Please Note: JVM Lending is temporarily unable to accept new refinance applications. We have met our maximum loan volume capacity and are unable to process additional applications without sacrificing the 5-star experience to which our valued clients are accustomed. We sincerely apologize for this inconvenience.

We are still accepting new home purchase applications, and still have capacity in our purchase loan division.

Mark Cuban Was Right; SF’s Death & Revival; IKEA & Honey Badgers

A few weeks ago I blogged about The Death of New York City, citing another blog by James Altucher that set out reasons why NYC is not going to recover: the loss of business opportunities; the loss of cultural events; and the loss of restaurants. I also mentioned how Dallas Mavericks owner and Shark Tank […]Read More

Will Prepayment Penalties Return?

A young couple was sitting in my office crying. It was around 2005, they were on a very tight budget, their rate had just adjusted to almost 10%, they had to refinance in a hurry for a variety of serious personal reasons, and they had just discovered that their loan officer had saddled them with […]Read More

Divorces Surge During COVID; Divorce Considerations That Affect Real Estate And Mortgages

FIRE CERTIFICATIONS NOTE: With wildfires still raging across California, underwriters are still requiring “Fire Certifications” for every property that is near a major fire. This is simply photo evidence that a property remains undamaged by fires. DIVORCES Divorces are surging as a result of the COVID crisis. Online inquiries have jumped over 30%, according to […]Read More

Pay Cash For House Now & Get Financing After Close; “Delayed Financing”

Despite the COVID crisis, there seems to be more cash-rich buyers than ever right now in our three biggest markets – Bay Area, Austin, TX, and Dallas, TX. This is a result of several things, including the thriving tech economies of Austin and the Bay Area; the prevalence of cash-rich Californians taking their home equity […]Read More

“1% Closing Cost Credit Referral” How’s It Work? Compliant? No Free Lunch

One of America’s largest mortgage banks is offering a “1% closing cost credit referral” to real estate agents. The below paragraph was copied directly from an email that the lender sent to an agent we know: “I’ve attached your exclusive 1% closing cost credit referral. In order to reserve that for your new buyers you […]Read More

Fed: “We’ll Ignore Inflation & Keep Rates Low Forever!” Or Not

Media outlets are abuzz with news about The Fed’s new commitment to keep rates low pretty much forever and to also change its inflation targets. This WSJ article is just one of many I saw today discussing this. So what does this mean? The Fed will no longer give credence to what is called the […]Read More

Property Must Have Kitchen Even If It Will Be Gutted Right After Close

One of our clients is buying an investment fourplex in Texas. He intends to completely gut and rehab all four units as soon as we close. The problem is that one of the units has no kitchen b/c the tenant is using the entire unit for storage. As a result, the appraiser cannot give any […]Read More

Fannie/Freddie Yank Their 1/2 Point Refi Fee

On Saturday night my wife Heejin and I had a wonderful date at an outdoor Italian restaurant. The food and weather were perfect, and the ambiance was even better with overhead string lights, friendly passersby, and a saxophone player in the background. The only problem was that there were too few customers, and we would […]Read More

Fires, Hurricanes, Appraisals & Delays; Agent Resource Guide

In Friday’s Blog, I mentioned how we were losing Appraisal or Property Inspection Waivers (PIWs) b/c of the fires in NorCal, but I made an error. Underwriters are not always requiring full appraisals in lieu of PIWs in fire areas; in most cases they are just requiring simple inspections, with no value attributed, that certify […]Read More

No Appraisal Waivers In Fire Areas; Pest Reports Must Be Under 90 Days Old; Pre-Approvals Can Take 3+ Hours

Here are a few quick updates/reminders. APPRAISAL WAIVERS – NO MAS IN “FIRE AREAS” (Re-inspections too) We have been getting far more appraisal or property inspection waivers (PIWs) over the last few months b/c Fannie, Freddie and lenders in general have relaxed their appraisal standards b/c of COVID and b/c more and more past appraisals […]Read More

Why COVID-19 Is Not Hitting Housing Prices

A few weeks ago, I blogged about why we are not seeing more foreclosures despite our severe recession and a huge number of delinquent borrowers. The reasons include: (1) borrowers have more equity and won’t abandon it; (2) lending guidelines have been much stronger since 2008; and (3) the housing market is on fire, making […]Read More

Economies Of Scale; Competing In A Post-Boom World

Last Friday, I blogged about how Ford Motor Company dominated the auto industry in the 1910s by cutting costs so much that they could sell cars for less than 1/4 as much as competitors could. I pointed out how this was likely to happen in the real estate and mortgage industries too at some point, […]Read More

90-Day Mortgage Delinquencies Hit Record Highs; Why No Foreclosures?

