Lake Charleston homes for sale


Bad Credit? Had a short sale or foreclosure? I can help you buy a house!

lease optionThis week I had a meeting to discuss the details of the launch of a new type of lease-option program for my clients.  This is very exciting news for the thousands of people looking to do a lease option  the ability to lease option a very wide range of homes.
Our program is unique as it allows people who would not qualify for traditional home financing due to a short sale, foreclosure, or credit issues to select the home they would like to buy at some point, have our investor purchase it, and have a long-term lease with the option to purchase WITHOUT having to make the typical large, non-refundable option payment.
Since the market crash I have had dozens and dozens of people asking me to help them find a seller that would do a ‘lease-option’ or hoping to find someone to owner finance. This has always been (until now) a very difficult goal to accomplish as the minute number of sellers that would consider a lease option for their home are looking for a significant non-refundable deposit to be included. 
These clients, and thousands more like them, are not able to buy at the present time for any number of reasons, but need the security of a long-term housing solution and typically are very specific about the school district they need to be in. They don’t want to pursue a standard rental and the uncertainty that comes along with it…the owner can decide to not renew the lease, sell the house, or even let it go into foreclosure forcing the tenant to move every year and uprooting their family over and over.
What makes my new program so unique is that, once approved, the buyer/tenant gets the ability to go and shop for the homes they want to eventually buy (within their approved budget) and once a home is identified, our investor with my assistance, purchases the home as a cash sale for the buyer/tenant.
After the normal inspections, the sale can close quickly as there is no financing involved. Sellers who may have been unable or reluctant to do a lease option themselves get the benefit of a quick, cash sale.  The buyer has the flexibility to move in with much less than the typical lease option would require too.  A security deposit, and first and last month’s rent is typical.  Much less than would be typical for an owner financed purchase.
Right now in Palm Beach county there are under a dozen homes that have offered non traditional financing, or lease option programs (and they require a big, non-refundable deposit).  But now I have a way to satisfy sellers looking for a hassle free sale, and to help buyers that are looking for a lease option program.
The basic criteria we look for with the buyer is steady income, no serious criminal history,  and a minimum household income of $50,000. With regards to homes that qualify we allow homes priced up to $500k and homes that are in good school districts.
If you think that this program may work for you, give me a call right away at 561.602.1258 to set up your initial meetingRegardless of credit issues, a prior short sale, bankruptcy, or even a foreclosure this could be a new way to get your family’s next home. I am very excited to have this great option to give families the housing stability they need in the school districts they want with the prospect of buying their home in the near future!
Call me today to see if you can pick out your new lease-option home!
Steve Jackson


No Money Down?

buy now pay later

What are the maximum concessions (Seller-paid costs) a buyer can receive from the seller, realtors, and other parties in a real estate transaction?

This is a great question we deal with all the time. There are so many buyers who need help with their cash for closing. Each program has different guidelines, so I will review the guidelines for the three more popular programs:

  1. Conventional: When a buyer is financing a primary residence or second home the conventional guidelines base the allowable concession on the buyer’s down payment. Buyers who put less than 10% down can receive up to 3% of the sales price in the concessions. With 10% - 24.99% down the concession can go up to 6% and with 25% down or more, can up to 9% of the sales price.
  1. FHA: This is a little bit more liberal. They allow 6% in contributions with FHA’s minimum down payment of 3.5%.
  1. VA Loans: They are even more liberal because they will let interested parties pay for all of the Veterans closing costs plus another 4% for other costs related to the transaction. VA allows 100% financing, so they can move in with literally no cash out of their pocket. 



Steve Jackson



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