the real deal on bank-owned, short sales and government owned property in Hampton Roads

the real estate deal

HOW TO BUY A

HUD-OWNED

HOME INSIDE

InsideWANT TO READhow to buy a hud home ... 35 steps process to renovation loans ... 5renovation loans for investors ... 7buying a freddie mac home ... 95 steps to buying a short sale ... 13find the right hud home today ... 15

WANT TO FIND REAL ESTATEchesapeake ... 10-11hampton ... 4-5newport news ... 6-7portsmouth ...12smithfield .... 8suffolk ... 11virginia beach ... 16-17williamsburg, york county ... 8

Contact MeShari RocksDirect 757-986-9125Twitter #yessharirockswww.sharirocks.com

www.sharirocks.com

Dear Reader:

Welcome to the real deal in real estate-The Real Estate Deal Magazine. Your easy to read guide to purchasing government owned, bank owned and short sale real estate. Over 18 years ago, I purchased my first HUD home. I recall eagerly awaiting the new listings to appear in the daily newspaper. Times have differently changed! HUD homes now come on market daily and HUD homes throughout the United States are all on one website: www.hudhomestore.com. Can I mention the choices today in scratch & dent homes- with the surge other types of government and bank owned homes that are on the market a buyer has variety. My goal as a licensed Virginia Realtor is to get you the information that you need. Each property featured in The Real Estate Deal can be clicked on for more information. (Use your cursor to scroll over or look for highlighted text) Each issue will offer useful resources that will connect you directly to financing, how to, and anything real estate. Please feel free to send me your feedback/suggestions on The Real Estate Deal to me@sharirocks.com. For a limited time, you can sign up for either a six month (owner occupant) or twelve month (investor) subscription at NO COST! That’s right- completely FREE, no obligation. (see page 18) I am looking forward to making your next real estate purchase ROCK!

Sincerely,

Shari����������� ������������������  Rocks

As a HUD-registered licensed Virginia and North Carolina broker we are authorized to sell, show and advertise HUD owned properties. We may not be the listing broker on any or all of the properties advertised in The Real Estate Deal. All information provided in The Real Estate Deal is deemed reliable but is not guaranteed and should be independently verified. Shari Rocks is a licensed Virginia Realtor with Native American Group Realty, a licensed Virginia and North Carolina firm located at 5224 Indian River Road, Suite 104, Virginia Beach, VA. 23462. Note that HUD owned properties come on and off the market daily. For up to date availability, please visit www.hudhomestore.com or email me@sharirocks.com. HUD properties are offered for sale to qualified purchasers without regard to the prospective purchaser’s race, color, religion, sex, disability, familial status or national origin. HUD reserves the right to reject any and all offers or to withdraw a property prior to bid opening. Accuracy of information contained in this advertisement is not guaranteed. Properties may contain zoning and code violations as well as defects which could effect the purchaser’s health or safety. It is the purchaser’s responsibility to satisfy himself as to accurate information and property condition, including any possible zoning and code violations. 2

Shari RocksVA Lic: 0225196197RealtorNative American Group Realty

How to Buy A HUD HOMEA HUD home is nothing more than a house that was purchased with an FHA loan that has since fallen into foreclosure.

The Department of Housing & Urban Development defines HUD homes on their site www.hud.gov as “When someone with a HUD insured mortgage can’t meet the payments, the lender forecloses on the home; HUD pays the lender what is owed; and HUD takes ownership of the home. Then sell it at market value as quickly as possible.”

Buying a HUD HomeAnyone can buy a HUD homeHUD homes can be purchased by anyone. While many homes are affordable, this is not a low-income program. Homes may be bought by owner-occupants (who have an initial priority bid period for 30 days), and by investors, who can then bid along with owner occupants.

HUD homes are sold at market valueHUD homes are initially priced for sale at the appraised market value. The buyer may offer any price, but HUD will only agree to offers that provide an acceptable return. Price reductions may take place later if the home does not sell.

HUD homes are sold "As Is"It is extremely important to understand that HUD homes are sold in "as is" condition. This means that the condition of the home when you see it is what you will be buying. HUD makes no warranties, does not guarantee the condition of any home, and does not verify that it complies with any local code or zoning requirements. You must make any necessary repairs after the purchase. HUD may make, or give you an

allowance for, major system or safety repairs only if you are purchasing with an FHA-insured loan. It is very important that you get a Home Inspection by a licensed professional prior to closing on the sale.

