were doing was extremely stupid (well, except for one lowly renter predicting a major price correction!)

    I’m surprised it took so many comments for someone to bring up Acorn. I think some of you guys here are too critical of these kinds of programs. They’re not not for everyone, but I’d wager that a healthy market can and should ultimately include a very small % of buyers using these kinds of programs. It’s fundamentally a lot better than FHA considering the costs, DTI limits, and especially considering FHA’s default rates.

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  34. 35
    corndogs says:

    RE: Erik @ 28 – “Shadow inventory is real, just look at redfin as tim pointed out in one of his posts. Banks will allow the inventory to slowly trickle out so housing prices won’t increase much.”

    Really inchworm? Banks reduce inventory to keep prices low? If you’re gonna talk about conspiracy theories at least get it right. The theory is banks hold back inventory to make prices RISE! It’s been discussed and put to rest here already, shadow inventory is real but the quantity is known and it’s not gonna be a factor…. SWE has been talking about for a few years now, Corndog said it wouldn’t materialize and it hasn’t and it won’t…. it’s declining over time as would be expected and will continue to do so…

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  35. 36
    corndogs says:

    RE: Andrei @ 27 – “Because most of the articles I’ve read seem to say that the causes are not clear at all. And just as a simple example – if you look for houses < 600K in Kirkland in some stage of foreclosure, there are about 300. Whereas the number of houses coming up for sale during one week for the same area is around 5-10. That tells me that there's a pretty large shadow inventory out there."

    First of all everything you read is written by another dummy, so you can read all you want, just because people are baffled doesn't mean the situation is baffling. Per Redfin there were were 171 houses sold last month and 199 left in inventory, that's means that there is about 1 month of inventory. A normal market (not a buyer or sellers market) would have 5 to 6 months inventory, that equates to about a 1,000 house inventory…. So! if your entire 300 house shadow inventory hit the market tomorrow Kirkland would still be a sellers market and those lowend repos would be snapped up before you ever had a chance to make an offer….. so do you still think that the shadow inventory is huge and gonna make a difference….. if so, I'm sorry I can't explain it any simpler.

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  36. 37
    erik says:

    RE: corndogs @ 35
    You got me that time corndogs. I said it backwards. Banks hold back inventory to make prices rise.

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  37. 38
    erik says:

    RE: corndogs @ 36
    Good point. Thank you for your constructive comments. It seems you are in a better place than you were a few months prior when losh upset you so much. :)

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  38. 39
    ARDELL says:

    RE: corndogs @ 36

    I want to buy his list of 300 houses and track how many actually end up selling and how look it takes for all 300 to be sold. :)

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  39. 40
    Howard says:

    By ARDELL @ 39:

    RE: corndogs @ 36

    I want to buy his list of 300 houses and track how many actually end up selling and how look it takes for all 300 to be sold. :)

    Ardell, I see 105 properties in foreclosure in Kirkland. 67 of them are in 98034, the rest in 98033.

    As an example on 5/17 there are 9 houses scheduled for auction. It is RARE that they all go… Probably a 2/3 of the houses end up actually completing the process. Some go to investors, some back to the bank.

    There are probably a lot of properties that are not paying on their notes. None of that info is public. The only factual info we have in Washington state is after the Notice of Trustee Sale is recorded with the County.

    Any other “data” is suspect.

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  40. 41
    ARDELL says:

    RE: Howard @ 40

    Howard,

    I am assuming that both your numbers and Andrei’s include condos.

    I am showing 1,001 properties totaling active, pending and sold properties on a 12 month rolling basis in 98034 of which 697 are houses and 304 are condos. 40 of the 697 houses are bank owned and 81 are short sales. Of those 121 “distressed” houses, only 5 are actively for sale. The rest are pending or sold. Of the 304 condos, 46 are bank owned and 128 are short sales. Of those 174 :distressed” condos, 6 are actively for sale. 77 houses for sale of which 5 are “distressed” and 16 condos for sale of which 6 are “distressed”.

