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A bankruptcy attorney had recommended that Chip call us, to see if we would issue him a loan to bring his mortgage current and to give him extra cash-out to pay future mortgage payments and to consolidate some debts.

We assessed his situation, he needed a Stated Income loan, his credit scores were 444, 469, 491, he did have equity for us to issue him a $100,000 Stop Foreclosure Loan, his loan to value would be 66%, he had about 14 collections and charge-offs on his credit, and he felt there was no hope, after being declined by 3 other mortgage companies.

We issued him a $100,000 2nd mortgage with a payment of $1000 per month, this loan was a 20 year loan, with only a 6 month prepayment penalty. Our goal was to issue him this Stop Foreclosure Loan, then after 6-9 months, after his credit would get cleaned up by CreditCleaners.Net then we would refinance this loan into a lower payment loan once his credit scores were improved to the 580 -620 range. He was happy we were able to help him avoid Foreclosure.

At this time being so close to the sale he was in panic mode, People from all over Los Angeles were knocking on his door threatening that if he didn't sell them his house ASAP he was going to loose it in Foreclosure. Every day that he returned from work he realized his voice mail was packed full of nasty messages from people who were threatening him to sell them his house.

The problem was he didn't want to sell his house, he wanted to keep it. Fortunately his cousin was a past client of ours. She referred him to us. After we talked, we immediately reviewed his credit and realized as expected his credit was bad with low scores in the 400's. We rushed for an appraisal, then sent a notary out to his house with loan documents.

The loan funded before the Foreclosure Sale date, and Joe was elated. Although Joe only needed $30,000 to take care of his mortgage problems, we gave him an extra $10,000 so he could clean up his credit. Now he can improve his credit within the next 6-9 months. He is following our advice and re-establishing his credit so we can lower his payment even more with a refinance, once his credit scores improve.

He was amazed at how many wolves there were who were trying to scare him into selling his house at a fire sale price. Fortunately he heard that we could help him and we did.

He completed our Online Inquiry form, we immediately assessed his situation and realized we would need to move fast to issue him a $40,000 Stop Foreclosure Loan.

After reviewing his situation, we realized we could help him, even though his credit scores were 416, 523, 470, and he had 11 collections/charge-offs, his income was reasonable as a school teacher, so we decided to go full income documentation.

This loan was simple, he faxed us some basic items, we talked over the phone to gather additional information. I emailed him the loan disclosure forms. He faxed them back within a day, we ordered the appraisal, I received it within 3 days, loan documents were prepared. I had a notary meet him at his house for loan document signing. The loan funded before the Foreclosure Sale, Luis was ecstatic. Another satisfied customer.

The tenants moved in and trashed the house, and it took her almost a year (while not receiving any rent) to evict them.

Because of the lack of rental income from the property, and because she was still required to make payments to (Great Western) the mortgage company, she was forced into foreclosure.

Mary was a wonderful person, she just had bad luck. Her job was on the blink, her credit was bad because she received her paychecks sporadically, she didn't have any money to save this property from going into foreclosure and the property was severely damaged and looked horrible causing it to be virtually un-saleable.

Fortunately the property had equity and could be fixed at a reasonable cost. She had a handyman friend who owed her money and who agreed to fix the house providing she pay for all the materials, he agreed to do all the labor.

The house required two long bed trailers to haul all the previous tenants trash and mess out. The back roof needed to be replaced. The walls needed to be patched from baseball bat holes [from past tenants]. The house needed to be completely painted inside and out. The floor needed to be completely resurfaced with carpet and tiles. The patio needed a new roof, windows, floor, electrical wiring, lights, and indoor walling. All the appliances had been stolen. The yard needed to have the three foot long grass cut down and had to be re-landscaped and decorated. The garage looked like an airplane crash landed into it.

So you might say "was it worth it trying to help her?" YES, because this lady Mary needed money desperately to prevent her own residence from going into foreclosure. And this house was all she had.

To make matters worse, she requested my help only 10 days before the house was going to foreclosure sale.

YES, we helped her.

1. First, we issued a second trust deed for $30,000 to bring all back payments current, in addition to allowing her sufficient money to purchase all the materials needed to repair the house.
2. Secondly, we held aside money from the loan in an escrow account to pay for the mortgage payments, insurance, and taxes until the house was sold.
3. Thirdly, we made arrangements to have the house sold.
4. Lastly, we found a buyer who we qualified to buy the house. The house was repaired sufficiently to allow for its sale. In fact the buyer was so happy to get such a nicely finished house.

Mary received her $35,500 from the sale and saved her residence from foreclosure. I think after escrow closed on the rental property, her job conditions stabilized also. Everything worked out exactly the way it had to, even under the stringent time constraints.

She procrastinated and did not act on our advice during the Notice of Default period, so she lost her house in Mortgage Foreclosure. The really sad part is she lost over $100,000 in equity. She is a divorced mother with 3 children who are living with her while attending college. She received her eviction notice from the new owner [the buyer at the Foreclosure sale]. She called us in panic, and asked us to help her.

We immediately researched the situation, told her the options and proceeded to help her. First we contacted the current investor-owner and asked him if he would sell the house back to her. The investor-owner agreed, the sale price was negotiated to allow the investor-owner a reasonable profit, also allowing Lupe the opportunity to afford the payments. In addition we got the investor-owner to allow Lupe and her family to continue to live in the house until we were able to finance the house back into Lupe's name.

Lupe tried through the court system to get her house back, because she wasn't properly served the Notice of Default, unfortunately the court would not help her. We convinced our underwriter to finance the house back to her family. Remember she has a recent foreclosure and unfortunately she could not document her income, so it was a stated income loan with a recent foreclosure.

YES, we helped Lupe purchase her home back after foreclosure with an affordable rate. Lupe and her family were exceedingly pleased to be able to stay in the home and to also purchase the house back for less then market value. This was all accomplished through tough negotiations with the investor-seller and extremely flexible underwriting.

The foreclosure was a fluke with a troublesome homeowner association that foreclosed on him for not repairing a brick wall in his yard and for not paying his HOA dues. David thought he was going to win the argument and was given bad advice by his attorney.

He called me in a panic, and I reviewed his situation, then recommended a reliable attorney. The attorney and I got to work on the file. I arranged financing while the attorney tried to get the court system to return the property back to David. This was a tough job, but with good flexible underwriting we were able to convince our underwriter to approve his loan. The loan had to accomplish several things, those being the following:

1. First payoff the old foreclosed mortgage [that the new investor-owner acquired]
2. Payoff costs incurred by the new investor-owner [who acquired the property in Mortgage Foreclosure sale]
3. Reimburse the investor-owner about $20,000 [lost earnings from his investment, this was negotiated down from the $70,000 that he initially wanted]
4. Pay attorney fees
5. Pay-off collections [extra baggage on his credit]
6. Pay for costs associated with the repair of the brick wall on his property

YES, we helped David finance his house back after foreclosure. There were times that the situation looked bleak, but our perseverance paid off. The court awarded the house back to David provided that we could pay the above with confirmed financing. The court doubted that we could provide financing [David's credit situation looked horrible]. After convincing our underwriter to funding the loan, David got his house back and regained about $75,000 in equity, after all expenses were paid. For David and his family of five, this was a dream come true.