A panel of experts assembled at a recent Mortgage Bankers Association (MBA) conference in New York predicted that adjustable-rate mortgages (ARMs) will become far more popular this year as purchase mortgages increasingly dominate a housing market contending with fast-rising interest rates.

A June market report by a major digital mortgage-exchange and loan-aggregator, MAXEX, which offers an overview of loan-trading activity through the exchange for May, confirmed the MBA panel’s projections. The exchange, founded in 2016, averages about $1 billion per month in non-agency loan-trading volume and counts J.P. Morgan among its investors.

“There was too much 30-year [fixed-rate mortgage paper] out there in the market for a while because it was just so cheap, and it was the right thing for the consumer,” said Matt Tomiak, senior vice president of nonagency originations at Bayview Asset Management.

Tomiak was one of the four MBA panel members who addressed an audience of loan originators and other industry players gathered at the New York Marriott Marquis hotel near Times Square last month. The topic of the panel discussion: “What’s New in Non-Agency?”

“I think we’ll be seeing a lot more ARMs shortly,” Tomiak added.

That also was the consensus forecast of the four-member panel of non-agency industry experts who spoke at the MBA’s Secondary and Capital Markets Conference & Expo in New York City. The recent MAXEX market report provides evidence supporting the panel’s prediction of a rising demand for ARMs in the face of rising interest rates — propelled by the Federal Reserves monetary-tightening policy. 

“Adjustable-rate mortgage trading volume soared in May with nearly half of the loans locked through the exchange coming in the form of an ARM loan,” according to the recently released June MAXEX report. “Interest rates on ARM loans through the exchange were as much as a full point lower than 30-year fixed rates, making them extremely attractive to homebuyers who are trying to battle ever-appreciating home prices. 

“This trend is only expected to continue through June as three more MAXEX buyers are adding ARM programs and pricing, offering sellers the opportunity to take advantage of the growing market.”

The network of players on the MAXEX exchange includes 320 bank and nonbank originators as well as more than 20 “high-profile investors,” according to the loan-trading platform’s report. Those exchange originators were behind explosive growth in ARM loans, which more than doubled in May, making up 49% of purchase volume versus 23% in April, according to the MAXEX market report.

“Spreads between fixed-rate and ARM loan interest rates eclipsed 100 basis points during the month, making ARM loans extremely attractive to borrowers,” the report states. “This is only expected to increase as MAXEX buyers implement additional ARM pricing options for lenders on the exchange.”

MAXEX reported the most popular ARM was the 7-year note, which made up 54% of the exchange’s ARM volume in May. ARMs sold on the MAXEX exchange have rates that adjust every six months following the initial fixed-rate term of 5, 7 or 10 years.

“What has started to salvage purchase originations is lenders and investors leaning into ARM loans,” MAXEX’s June market report states. “As long as ARM rates remain at least 50 basis points in rate lower than a 30-year fixed-rate loan, we can expect to see significant volume trade through the exchange as three buyers on the exchange are expanding their ARM pricing options.”

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Real estate investment firm New Western has named Kuba Poraj-Kuczewski as its chief marketing officer. Poraj-Kuczewski will lead the company’s marketing strategies and oversee its marketing team. 

Poraj-Kuczewski plans to focus on driving “customer awareness, demand and retention” to support New Western in its growth stage and to make the firm “a leading industry brand,” he said, according to a statement. 

Poraj-Kuczewski brings the expertise of “a leader with a proven track record optimizing capabilities, positioning and tangible business results,” according to Kurt Carlton, co-founder and president of New Western.

The executive brings more than two decades of experience in customer acquisition, engagement and marketing communication strategy. Poraj-Kuczewski most recently served as vice president of marketing at ClickBank for more than two years. Before that, he led marketing at tech companies including Quote Wizard, Redfin and Education Dynamics

The Texas firm has locations in more than 25 cities and connects with sellers more than 100,000 local investors looking to rehab houses, according to its website. Last month, New Western opened its first office in Chicago, marking expansion into its 19th state. 

The company has a goal of revitalizing some $543 million in residential properties in the Chicago market during the next five years, according to representatives for New Western. It estimates there are about 3 million “aged properties” in the Chicago area alone, with almost 88% of them built before 2001.

New Western calls itself “the largest private source of investment properties in the country.” Since it was founded in 2008, New Western has bought and sold about $12 billion in residential real estate.

The post New Western taps new chief marketing officer appeared first on HousingWire.