Almost 2 million homeowners were 90 days late with their mortgages in June, according to this National Mortgage News article. But at the same time, actual foreclosure inventory was down significantly year over year. The obvious reason behind the very low foreclosure rates, despite our economic woes, is the COVID-19-related foreclosure moratorium and the related […]Read More

Car Industry Vs. Mortgage Industry; Consolidation Coming? We Want To Be Ford In 1913

At the turn of the 20th century, there were almost 100 different car companies operating in Detroit alone. But by the 1920s, there were basically three companies – Ford, General Motors and Chrysler – according to this Wikipedia article. What does this have to do with mortgages and real estate? A lot, b/c at some […]Read More

Housing Market – Not All Rosy; Bumps & Volatility

TOO OPTIMISTIC ABOUT HOUSING? “Stick to mortgages, Jay!” I touted the strength of the housing market numerous times over the last several months, and both borrowers and agents told me they thought I was too optimistic in light of all the pandemic news. One borrower told me to “stick to mortgages and leave the economic […]Read More

Confusing Luck With Talent; Ego Is The Enemy

There was a big hubbub earlier in the week over a defamation lawsuit involving a mortgage trade group CEO and a prominent mortgage industry executive. The executive and his wife sued the trade group’s CEO for defamation after he made some very inappropriate comments, and the story quickly made its rounds across the industry. You […]Read More

Quicken’s IPO – So Much To Learn; Reason To Be Leery

Rates edged lower again, so now instead of being really, really, really low, they’re really, really, really, really (4 really’s) low. It remains to be seen if we’ll hit “5 really’s.” BOOMS, PLATITUDES AND BUSTS Over the years, we have seen numerous mortgage banks massively expand during refi booms, and then wildly and loudly celebrate […]Read More

The High Cost of “Cash Out;” Delayed “Hot Season”

DEFERRED DEMAND/PEAK HOMEBUYING SEASON IS NOW CNBC reported that “mortgage applications to purchase a home rose 5% for the week and were a remarkable 33% higher than a year ago.” America’s average home price also hit an all-time record high of $365,700, as buyers are now out in droves. This all corroborates what many of […]Read More

JVM Aligns With New Mortgage Bank; The Need For Speed & Jumbo!

We recently aligned with a new mortgage bank for three reasons: (1) to drastically shorten our closing periods; (2) to offer even lower rates; and (3) to access much better jumbo options. We have nothing against our former mortgage bank at all, as we simply were not a good fit for their model and we […]Read More

“The Next Housing Boom Is Closer Than You Think”

The title of this blog is taken directly from this blog by Stansberry Research. I have hit the topic of a strong housing market numerous times in recent months but am hitting it again for several reasons: (1) Stansberry Research normally touts stocks, so when they shift to touting housing it means something; (2) some […]Read More

“Stips;” Loan Salability; Facing Huge Losses; And Why A Competitor Went To Bat For Us

What is the scariest thing on the planet? For mortgage banks, it is an unsalable loan. Mortgage banks literally borrow money to fund mortgage loans – using what is called a “warehouse line.” Mortgage banks only make money if and when they sell those loans that are “sitting” on their warehouse lines. For example, when […]Read More

Refinancing After Forbearance; Credit Inquiries

Over 4 million borrowers went into mortgage payment “forbearance” during the COVID-19 crisis, and many are now starting to end their forbearance periods – and wondering if they can refinance. Here are some of the guidelines. AUTHORIZED FORBEARANCE – PAST BALANCES PAID If borrowers with a formally authorized (by their servicer) forbearance formally end their […]Read More

Purchase Applications Hit 11 Year High; Refis = 63% of Volume

The Mortgage Bankers Association surveys multiple mortgage banks every week and then releases all of the data. The most recent survey, discussed in this National Mortgage News article, is particularly interesting. Here is just some of the data: Purchase applications are at an 11 year high. Refi applications are 106% higher than last year at […]Read More

Interest Only Loans Vs. Fully Amortized Loans

Borrowers often ask for “Interest Only” (IO) loans b/c they want lower mortgage payments, and we discourage them for a variety of reasons. I am discussing the pros and cons today. REASONS TO WANT AN IO LOAN: Payment Flexibility: Borrowers with cyclical income want lower payments during slower times (assuming payments really are lower – […]Read More

In Defense of Cities & Large Offices

I once had a client who was a commercial airline pilot living in San Francisco. As a pilot, he could live anywhere in the U.S., so he decided to sell and use his equity “to pay cash for paradise” in Tennessee. He lasted two years. He moved back, at an enormous cost, b/c he missed […]Read More

Buyer or Seller: Who Pays Real Estate Commissions?

How are real estate commissions set and who is responsible for paying them? We find these are common questions among both buyers and sellers. Who Pays Real Estate Agent Fees? Here’s the short answer: In California and Texas, as in most states across the country, the seller is typically responsible for both the selling agent’s […]Read More

Yoga Babble & Pizzas Under Cost – Heading Our Way Soon!