    In 98033 I am showing 1,067 properties totaling active, pending and sold properties on a 12 month rolling basis of which 703 are houses and 364 are condos. 24 of the 703 houses are bank owned and 63 are short sales. Of those 87 “distressed” properties, only 3 are actively for sale. The rest are pending or sold. Of the 364 condos, 28 are bank owned and 68 are short sales. Of those 96 “distressed” condos, 4 are actively for sale. 91 houses for sale of which 3 are “distressed” and 49 condos for sale of which 4 are “distressed”.

    98034 homes running at 17% distressed in 365 days and condos running at 57% distressed.
    98033 homes running at 12% distressed in 365 days and condos running at 26% distressed.

    So for all of Kirkland if you are including condos and single family homes we have 2,068 properties in a year’s time of which 478 were distressed.

    That would put Andrei’s 300 properties at a 7.50 month supply of “in process” foreclosures. Assuming that process is at minimum a 4 to 6 months process from start to finish, that actually makes a lot of sense. Your 105 would be less than a 3 month supply in a pipeline that takes at least 4 months, so really a shortage.

    I would take your 105 and add it to Andrei’s 300 and divide by 2 and call it five months of future inventory in foreclosure process. If they come out of the process on an equal basis the numbers do not suggest an increase or a decrease in the overall supply of distressed properties.

    (Required Disclosure – The data in this post is calculated by Ardell in Real Time, and not data that is compiled, verified or published by The Northwest Multiple Listing Service.)

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  41. 42
    ARDELL says:

    RE: Jillayne Schlicke @ 16

    ” Regarding homes on arterials, I am not a licensed real estate broker and maybe one could jump in here and help us but I imagine that homes w/unfixable problems like a busy street, near power lines, etc., the problem is going to be reflected in the appraised value and also the home will likely take longer to sell—which would be reflected in the appraised value.”

    Usually not, or not enough. The comps for the sale are almost always superior locations and the downward adjustment for the negative, if in fact the appraiser does one, never matches what a buyer should be discounting.

    Relying on appraised value to make that price correction is never a wise move for a buyer. The appraisal will favor the seller side.

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  42. 43
    David Losh says:

    I work a lot in the Hispanic community counseling people not to buy homes, even though it sounds like a good idea.

    This may have been a workable program before the Real Estate market crashed, but now we know better.

    This is another group looking to exploit people for personal gain.

    I’m sure they aren’t warning people about the extreme risk, and danger the buyers face in buying a home.

    The Hispanic community is very eager to own a home, pay it off, but it is a suckers bet to do that today.

    The very fact these people are promoting this scam is a good indication of what is wrong with America.

    Run from people like this, don’t walk just walk away.

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  43. 44

    David,

    Pls visit the NACA website and take a look at the work they have done to expose predatory lending and to bring a lower cost/lower rate product for those who would like to become homeowners.

    Homeownership is not for everyone. There is a lot of work to be done to care for a home inside and out on a daily/weekly/monthly/annual basis…there are extra expenses to consider for appliance and home maintenance and repairs….NACA does educate ppl about this and helps them understand how homeownership may or may not fit into each person’s budget.

    IMO, NACA brings a counseling approach to homeownership that may or may not be present when a homebuyer with stars in their eyes works with a real estate sales person who is only interested in making a sale. Not all Realtors are like this.

    Sounds like the program in which you volunteer works for you.

    This program may work for others.

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  44. 45
    Another Commenter says:

    One group of average purchasers this might benefit is those buying into co-ops. Currently (someone please correct me if you know otherwise) only NCB provides co-op share loans in Seattle, so the interest rates are usually significantly higher than they are for condo or SFH mortgages. NACA might introduce a little rate competition.

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  45. 46
    David Losh says:

    RE: Jillayne Schlicke @ 44

    I work in the Hispanic community all day every day, and know that Bank of America was the predatory lender in the Hispanic community.

    Now B of A is back at it with a new twist of getting rid of foreclosed homes. What the Heck?

    It’s Toro Caca.

    Alright, answer me this, how does home ownership, in today’s market place, benefit any one?