Deadlines must be metWhen you buy another type of home, you can usually negotiate the contract and other transaction items over an unspecified period of time. When purchasing a HUD home, this is not possible. In order to be fair to all purchasers, HUD has imposed timetables that must be met, or your bid or contract will be cancelled and the home returned to the market. Once your bid is acknowledged as the highest net to HUD, for example, your agent must send in a correct contract within 48 hours or the bid will be cancelled. Generally, closing occurs within 45 days.

HUD will pay some closing and sales commission costs Generally, HUD will pay up to 3% of your broker commission cost. In addition, HUD will pay up to 3% for standard closing cost items. These items are designated by the buyer and may include discount points, loan fees, title costs, surveys, and other items. HUD will also generally pay any outstanding seller costs such as outstanding tax or utility bills which relate to HUD's ownership.

HUD homes can be found onlineThere used to be a different site for different areas of the country, but it’s been consolidated into one website: www.hudhomestore.com.

HUD ResourcesSearch all HUD homes available www.hudhomestore.comBuying a Home http://portal.hud.gov/hudportal/HUD?src=/topics/buying_a_homeRehab a Home with HUD’s 203(K) program http://portal.hud.gov/hudportal/HUD?src=/program_offices/housing/s/203k/203kabou

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ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. HUD-owned properties come available daily. We may not be the listing agent.

HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin.

OPEN TO ALL BIDS

OPEN TO ALL BIDS OPEN TO ALL BIDS

541-6777603 bed 2.5 bathList Price: $75,000Escrows: $1300Un-repaired Value: $73,700

541-67409724 bed 2 bathList Price: $110,000Uninsured

541-7471302 bed 1 bathList Price: $67,000Escrows: $4100Un-repaired Value: $62,900

541-7492873 bed 1 bathList Price: $81,000Escrows: $1150Un-repaired Value: $79,850

541-8734092 bed 1 bathList Price: $35,000

541-7608253 bed 2 bathList Price: $50,000Uninsured

541-7736063 bed 1 bathList Price: $110,000Escrows: $550Un-repaired Value: $109,450

541-8058563 bed 1 bathList Price: $62,000Escrows: $1870Un-repaired Value: $60,130

541-8281514 bed 2.5 bathList Price: $150,000Escrows: $1485Un-repaired Value: $148,515

LOTTERY until 2/28/13

The City of Hampton

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OFFER ACCEPTED

OPEN TO ALL BIDS

541-6777603 bed 2.5 bathList Price: $95,000Escrows: $825Un-repaired Value: $94,175

541-8624502 bed 2 bathList Price: $93,600Escrows: $2000Un-repaired Value: $115,000

541-7753014 bed 3.5bathList Price: $221,000

OPEN TO ALL BIDS

OFFER ACCEPTED

5 STEP Process to Renovation Loans1. Meet with your loan officer to get pre-approved

for the FHA loaney will go over a loan application and will review documentation that supports your application to determine the amount you will be approved for.  ey will discuss your different loan options and determine the best loan program to fit your needs.NOTE: e purchase contract should clearly indicate the loan type to be an FHA 203(k). 

2. Your purchase contract is accepted by the sellerYour Realtor will forward the accepted contract to your loan officer to set up your financing file.  is is when the clock starts ticking.  You will need to get with your contractor and/or your FHA consultant to finalize the estimate and scope of work in which is going to be done.  Any other required or desired inspections, such as a home inspection, termite inspection, well or septic inspections, roof inspection or HVAC inspections, will be ordered at this time. 

3. Choose your contractor and obtain bidsYou must research and select contractors with whom you will feel comfortable.  Contractors must provide specific documentation as previously listed to be accepted for use in the renovation program.  You will need to provide a complete contractor package for each contractor completing work on this project. 

4. InsuranceIn most cases, a homeowners policy will suffice. On some occasions a builders policy will be required. An insurance agent can provide guidance here. 

5. Once all conditions to the loan have been met, the loan will closeAt closing the seller and Realtors are paid in full.  e funds for the repairs are placed in an escrow account.  If mortgage payments are included in the escrow, the payments will be paid when they are due.  Repairs must start within 30 days of closing and be completed within six months.