A prominent mortgage bank posted this employment ad last week in a very popular mortgage blog: The company culture at ****** Mortgage is a direct reflection of the lender’s vision to Inspire Hope, Deliver Dreams, and Build Prosperity. I laughed when I read that b/c I am pretty sure the company really just originates and […]Read More

Home Values – This Ain’t 2008! WHY? Inventory and Demographics

I was interviewed yesterday by a prominent financial reporter who is, for obvious reasons, mired in the very “news” I suggested avoiding in my Wednesday Blog. B/c she is so caught up in all of the negative news, she seems convinced that the housing market could easily see a repeat of 2008 when values dropped […]Read More

“Non-Bank” Mortgage Lenders vs. Banks; Who Are The Players? Why It Matters

Most Americans have never heard of PennyMac, United Wholesale Mortgage, loanDepot, and Freedom Mortgage. These are just a few of the huge “non-bank” mortgage lenders that funded almost 60% of all mortgages last year. The only “non-bank” player that most Americans have heard of is Quicken Loans, and that is b/c of its massive amount […]Read More

Obtaining Mortgage Financing After A Forbearance

RULES FOR QUALIFYING POST-FORBEARANCE With millions of future borrowers in either mortgage or rental forbearance, many people are wondering how forbearances will impact a borrower’s ability to qualify for mortgage financing down the road (when they are out of forbearance). Credit: The jury is still out on this, as borrowers with authorized forbearances were not […]Read More

HELOCs Fading; Jumbo Rates Way Higher; FAQs

Two of the nation’s largest banks announced that they will no longer originate new Home Equity Lines of Credit (HELOCs). This is of course in response to the COVID-19 crisis. We still offer HELOCs but only to 90% Combined Loan to Value (95% CLTV no longer exists) and only for purchase money financing. In Texas, […]Read More

Mortgage Banks Don’t Make Enough Money for Introlend/Referral Fees

DONUT SHOPS ARE LIKE MORTGAGE BANKS Years ago, I helped a couple that owned a donut shop refinance – and I was shocked by how thin their margins were; they were working 75 hours per week and making very little money. BUT, if I had offered to somehow refer them 50% more customers in exchange […]Read More

Jumbo Financing Lives! Appraisals Getting Done; Bridge Loans; Interest Rate Update

JUMBO FINANCING STILL AVAILABLE Agents continue to ask us if we are still offering jumbo financing – and the answer is emphatically yes! Rates remain in the mid-3% range for strong borrowers with 20% down and ample reserves. Weaker borrowers (with less than 20% down, limited reserves and/or lower credit scores) in the jumbo price […]Read More

Please Share Our Content; How Fast Will The Economy Recover?

We love it when readers share our content – so please feel free to continue doing so. We only ask for a credit and a “linkback” to our website whenever content is shared – something like the below: Content Source: Jay Voorhees of JVM Lending – “#1 Reason We’re Not In A Housing Bubble; Life […]Read More

Goldman Sachs Loves Housing Still; COVID-19 Will Push People Away From Cities

In October, I blogged about my millennial nephew paying $4,250 per month in rent in San Francisco. I pointed out that the property he was renting was worth about $2 million and that he was probably better off renting – IF he stayed in San Francisco. His financial planner and I, however, both told him […]Read More

Borrowers In Forbearance See Credit Whacked! Purchase Market Lives: Texas Re-opens

FORBEARANCE IMPAIRS CREDIT – DESPITE “CARES ACT” On Saturday, David Stevens, former President of the Mortgage Bankers Association and the current CEO of Mountain Lake Consulting, posted a notice on LinkedIn stating that some creditors and credit bureaus are in fact showing mortgages in forbearance as “late” and “in forbearance” on credit reports. According to […]Read More

Elephant In Room: Housing Prices; HELOCs Too

Chase stopped accepting applications for home equity lines of credit (HELOCs). I mentioned this previously, but in 2008, HELOC lenders not only stopped taking applications but they also froze existing HELOCs. Given the trends, HELOC borrowers in need of cash might consider drawing on their HELOCs now before they are frozen (as I mentioned in a […]Read More

Jumbo Market Lives; Inflation = Windfall; Why Lenders Are Terrified of Forbearances

I am repeating this b/c I am still getting so many questions: The Jumbo Market Definitely Lives. Jumbo buyers with 20% down can buy up to $1.6 million in CA and up to $1.4 million in Texas with 1st/2nd Combo Financing. I recently blogged about combo financing here. Traditional jumbo lenders remain in the marketplace […]Read More

