THE ZERO PROGRAM
A Personalized Home Buying Program To Help You Purchase Your Next New Home using Less Of Money out of Your Pocket!
It is very possible to purchase a new home with zero out of pocket expense!
The Zero Program is designed to help first time home buyers and new home buyers in MISSOURI who have limited funds available to purchase a home. The Zero Program provides you with the ability to keep all or a large portion of your home buying savings in your pocket.
Buying a new home can put a very large dent in your home buying account, if not take it all. After you have closed on your new home you will want to purchase items that are necessary or needed plus decorate, furnish, fix up, new furniture, window dressings, etc.....you get the picture.
Picture this, I use to see it happen all to often....After you close on your new home, you now own your new home but you have depleted all your savings, what do you use to make your new house your home? Most new home buyers will wait and put off those purchases or use their credit cards. Would you really want to wait? Would you really want to increase your monthly credit card payments right after a new home purchase and a new mortgage payment?
For many first time home buyers or new home buyers it makes sense to leverage or use other resources to purchase a home, especially if the end result provides a great mortgage too.
How Does It All Work?
WARNING: this is a lengthy explanation, at the end of all this will be my ZERO QUIZ to help
pre-qualify you for the ZERO PROGRAM. Don't Quit! This is the Homework for your NEXT NEW HOME! Keep In Mind I can help you through all this and explain in all to you if you want to complete the ZERO QUIZ now!
Mortgage Program! There are multiple mortgage programs that can help you through a low to no down payment requirement.
If you have or still serve in the Armed Services and are eligible for the VA Mortgage then you may be eligible for 100% mortgage financing. If you aren't sure if you are Veteran eligible for VA mortgage I can help; I will need a copy of your DD214 and Certificate of Eligibility. Don't have your Certificate of Eligibility, then get me your DD214 and I will get you a copy of your Certificate of Eligibility.
The VA Mortgage has very lenient approval guidelines and is one of the easier mortgage programs to utilize the Zero Program. My average VA home buyer over the past two year had to come to the closing table needing only $113.27 total out of pocket expense. Generally, we need a middle credit score of 600 or higher for a VA mortgage approval.
If you are looking to purchase a home outside of the large metro areas of Missouri then USDA Rural Development Guaranteed Mortgage Program is the best mortgage program for you. This mortgage program allows for 100% mortgage financing.
The USDA Rural Development Mortgage is for home buyers who are looking to purchase in rural areas, semi rural but not in a larger populated area. Down town St. Louis is not eligible but parts of Jefferson and St. Charles County are, the city limits of Springfield are not eligible but everywhere else around is, Kansas City is not eligible but many of the attached counties are.
The USDA Mortgage is the BEST mortgage program in regards to making the ZERO PROGRAM work for you as a home buyer. If your credit score is 620 or higher a USDA loan is possible. The USDA Mortgage does have income restrictions based on the size of your family and where you will be purchasing. If you have questions please call me 314-913-9678 or use the Zero Quiz below or go to my USDA Page to learn much more.
FHA Home Loans can work with the Zero Program too! FHA requires a minimum down payment of 3.5 percent of the sales price. Through the usage of down payment assistance programs, if your credit score is 620 or higher, you can use one of many down payment assistance options available to you. The FHA mortgage has the most lenient credit guidelines of all the mortgage programs.
Down payment assistance programs are addressed below plus how you can get your closing costs paid for you by the seller of your new home, your lender, or both!
Conventional Mortgage programs, there are two very favorable 3% down payment programs offered by Fannie Mae and Freddie Mac that work well with the ZERO Program. Again, we would need to utilize a down payment assistance program. You will need a middle credit score of 640 or higher to qualify and meet specific income restrictions but this program can be a little more lenient in specific areas over the FHA mortgage guidelines.
DOWN PAYMENT ASSISTANCE PROGRAMS
All over the State of Missouri there are areas that have MULTIPLE down payment assistance programs available to first time home buyers AND new home buyers. Yes, you do not have to be a first time home buyer to be eligible for many down payment assistance programs!