ResourcesMore information on FHA 203 (k) loan http://portal.hud.gov/hudportal/HUD?src=/program_offices/housing/sfh/203k/203kabouThe Dream Remodel Loan as featured on DIY, HGTV, TLChttps://www.prospectmortgagedirect.com/dream-remodel/ 5

OPEN TO ALL BIDS

OPEN TO ALL BIDS

OPEN TO ALL BIDS

541-7261202 bed 1 bathList Price: $67,000Escrows: $1375Un-repaired Value: $65,625

541-7819253 bed 2 bathList Price: $139,500Escrows: $385un-repaired Value: $139,115

541-7893593 bed 1 bathList Price: $28,000Uninsurable

541-8062033 bed 2 bathList Price: $130,000Escrows: $2640Un-repaired Value: $127,360

541-8538273 bed 1.5 bathList Price: $120,000Escrows: $3,300Un-repaired Value: $116,700

541-8303993 bed 2.5 bathList Price: $182,000Uninsured

541-8380822 bed 2 bathList Price: $43,000

541-8554533 bed 2.5 bathList Price: $160,000

541-8567534 bed 2 bathList Price: $45,000Escrows: $4037Un-repaired Value: $40,963

LOTTERY until 3/05/13

Newport News

ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. We may not be the listing agent.

HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin.

OPEN TO ALL BIDS

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541-8888034 bed 2 bathList Price: $162,000As is Value: $180,000

541-8692114 bed 2 bathList Price: $149,000Escrows: $800Un-repaired Value: $148,200

541-8672063 bed 2.5bathList Price: $165,000Uninsurable

OPEN TO ALL BIDS

541-8703894 bed 2.5 bathList Price: $190,000Escrows: $330Un-repaired Value: $189,670

Renovation Loans for Second Homes & InvestorsHomeStyle® Mortgage offers borrowers of all income levels up to 90 percent financing for the purchase and improvement of a home. Financing is based on the "as-completed" appraised value of the home, and borrowers can use up to 50 percent of that value for improvements or repairs.Fannie Mae does not specify which improvements a borrower may or may not finance. is means that the improvement funds can be used for "cosmetic" purposes such as carpeting and various kinds of remodeling. ere is no minimum amount that needs to be spent on repairs. e improvements should be performed by contractors who are licensed, registered, or certified or have the highest level of certification required.

HomeStyle® Mortgage: Key facts• This mortgage is available to owner-occupants, purchasers of second homes and investors.• Eligible properties are one- to four-unit homes, condominiums, and PUDs.• Maximum loan amount may not exceed Fannie Mae's conforming loan limits.• Maximum renovation amount is 50 percent of the as-completed value of the property.• Qualifying ratios are 28/36.• Loans are fixed-rate mortgages or rate capped ARMs, fully amortizing with terms between 15

and 30 years.• A contingency reserve equal to 10 percent of the cost of the renovation is required, and may be

financed out of the loan proceeds

ResourcesHomestyle® Renovation Mortgage Information Sheethttps://www.fanniemae.com/content/fact_sheet/homestyle-renovation-factsheet.pdfFor a Homestyle® Lender CLICK HERE

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OFFER ACCEPTED

ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. We may not be the listing agent.

HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin.

541-8556803 bed 1bathList Price: $132,500Escrows: $500.00Un-repaired Value: $132,000

541-7389383 bed 3 bathList Price: $175,000Escrows: $2200Un-repaired Value: $172,800

541-83643343 bed 1 bathList Price: $85,000Escrows: $110.00Un-repaired Value: $84,890

Greater Williamsburg

Smithfield

541-8427013 bed 2.5bathList Price: $240,000

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The HomeSteps® DifferenceHomeSteps, the Freddie Mac real estate sales unit, strives to have the best property and sales standards in the country. In order to accomplish this, they require that their supplier network adhere to HomeSteps Good Neighbor Practices.

Good Neighbor Practices are intended to protect neighborhood values by requiring that agents show clean and maintained homes and sell them at market prices.

Once HomeSteps acquires a home, it is submitted to the following procedures:

1. The home is secured2. Trash is removed from the interior/exterior3. The lawn is properly maintained and is followed up by weekly maintenance4. Exterior/interior cleaning is initiated

Good Neighbor Practices also include:

1 Maintaining a staff of Regional Area Managers who conduct random property inspections and provide listing brokers with scorecards on security of the home, exterior/interior cleaning, active utilities and proper signage

2 Conducting regular communication and training with our listing brokers and property maintenance vendors

3 Empowering our listing brokers to immediately address safety concerns4 Hosting a toll-free customer hotline to answer questions about our homes

To find available Homestep homes, visit them online at www.homesteps.com or call Shari Rocks at 757-986-9125, The Only Realtor Concierge, providing outstanding service with attention to details in buying real estate.

Featured HomeStep/Freddie Mac Home

List $109,9002 bed / 2.5 bath

205-H Amersham Way Yorktown

CALL FOR SHOWING!

757-986-9125

ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. We may not be the listing agent.

HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin.

Chesapeake

OPEN TO ALL BIDS

541-7701932 bed 2 bathList Price: $133,000Escrows: $700.00Un-repaired Value: $132,300

541-8275984 bed 2.5 bathList Price: $118,000Escrows: $1045.00Un-repaired Value: $116,955

541-7749773 bed 1 bathList Price: $85,000Escrows: $3000.00Un-repaired Value: $82,000

541-8033994 bed 3 bathList Price: $205,000Escrows: $3960.00Un-repaired Value: $201,040

541-8363393 bed 2 bathList Price: $190,000

541-8471095 bed 3.5 bathList Price: $189,000Escrows: $225.00Un-repaired Value: $188,775

541-8708113 bed 1 bathList Price: $62,000Escrows: $4455.00Un-repaired Value: $57,545

541-9224424 bed 2.5 bathList Price: $350,000Uninsured

541-9280114 bed 2 bathList Price: $220,000Escrows: $275.00Un-repaired Value: $219,725

OPEN TO ALL BIDS

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OPEN TO ALL BIDS

Suffolk

541-9294372 bed 1 bathList Price: $106,000Escrows: $990.00Un-repaired Value: $105,910

541-7544524 bed 2.5 bathList Price: $138,000Escrows: $1350.00Un-repaired Value: $136,650

541-8027304 bed 3 bathList Price: $213,860Escrows: $1100.00Un-repaired Value: $262,900

OPEN TO ALL BIDS

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Accepted HUD bids are displayed for 14 days after the property has gone under contract. After the 14 day period, bid acceptance information for

the property will no longer be displayed.

Click HERE to Access NOW

No Two Homes Are

Created Equal...

HUD Homes www.hudhomestore.com

USDA/Rural Development Homes

http://www.resales.usda.gov/resales/index.jsp

Fannie Mae Owned Homeswww.homepath.com

Freddie Mac Owned Homeswww.homesteps.com

INVESTORS!!!!!I know what you are looking for

GIVE ME A CALL757-986-9125

ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. We may not be the listing agent.

HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin.

541-7682212 bed 2 bathList Price: $85,000Escrows: $275.00Un-repaired Value: $84,725

541-7878603 bed 1.5 bathList Price: $70,000Escrows: $1100.00Un-repaired Value: $68,900

541-7934184 bed 1 bathList Price: $50,000Escrows: $1045.00Un-repaired Value: $48,955

541-8955892 bed 1 bathList Price: $50,000Uninsurable

541-9481254 bed 2 bathList Price: $160,000Escrows: $1650.00Un-repaired Value: $158,350

541-8025813 bed 2 bathList Price: $79,900Escrows: $5,280Un-repaired Value: $74,620

541-8438963 bed 2 bathList Price: $112,500

541-8764412 bed 1 bathList Price: $46,800Escrows: $935.00Un-repaired Value: $51,065

Portsmouth

OPEN TO ALL BIDSOPEN TO ALL BIDS

LOTTERY until 3/01/13

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OFFER ACCEPTED

Can’t Wait and Want Daily HUD Updates.

Email Me Subject Line: SEND ME

DAILY HUD HOMES

me@sharirocks.com

5 Steps to Buying a Short Sale:

Identify potential short salesLocate pre-foreclosures in your area. You can use an online database, search courthouse listings and legal ads or use an experienced real-estate agent as a buyer's agent. First, try to determine how much is owed on the house in relation to its approximate value. If it seems high, it's a good candidate because it indicates the seller might have trouble selling it for enough to satisfy the loan. Pass on those in which the owner has a lot of equity in the home — the lender likely will prefer to foreclose and resell closer to the market price.

View the propertyGauge its condition and estimate of how much it's going to take to repair or renovate. If it needs work, many "normal" buyers won't consider it, which is good for you.

Do your researchWhat is the property worth? What's the profit potential? If you're an investor or even a homeowner planning to live in the home a short time, you'll want to profit from the deal.

Find all liens and mortgagesAsk the seller or his/her agent what liens are on the property, and which lender is the primary lien holder.

Figure out the financingThis is critical. You have to know how you're going to pay for the property. If you're a good credit risk, the existing lender may be willing to give you a loan. Since it already has a lot of the information in the short-sale paperwork, it may be able to expedite the loan application process. It's important to understand that in a short sale, you have to be able to move quickly. Once an agreement is worked out, it is common for the lender to require closing in as few as 20 days. This is too late to start shopping for a mortgage. Have your financing worked out up front.