COVID-19 Mortgage Updates; Interest Rates; Jumbo; Guidelines; Appraisals

Below are a series of important COVID-19 updates as they relate to the mortgage industry. INTEREST RATES Jumbo interest rates are now about 1% higher than conforming rates. This is in sharp contrast to the previous few years when jumbo rates were almost always lower than conforming rates for strong borrowers. Low balance (under $510,400) […]Read More

Private Money In Lieu of Non-QM/Bridge Loans; JVM/Mortgage Bank – Here to Stay; Eating EMDs

PRIVATE MONEY = TEMPORARY SOLUTION Both agents and buyers are reaching out to us to save transactions that have blown up elsewhere b/c both bridge loan and non-QM financing has dried up. Bridge loans are temporary loans against a property that will soon be sold (in most cases), and non-QM loans allow for alternative income […]Read More

Jumbo Market Gets Even Tighter as Wells Fargo Pulls Out; Forbearances Again

WELLS FARGO PULLS OUT OF JUMBO MARKET Wells Fargo announced yesterday that it is pulling out of the jumbo mortgage market, sending shock waves through the industry (b/c Wells is such a force). Many other jumbo lenders and investors (that buy jumbo loans) are following suit or tightening up their own internal policies in response […]Read More

Contingency Periods During COVID-19 Crisis; Which Loans Are Safe; Employment Is a Huge Concern

I mentioned yesterday that we are still getting purchase contracts and agents are still making offers, and asking us about contingency periods in light of the COVID-19 crisis. We obviously can’t close in 14 days now b/c of COVID-19-related delays, so below are some contingency/closing periods we are requesting until the crisis ebbs. We do […]Read More

Forbearance Confusion; Refis Dominate Market; Purchases Still; Mortgage Industry Remains Alive

FORBEARANCE CLARITY The mortgage industry, terrified of a mass onslaught of payment forbearances, was alarmed by a misleading report by CNBC. Reporter Diana Olick said that borrowers obtaining a forbearance could tack the missed payments on to the end of the mortgage. This is not true, however, as most servicers will try to recoup the […]Read More

Jumbo Loans Stall; IRS & India Shutdowns Slam Industry; Still Funding Loans; Vanilla Loans Only

STIMULUS AND FED ALMOST CRASHED MORTGAGE/HOUSING INDUSTRY Here is a great article that partially explains what happened. Long story short: many major lenders face bankruptcy b/c servicing values are now close to zero (b/c of the risk of missed payments) and b/c lenders face massive margin calls b/c of the Fed’s bond-buying. STILL FUNDING LOANS/VANILLA […]Read More

FED & Industry Updates; Loans Disappearing; What Agents Should Do; Deferments Not Free Money

THE FED, RATES, & MORTGAGE COMPANIES The Fed has purchased over $250 billion of mortgage-backed securities (MBS) over the last two weeks – an unprecedented record by far. This has pushed MBS yields down significantly for investors in the secondary market, but mortgage rates at the consumer level are still not moving for reasons we […]Read More

Forbearances Explained; ≠ Free Lunch; Mortgage Industry In Panic Mode

The entire Mortgage Industry is in a state of panic right now. This is b/c so many potential borrowers could skip or miss payments, and b/c the Fed is pushing mortgage rates down too quickly and putting enormous financial pressure on mortgage lenders. Mortgage lenders and servicers are both facing enormous losses for a variety […]Read More

Job Losses & Qualifying for Mortgages; Terror In Mortgage Industry

A seasoned agent called me yesterday to ask if her buyer could still close on a transaction even though he had just been laid off (the buyer still wanted to close despite not having a job). My answer was of course “no,” so she then asked when he could get a loan again, prompting today’s […]Read More

Appraisal Relief’s Here, But Limited; Purchase Appraisals Going Well; Interest Rate Updates

Fannie and Freddie released “Appraisal Relief” guidelines yesterday that consisted primarily of waiving interior inspection requirements. They agreed to accept “exterior inspection” and/or “desktop appraisals” in lieu of full, traditional appraisals. But, the relief is turning out to be more limited than we hoped. LIMITATIONS Appraisal relief is only available for conforming (Fannie and Freddie) […]Read More

Fed Rescues Mortgage Market; Mortgage & Appraisal Relief Measures

On Friday, there were three major factors pushing up mortgage rates: (1) too much business – lenders are pushing up rates to stem excess volume; (2) too little liquidity – too few buyers of mortgage-backed securities in the marketplace forced lenders to offer higher yields to attract more buyers; and (3) RISK (a new factor) […]Read More

COVID-19/Mortgage Industry Update

Here are a few reminders and key updates that are warranted (despite some repetition) b/c the overall situation remains so fluid and b/c we are still getting so many questions. MORTGAGE INDUSTRY REMAINS OPEN Most lenders remain open and fully operational and are still funding and recording loans (with most team members working remotely), as […]Read More