    I mean, I own a home, and can see that in 2003 it was a good move. 2006, it was a good move, if you sold in 2007, but today. how would paying a mortgage on an over priced property benefit the children?

    If mom, and dad both work to pay the mortgage, what’s the benefit? Then to say it has to be owner occupied? What the frigging heck is that about?

    It’s to make wage slaves, and the lenders, this group, and commission sales people all know it.

    We just came back from Mexico where there are many returning Mexicana’s because they have more opportunity there, than here. So they can’t rent out the house while they spend time in Mexico doing what they need to for the family?

    I mean I could go on, but Real Estate is for no one but those that can afford to lose a few thousand, tens of thousands, or hundreds of thousands of dollars.

    I don’t even want to go into how desperate commission sales people are today, but they are desperate.

    This isn’t a good group, I’ve seen the web site, and know the scam. I was an offender myself in the past, but have now seen the devastation home ownership causes in the Hispanic community. Americanos can afford to fool around, but first, or second generation immigrants need to make smart moves, and shouldn’t be fodder for a scam.

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  46. 47
    Jonness says:

    Jillayne:

    Thanks for writing this article. You did a fantastic job. I especially appreciate that you follow up thoroughly in the comments section.

    :)

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  47. 48
    corndogs says:

    RE: David Losh @ 46 – So you go to Mexico and you start calling everybody man and now you’re calling Mexicans Mexicanas and Americans Ameriicanos? I bet your voice sounds like Cheech and Chong now doesn’t it? I see this all the time, people without a personality, they find some minority group and assume a new identity because their awkward inability to understand and parlay the subtleties of human communication are not as profoundly recognized by people of another language, . Hanging out with Mexicans and assuming a Mexican persona is a reasonable move, at least it matches your socio-economic status… Good going Davido Losho.. Your parents would be proud I’m sure to know that you grew up to become a huddled mass.

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  48. 49
    David Losh says:

    RE: Corndogs @ 48

    You never have anything to say.

    Why is that?

    You are right that my mother was not proud of me being a huddled mass, and the rest of my family are equally horrified that I work for a living.

    However, a man has to do something to help build a better world.

    When my second wife died after a long illness I has enough money to do just about anything, so I did play with my investment for a couple of years until a guy invited me on his tour of Sicily. I went, because I really wasn’t doing anything. A couple of weeks stretched into a year and I ended up in Palestine.

    That, is horrifying. Millions of people have been displaced in absolutely desperate situations. I asked what I could do, and the reply was “nothing.”

    I was asked how the United States could stand by and let this happen, but the example they use in Palestine is that we allow the same conditions in Mexico as we do in the Middle East.

    The question was if I had ever been to Mexico. I had been, but I had never driven into a place like Tijuana. It’s very much like Palestine. Of course the refugee camps in Jordan are far worse than anything here.

    So I’ve decided on my own course of action which is to provide employment, immigration help, and wealth building for the Latino community.

    What else is worth a man’s time?
    .

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  49. 50

    […] the article I wrote about NACA as published on Seattle Bubble. NACA is the org that’s bringing their zero down loan to town […]

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  50. 51

    […] the article I wrote about NACA as published on Seattle Bubble. NACA is the org that’s bringing their zero down loan to town […]

    Rate this comment: Thumb up 0

  51. 52
    Lily says:

    Is a 0 down mortgage really helping people? How about help people save for a 3.5% down payment first?
    The owner occupancy requirement is also going to hurt people. If someone loses their job and needs to relocate or downsize, the option of renting out the current residence is not available. In the last down housing market, a lot of people were trapped by this. NACA absolutely needs a to add a hardship based rent exemption.

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  52. 53

    […] the article I wrote about NACA as published on Seattle Bubble. NACA is the org that’s bringing their zero down loan to town […]

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  53. 54
    NACA Online says:

    RE: Lily @ 52 – Regarding down payments in the NACA program, many of our members have already saved a sigificant down payment amount. however, in the NACA program, that money is much more efficiently used to buy down the interst rate. The homebuyer is able to buy down the rate one-quarter percent for each one percent of the purchase price. Many of our members are able to buy down thie rrate to near zero, which saves several times the amount of the buydown amount over the life of the loan.