The State of Missouri has a great down payment assistance program, they actually have two programs. One is strictly for First Time Home Buyers and the other is available for all types of new home buyers. You do need a 620 or higher credit score, there are income restrictions, and a couple other qualification restrictions but for the most part if you can qualify for one of the mortgages above you will qualify for this down payment assistance program.
There are cities and counties throughout Missouri that have their own down payment assistance programs, at times we can combine DPA programs to help home buyers. I know all of them and I have experience with all of them.
Here is a short list of some of the cities and counties that have down payment assistance programs; St. Louis County, St. Charles County, and Jefferson County. These cities have DPA programs as well; Kansas City, St. Louis, Columbia, Springfield, Jefferson City, Florissant, Blue Springs, St. Josephs, Independence, Lee's Summit, and Joplin.
Between the mortgage programs and down payment assistance we now have your down payment costs handled, but what about CLOSING COSTS?
Closing Costs are the cost to you to close on your new home, these will include lender fees, title company fees, pre-paid items, setting up an escrow account, inspections, possibly survey, and a few mortgage items. At times your total closing cost could be as much as a minimum down payment and sometimes more. THE ZERO PROGRAM can help to have your closing costs paid for you!
All mortgage programs allow for what is referred to as seller concessions, these concessions are negotiated at the same time you are determining your sales price with the seller of your new home. Through a coordinated effort that includes you, your real estate agent, and Bob Rutledge (me) we can obtain a seller concession that will cover most if not all of your closing costs.
Then there are Lender Credits, yes some lenders are able to or willing to (not all can or will) provide a lender credit that is applied at the time of closing that can be applied to your closing costs.
Generally, a combination of seller concessions AND lender credits are used to help you with your closing costs. This is a very powerful combination!
YOU MADE IT ALL THE WAY THROUGH!
As you can see this is fairly complicated and can be confusing to most, especially first time home buyers, new home buyers, or if you have not purchased a new home is a long time. DO NOT BE CONCERNED that is why you create a team of experienced and knowledgeable PROS that work for you. I would welcome the opportunity to help you, answer questions, and more.
Use my ZERO QUIZ below and allow me to become a part of your home buying team. I will work with your Real Estate Agent or if you need a referral to a Real Estate Professional that understands all this I can help there as well.
My Name is Bob Rutledge, I am a Mortgage Loan Officer with offices in the St. Louis area. I have been a Mortgage Lender for over 2 decades. This is my website, this is me speaking to you. My promise to you is that when it comes time to work together you will be working with me, Bob Rutledge. I answer your calls, I am the person who is replying to your emails, I am the person that replies to the forms you fill out on my website.
Why is this so important? If you like the message I am trying to deliver in this website then you are assured it is me that you will speak, nobody else.
I try to work with a very limited number of borrowers every month. Which insures that you get the personal service necessary for your mortgage application and questions.
I became a mortgage loan officer in 1995, I have closed thousands of mortgage applications in that time. Before I was a mortgage lender I worked on Wall Street, I was a Certified Financial Planner, and I earned a Masters Degree is Finance. I have worked to become a Certified Renovation Mortgage Specialist as well as a Certified Divorce Mortgage Specialist. For a while I was a Direct Endorsed FHA Underwriter, this is very important for those who need a little extra to get approved! You will not find many loan officers with the time in the business, the experience, the education, along with the willingness to work one on one with each and every borrower.
I am a Certified FHA 203k Renovation Mortgage Lender, if you need a FHA 203k Renovation home loan or if you have questions about ANY of the renovation mortgages program I can help you better than most loan officers, let me help.
Please feel free to contact me, directly by phone/cell or email me, I welcome your questions, if you don't know or need to know more I can help and maybe we can end up working together. I welcome the opportunity of working with you to help you get the best mortgage and seeing you get your next new home with the absolute best mortgage situation.