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Now is the time for action! We are experiencing the greatest transfer of real estat wealth of our generation!

Mark YOUR Calenders right now:


Saturday morning February 27th from 9 to 11 am I will be addressing the top three questions I continue to get asked :

1. How can I finance investment real estate – I will give you information on 3 ways you can finance.

2. What areas of the Richmond market are the best to invest today? I will share my most recent experiences in a variety of areas

3. How can I get my houses sold?

I will address all three of these topics and we will have some good old fashioned networking over bagels and coffee. I hope you can join me. This event is FREE of charge, but you can donate toward bagels and coffee to help us out.

I have a couple of different locations that will work, but need to get a feel for the number of people interested in this event… SO if you can join me I REALLY need to Know right away because space will be a limited.

To Reserve your space: Leave a comment at this blog that you will be joining us or Just send me an email direct : and simply tell me you will attend!

You wont want to miss this event as we unravel the mysteries of how to get your deals financed, review the specifics of the Richmond market and tackle the solutions to getting your houses sold for an instant profit!

This will be a great time of investor networking and you can NOT beat the price — FREE. Come ready to have fun! Come ready to network! Come ready to learn how to capitalize in this market by INVESTING NOW!

Jim Ingersoll


HUD secretary Shaun Donovan announced a policy that will dramatically accelerate the process of re-selling foreclosures.  The announcement is part of the Obama adminstrations commitment to stabilizing the foreclosure market.  The announcement came along with a commitment of $2 billion in NEIGHBORHOOD STABILIZATION GRANTS.

Historically FHA from insuring a home mortgage owned for less than 90 days (90 days title seasoning).  This requirement represented a 90 day delay in processing all foreclosures, homes being flipped by investors, etc.  In todays market foreclosed homes can be acquired and fixed up nicely in well under 90 days which would then create delays for investors looking to re-sell the homes once they are fixed up.

The change in policy will take place on February 1, 2010 and last for one year.  It will permit buyers to use FHA financing to purchase foreclosures, hud homes, REO properties, bank owned real estate or general private sales without a 90 day delay.  This change in policy is expected to help stabilize real estate markets and further revitalize neighborhoods with high foreclosure activities.

This change in policy will allow investors to accelerate their turn cycle of purchasing, repairing and then re-selling affordable homes to the general public.  It will also help provide clean, renovated and affordable housing to the general public.  To prevent predatory practices from investors, the following guidelines will be ensured on each FHA loan:

1.  All transactions must be at arms-length, with no identify of interest between buyer and seller

2.  In cases where the sales prices of the property is 20% or more above the seller’s acquisition costs, the lender will need to meet certain guidelines

3.  Waiver is limited to forward originated mortgages and not applicable to home equity conversion mortgages

What impact will these changes have on the real estate market?  Let me know what you think.

Jim Ingersoll

Jim Ingersoll

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