    Additionally, NACA is not inflexible when it comes to members who have to move for circumstances beyond their control. In such a situation, our CEO personally reviews the situation and grants exemptions on a case by case basis.

    Tim Trumble
    Online Operations, NACA
    ttrumble@naca.com

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  54. 55
    ss says:

    Im sorry I have to jump in. I am on the east coast and NACA is not as fast moving as they want u to believe. Nor are they able to make magic happen. We went to them for remod issues with BOA loan in March of 2012 and still no resolution. NACA has said it takes alot of time to get a resolution but now I see why from your post, if they are buying BOA’s REO’s then they are in bed with the demon themselves, NACA has just aligned themselves with the worst of all predatory lending banks in history!! Just remember not everything is what it seems be very very careful. I would use a local credit union to purchase a home these days.

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  55. 56
    DisSatisfied says:

    RE: Jillayne Schlicke @ 5

    Jillian, look closer… we have been through this program for the last 2yrs. When we HAD a viable refinance through NACA, BofA ‘said’ they did not receive our documents (even though they were faxed & documented ‘in house’ ie: from on of their BofA branches, we have proof) When we asked NACA to check on this, we were asked to resubmit a new refinance request (another 3mo process) all the while our 2nd loan was accruing more more debt (they have to refinance the 1st mortgage before they can complete the 2nd).

    With the instability in the job market a lot can change in 2years, this is now our fourth attempt to refinance with BofA/NACA (always another excuse why we have to resubmit (DIR lowers Due to 2nd mortgage each time…). After 2 years of LOTS of paperwork filed, deadlines met, & ill attempts at a refinance resolution. In the meantime we have 1) got to live in ‘our’ house 2) improved/maintained our home (apparently for BofA) 3) lived in ‘limbo’ as to whether or not we can keep our home & resolve this…

    If you have ever been to just ONE of NACA’s ‘cattle call’ introductory seminars, you will see Thousands of people in the same situation. Consider this is happening in Each City they have held seminars & you get the scope of the problem. All Over the Country…

    Why isn’t the news covering this? Why can we not get more ‘facts’ about this situation? Why are we as a Nation not holding _f_i_l_l__i_n__t_h_e__b_l_a_n_k_ accountable?

    All we can see is that BofA/NACA are keeping ‘proposed’ homeowners ‘in their homes’, with the ‘promise’ of refinance, hedging their bets & still running a shell game…

    Oh, & BTW: Don’t ask me, Where do you Live or Do You Want to Sell? we are everywhere…
    Sorry this isn’t more encouraging, just thought you should know…

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  56. 57

    Hi DisSatisfied,

    I’m sorry to hear that you keep getting the run-around with your attempt to, it sounds like refinance or modify your loan. This blog post is only focusing on NACA’s purchase money program.

    The NACA representatives told us at the live seminar that the default rate on their NACA loans is very low because of all the pre-purchase counseling and pre-purchase underwriting done before the loan is made.

    Did you receive a NACA loan when you originally purchased the home or are you using NACA to help you refinance/modify a BOA purchase loan or refi that you received from a place other than NACA?

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  57. 58
    Shuan Moore says:

    Naca only helps people who are trying to buy a home or if you are a minority. They just took my home and all the attorneys I talk to are saying they are in with the banks to take your home. All signs lead to that fact! They locked me out from talking to my bank and then took my home! They say non-profit but they get money from the government each time they make you submit more information! That is a fact because they make money some where right? They don’t work for free!!!!! Don’t trust NACA. Bottom line.

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  58. 59
    Shuan Moore says:

    You are right they did it to me too!. I have requested a formal federal investigation from my senator etc. Someone needs to stop NACA! they are a fraud and now I am mad! Lock me out of talking to my bank and then deny me minutes after I send the requested documents….They never had time to look at it and sold my home days later. The banks work with NACA to take your home and never intend on giving you a loan modification.