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ResourcesA Buyer’s Guide to Short Saleshttp://issuu.com/sharirocks/docs/shortsaleguide

ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. We may not be the listing agent.

HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin.

541-6801453 bed 1 bathList Price: $133,000Escrows: $805.00Un-repaired Value: $132,195

541-7256922 bed 1 bathList Price: $87,500Escrows: $314.00Un-repaired Value: $87,186

541-7401233 bed 1.5 bathList Price: $80,000Escrows: $650.00Un-repaired Value: $79,350

541-7753054 bed 1 bathList Price: $110,000Escrows: $660.00Un-repaired Value: $109,340

541-8192103 bed 1 bathList Price: $60,000Escrows: $880.00Un-repaired Value: $59,120

541-7460162 bed 2 bathList Price: $67,000Uninsurable

541-7671363 bed 1 bathList Price: $85,000Escrows: $3575.00Un-repaired Value: $81,425

541-7682533 bed 2 bathList Price: $64,000Escrows: $275.00Un-repaired Value: $63,725

Norfolk

541-8298022 bed 1 bathList Price: $44,000Escrows: $880.00Un-repaired Value: $43,120

OPEN TO ALL BIDS

LOTTERY until 3/05/13

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541-8602283 bed 1.5 bathList Price: $135,000Escrows: $300.00Un-repaired Value: $134,700

541-8777353 bed 1 bathList Price: $140,000Escrows: $3025.00Un-repaired Value: $136,975

NorfolkOPEN TO ALL BIDS

Follow these 4 tips for buying a HUD home:Find the right real estate agent. Only real estate agents who are registered with HUD may represent home buyers and investors in the purchase of HUD homes online. But just because an agent is registered with HUD doesn’t mean he or she is going to be the best agent to represent you in the purchase of a HUD home. To find the right agent, you can search through the website that lists HUD homes in your area and find out which agents represented the most winning bids. Interview the top two or three agents. Be sure to ask how long the agent has represented buyers and investors, how the process typically works, whether the agent will accompany you to inspect the property, and what special knowledge the agent has garnered from writing so many winning bids.

Do your homework before making an offer. The local listing broker (who should be listed on the HUD home website) can gain access to the property and show it to you. However, you

don’t need to call the listing broker to see the house with your agent. Any licensed agent can gain access to a HUD home. When you’re inspecting the property, take a lot of notes and photos of the property so you can be mindful of any improvements that need to be made when constructing your offer. HUD homes are sold as is. It’s important for you to understand they will not make repairs. Understanding the property condition codes: IN, IE, and UI will help you gauge the needs of the property.

Make an offer. The offer process on a HUD home is probably different from what you’re used to. Offers can be cancelled with no earnest money forfeiture. Once an offer is submitted, it can be cancelled before the HUD agent opens the bid electronically. Once the offer is accepted, your agent must follow the steps to ensure your contract doesn’t get cancelled. Working with an experienced HUD registered agent is key.

Be ready to close on your HUD home. HUD contracts are normally 30-45 days. Make sure you have your financing in order prior to submitting your offer.

How can you navigate &

find the right HUD home to

buy?

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ResourcesWorking with a skilled HUD registered Realtor is a mustConnect with ME todayText/Voice 757.986.9125Email me@sharirocks.com

ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. We may not be the listing agent.

HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin.

541-7548433 bed 2 bathList Price: $135,000Escrows: $1650.00Un-repaired Value: $133,350

541-7892012 bed 2 bathList Price: $102,600InsurableAs Is Value: $114,000

541-8536103 bed 2.5 bathList Price: $305,000Escrows: $550Un-repaired Value: $304,450

541-8559294 bed 2 bathList Price: $148,000Uninsurable

541-7926263 bed 2.5 bathList Price: $175,000Insurable

541-8157193 bed 2 bathList Price: $214,000Escrows: $1045.00Un-repaired Value: $212,955

541-8332493 bed 1.5 bathList Price: $100,000Escrows: $165.00Un-repaired Value: $99,835

Virginia Beach

541-8875923 bed 2.5 bathList Price: $158,000Uninsurable

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OFFER ACCEPTED

541-7089294 bed 1 bathList Price: $158,000Escrows: $100.00Un-repaired Value: $157,900

541-7151483 bed 1.5 bathList Price: $167,000Escrows: $770.00Un-repaired Value: $166,230

541-7538132 bed 1.5 bathList Price: $46,000Escrows: $2833.00Un-repaired Value: $43,167

541-9385424 bed 2 bathList Price: $143,400Escrows: $250.00Un-repaired Value: $143,150

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