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Hot good news for potential homebuyers!

December 11,2022 | Posted By Flavia Brown in Real Estate
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The following two articles are for real estate buyers, but also for sellers because most sellers will buy a replacement home. The first article explains how easy it is to buy a home (thanks to the State of California), and the second article explains how to make an offer with no upfront money.

Important new home LOAN information for buyers and sellers:

In an effort to provide exemplary service to prospective homebuyers, and sellers who will purchase a replacement home after selling their existing home, I have stepped up my effort to help make it financially easier to buy a home, whether it is an SFR, condo, townhouse, duplex, or other multi-family residences. The State of California realizes that it takes years for most citizens to accumulate enough money for a down payment and closing costs. And by the time that is accomplished property values will have increased substantially. That is one big reason why California wants to make it easier for buyers, and wants more people to become homeowners.

I am associating with mortgage brokers who participate with government agencies that provide down payment and closing costs assistance. These California government-supported companies are the Federal Housing Finance Agency (FHFA), Golden State Finance Agency (GSFA), California Housing Finance Agency (CalHFA), and MyHome Assistance Program (MHAP). Some of these lender programs are also federally backed by Fannie Mae and Freddie Mac. With these down payment and closing costs assistance programs there are limits, like the new loan limit for one unit in Los Angeles County is $1,089,300. However, there is no income or purchase limit. Some programs are for first-time homebuyers, and others are for any buyer. (Official definition of a first-time home buyer, or FTHB: A person who hasn’t owned a real estate property for the past three years).

To avoid confusion and to help make the process easy, several specially-trained and assigned loan officers and mortgage brokers will guide you through the steps and get you qualified to purchase a home. I will put you in touch with one or more of these specialists. If you have a steady job and a 640+ fico score, buying will probably be a “slam dunk.” These mortgage loan companies also have special programs for all local, state, and federal government employees, including firefighters, law enforcement, teachers, health workers, and veterans. By the way, please share this email with your colleagues, relatives, and friends.

Make an off with no upfront money, and Real estate 101 

Can I really make an offer on a home with no upfront money and no qualifying documents? Absolutely! You can make an offer any way you like, even if the listing agent writes in the MLS property profile sheet that you must include various documents with your offer. But the offer must be presented properly. The upfront money is the earnest money deposit (EMD) which is any amount up to 3% of the offered amount (adjusted to the same percentage of the purchase price if the offer is accepted). The qualifying documents are the lender’s pre-approval letter (unless the offer is all cash) and the proof of funds (POF) which all buyers must provide. The POF supports the down payment and closing costs, or for cash buyers the POF includes the purchase amount, down payment, and closing costs. The down payment is due one or two days before close of escrow, and the EMD becomes part of the down payment.

In a strong seller’s market (more demand than supply, low inventory, prices increasing, etc.) the mentioned items should accompany offers, especially if there are multiple offers. Why do some buyers want to delay presenting their proof of funds when they make an offer? Most often, they don’t want to display their bank statement when their offer hasn’t yet been accepted. However, buyers should have the items ready in case the offer is accepted. If the offer is accepted the buyer’s agent will forward the two qualifying items to the listing agent a day or two after the offer is accepted and ratified, and the EMD will be wired to the escrow company (the escrow company provides wiring instructions).

NOTE 1: After you are qualified to purchase a home I will be glad to represent you. If you select me to be your Realtor you can be sure that I will get you the best deal possible, and be sure there will be no mistakes in the selection of a home. My goals will be to save you a ton of money and for you to become a savvy real estate investor. If you will need to sell before buying, I know how to get homes sold at top dollar, and often sold at higher than the asking price. I will be glad to explain how I accomplish getting homes sold at the highest price the market will bear. It requires having a strong and effective marketing program designed to attract the most buyers, buyers' agents, and investors looking for income properties. As an accomplished Realtor (17 years, 256 closed escrows, zero complaints, and a spotless DRE record) I also know how to conduct a simultaneous close of escrow (closing escrow on the existing and replacement homes at the same time).

NOTE 2: Whether or not we work together, if you are interested I will still provide the appropriate and qualified mortgage brokers’ contact information.

Meanwhile, best regards to you, and your real estate questions are always welcome. Contact me via phone, text, or email.

Flavia Brown, Realtor® (17 years)
CalDRE #01729313
Realty One Group United
310-702-6335 (cell/text)
P.S. My website contains more than 50 informative and helpful real estate-related blog posts. Visit, then click “Blog.” One good read is “Best real estate blog posts.” 


Flavia did an exceptional job of getting my duplex sold, and found a 6-plex to complete a 1031 exchange transaction, all on time t...
- John Baker


22939 Hawthorne Blvd., Suite 203
Torrance CA 90505

DRE# 01729313

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