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  59. 60
    ms ranae says:

    I know someone who refinanced her B of A loan through NACA and she said they saved her hundreds off Her monthly mortgage. She swears by them and so does my friend who is an independent real estate agent. RE: Jillayne Schlicke @ 57 – Who said they couldn’t afford the house? The reason the purchase letter contains a monthly mortgage amount is that NACA has determined what the purchaser can afford based on income to debt and what they’ve successfully been paying the last two years. Hence the less than 1% default rate. A mortgage in the south can easily be less expensive than people pay in rent for years. People have things up that impact their credit scores but don’t prevent them paying their rent. Now, they can qualify to purchase a home based on those rent payments and income and never-mind a blemish on your credit that’s over a year old. RE: Andrei @ 9 -

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  60. 61
    George Branom says:

    Desperately need an agent in the Seattle/ Tacoma area familiar with the NACA process. We plan to be in the area in Sept. We have been advised that, while there is not yet a NACA office on the area, it is not excluded from financing by the agency. We want to live in the area.

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  61. 62
    Tim Trumble says:

    Hello George Branom,

    First, please conatact our Oakland, CA office, which handles Washington state transactions until our office is opened in Seattle. They should be able to make a recommendation for NACA approved agents in the area. Their number is (510) 652-6622.

    Second, any real estate agent can woork with NACA after completing a training seminar. While the seminar is normally conducted in a NACA office, it can be done via webinar for those a long way from the nearest office. Again contact the Oakland office for details.

    You can also feel free to post questions on the NACA forum at http://forums.naca.com or email me directly at the address below.

    We wish you the best on your journey to home ownership!

    Tim Trumble
    Online Operations, NACA
    ttrumble@naca.com

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  62. 63
    Emil says:

    For all readers I would like to post my experience with NACA: It’s truly the best home ownership program in America! Hands down- no questions.
    I live in Summerlin, a very nice neighborhood, near Las Vegas Nevada, just after relocating for job related reasons to the area. Somebody at work mentioned the program, and I though like many, it sounded too good to be true and probably was a scam, etc, etc..How wrong I was!!
    Before being qualified, they ask for all your documentation supporting two years of Income, rent payments and other expenses and then you sit through several hours long counseling sessions where you prepare a complete budget and come up with a payment figure for a mortgage. Then, and only then, they give you a “NACA Qualified” status and assign you a realtor and a qualification letter that explains in detail, how much mortgage you can afford and a maximum price for the house. Old fashion, character based lending, the way it used to be, instead of those “no docs” loans that caused so much damage to the economy.
    But my story does not end here; The Bank of America “first look” program is for REAL. We found a very nice REO in a nice neighborhood in Summerlin (No crack homes, etc) and place an offer on it under the exact conditions of the program: Full price, no down payment, 10 points paid by the lender, and we got it!, and for those who are not familiar with the Las Vegas market, it is a sellers markets, properties are bought by investors in minutes and multiple offers are common. For this particular property we bought, there were several investors offers way above the selling price lining up. But B of A honors the pledge to assign these properties to NACA owner occupied members and they sold it to us: no tricks, no buts, just as advertised. And the bank even did some of the repairs requested by the inspection. The home is pretty much in move in condition.
    Before anybody goes out screaming socialism or some other nonsense, let me explain why this program exists at all: B of A and many large lenders almost went bankrupt due to poor lending practices during the last decade. You and I, the taxpayers, bailed them out. The federal government among some of the demands requested banks to change lending practices like investment properties and no docs, and give priority to owner occupied full doc buyers like NACA. It makes all the sense in the world: Investors and liers are the first to abandon a property when any, even the slightest problem arise. Homeowners on the other hand will keep their homes for as long as they can unless a major event like long time unemployment or sickness strikes, and even then will do all they can to save it. Again, good old fashion lending practices that yield the low default figures for the NACA program.
    I will be closing on my new home this month and, as I started this post, I went from “too good to be true” to NACA believer. I will be praising their program and their lending philosophy anytime they ask me to for their monthly seminars here in Las Vegas. To all the staff in the Las Vegas office my sincere gratitude for their efforts in bringing back common sense and the true meaning of home ownership.

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