When a home sits on the market, the first instinct is often to lower the price. While that can work, it is not always the smartest move. A permanent mortgage buydown offers another approach that can make a much bigger difference for buyers. Instead of cutting the price, the seller uses the same money to permanently buy down the buyer’s interest rate. That lower rate stays in place for the entire life of the loan. The result is a lower monthly payment, improved affordability,

The 1031 Exchange is a powerful strategy used by savvy real estate investors to grow wealth without paying capital gains taxes right away. When a client sells an investment property, the 1031 Exchange allows them to reinvest the proceeds into another property of equal or greater value. By deferring taxes, they preserve equity, leverage it for larger deals, and accelerate their path to building generational wealth. Understanding the 1031 Exchange is not just for investors — it

In today’s market, many sellers immediately think about lowering the price when a home is not getting enough attention. While that may seem like the easiest solution, it is not always the most effective one. A permanent mortgage buydown can often create a bigger impact using the same amount of money Instead of reducing the sales price, the seller applies those funds to permanently buy down the buyer’s interest rate. That lower rate stays in place for the entire life of the lo

Many real estate agents know the frustration of a listing that just will not move. You adjust the price, update the marketing, run new ads, yet the inquiries stay quiet. The usual fixes do not always solve the deeper issue, especially when buyers feel discouraged by rising interest rates. That is where a different strategy comes in. Instead of another price reduction, guide buyers into seeing how the home becomes affordable with a 4.99 percent interest rate for qualified appl

Most self employed buyers are told to rely on their tax returns to qualify for a home, but that only tells part of the story. When tax returns show heavy write offs, it can look like income is lower than it really is. This is where bank statement programs come in. By reviewing business bank statements instead of tax returns, buyers can show their true cash flow, qualify for more, save on taxes, and often get approved for a much bigger home than they thought possible. If you'r

One of the biggest misconceptions in lending is that timing does not matter. Many borrowers have been encouraged to take another loan simply because someone wanted a commission. That approach never leads to long term success. Good financing should always be based on numbers, not pressure. That is why I prefer to sit down with clients and walk through real calculations. I want them to see the full picture. When the timing is right, we move forward together. When it is not, I s

Most buyers take their tax returns at face value. They believe the income on that document is the final word on what they can afford. But for business owners, the numbers on a tax return rarely tell the full story. After years of write offs, deductions, expenses, and adjustments, the income that appears on a tax return can look far smaller than what a business owner actually earns. That is exactly why so many buyers feel stuck, assuming they can only qualify for less than the

There’s a powerful alternative to cutting home prices that many sellers and agents overlook. It’s called a permanent mortgage buydown . Here’s how it works: Instead of reducing the home’s price by, say, $10,000 or $15,000, that same amount can be used to lower the buyer’s interest rate permanently. This means their mortgage payment stays lower for the entire life of the loan. At a time when affordability is top of mind, this strategy can make a home far more attractive to buy

In my 30 years of mortgage experience, I’ve seen a consistent truth—agents who understand how financing works are the ones closing the most deals. It’s not just about showing homes or writing offers. It’s about understanding the numbers behind the deal and knowing how to position a buyer for success. That’s why I started hosting small, hands-on workshops for Realtors and brokers. We sit together, share real scenarios, and break down financing strategies that make offers stron

Not every refinance offer is what it seems. A few years ago, a client came to me ready to sign a refinance loan that looked great on paper. The promise was lower payments and fast approval. But when we reviewed the details together, the numbers told a different story. The refinance would have cost her thousands of dollars in unnecessary fees and long-term interest. The lender pushing it was focused on commission—not the client’s financial future. We ran a full analysis, compa

There are moments in this business that remind you why you started. Maybe it’s the excitement of a first-time homebuyer getting their keys,or the satisfaction of helping an investor turn vision into value.Or maybe it’s guiding a divorcing client toward a new beginning, bringing peace and stability to their family. Those are the moments that matter.The ones that make the long days worth it. For me, those three types of buyers—the dreamers, the visionaries, and the rebuilders—a

When divorce involves real estate, emotions and finances collide. But one of the biggest mistakes families make is waiting too long to make a move. At the recent National Association of Divorce Professionals breakfast, we discussed why now—despite higher interest rates—may be the right time for couples to sell or buy when splitting a marital home. Why it matters:• Timing impacts equity and affordability.• Strategic financing can ease the transition.• Acting sooner often creat

According to studies, 3 out of 4 buyers regret waiting to purchase their home. Why? Because when interest rates go up, buyers often...

The first step in the mortgage process is also one of the most important. As soon as your setup coordinator emails you, review and e-sign...

Reaching underwriting is a big step in the home loan journey. This is where an underwriter reviews your entire file to confirm it meets...

If your listing has been sitting on the MLS without much action, you might be tempted to reduce the price. But what if the price isn’t...

https://www.rachelimortgageteam.com/ Milestone 4: You’re Conditionally Approved This means the underwriter has reviewed your file and...

https://www.rachelimortgageteam.com/   How To Get Your Loan Closed Super Fast! You're officially on your way. This is the first step, and...

This is one of the most common fears I hear—especially from professionals who’ve worked hard to rebuild their financial life. Here’s the...

If you're thinking about whether to rent or buy this year, you're not alone. It’s one of the most common questions I get, and for good...