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HW+ mortgage rates desk

Non-QM lender Angel Oak Cos., through its mortgage-backed securities conduit Angel Mortgage Trust, is out with its fourth private-label securities offering of 2022, even as rate volatility in the market continues to throw sand in the market’s gears.

The recent offering, AOMT 2022-4, involves a pool of 407 mortgages valued at $217.2 million and includes primarily non-QM loans along with some mortgages backed by investment properties. To date, including three prior private-label securities (PLS) offering completed this year, Angel Oak has securitized loan pools valued in total at $1.73 billion, bond-rating reports show. 

Since its first securitization deal in 2015 through 2021, Angel Oak completed a total of 29 non-QM PLS offerings valued at more than $10 billion, according to the company. Non-QM mortgages include loans that cannot command a government, or “agency,” stamp through Fannie Mae or Freddie Mac. Non-QM loans typically make use of alternative-income documentation because borrowers cannot rely on conventional payroll records or otherwise fall outside agency credit guidelines.

Year to date through early June, overall, there have been a total of 54 non-QM PLS offerings backed by loans valued in total at $21.9 billion, representing nearly half of all PLS deals by loan volume over that period, according to deals tracked by Kroll Bond Rating Agency. That compares to 34 non-QM deals involving near prime, nonprime and investment property-backed deals valued in total at $9.3 billion over the same period in 2021.

All those non-QM securitization deals are occurring this year in a volatile interest-rate environment that has been less than favorable for both the PLS and agency secondary markets. The baseline rate for a conforming 30-year mortgage jumped to 5.78% on Monday June 13, up from 5.45% last week, as fear sweeps the markets due to rising inflation, which reached 8.6% in May — a four-decade high. 

“Bond pricing is worse this morning as Treasury yields moved higher in early trading,” Mortgage Capital Trading (MCT) reported in its June 13 morning market wrap-up report. “The U.S. 10 -year Treasury yield is currently at 3.244%. Friday’s inflation data reignited fears that central banks will have to use aggressive monetary policy tightening.”

The fast-rising rate environment has made it far more difficult for lenders like Angel Oak and others to execute PLS deals. It also is causing heartburn in another liquidity channel for lenders — the whole-loan trading market. That leaves mortgage originators between a rock and hard place when it comes to keeping liquidity channels flowing smoothly.

“There’s no question [loans] are being sold at discounts,” said John Toohig, managing director of whole loan trading at Raymond James in Memphis.

Part of the problem with the spike in mortgage rates is that mortgage prepayment speeds (normally via refinancing] for lower-rate loans decrease rapidly, creating loan-supply issues in the market along with shrinking demand for mortgages — with much of that downward pressure being sparked by current Federal Reserve monetary policy.

“The Fed has created demand destruction by increasing rates, and there is an argument it has also created supply destruction [for the PLS and loan-trading markets] because there are millions of people locked into low rates,” explains Robbie Chrisman, head of content at MCT, in a recent market analysis report. “At current lending rates, 99% of American homeowners have no incentive to refinance their mortgages. … One year ago, about 66% of the universe had incentive to refinance.”

KBRA projects that 2022 will still be a record year for post-global financial crisis PLS issuance, with expected securitization volume of prime, nonprime (including non-QM) and credit-risk transfer offerings totaling $131 billion. Much of that volume, however, is front-loaded.

“KBRA expects Q2 2022 to close at approximately $38 billion, and Q3 to decrease further to $29 billion across the prime, non-prime, and credit-risk transfer segments because of rising interest rates and an unfavorable spread environment for issuers,” KBRA states in a recent forecast report. “… To date, issuance spreads [have] widened rapidly for all sectors as supply and demand volatility hit nearly all-time highs.”

Still, even in this volatile market, mortgage demand exists, even if at a diminished level. And, as the numbers from KBRA indicate, about half of that demand — for loans securitized in the PLS market so far this year — is now being addressed by non-QM lenders.

It’s important to note that rates in the non-QM space are typically set about 1.5 percentage points above agency loan rates, according to Tom Hutchens, executive vice president of production at Angel Oak Mortgage Solutions, part of non-QM-driven Angel Oak Cos.

“So, you’ve got agency loans where the performance is guaranteed by the government, but with our loans [non-QM], there is no guarantee, so private capital is looking for a spread in order to finance these loans and securitize them,” Hutchens explained in an interview. “If you look at where agency rates have gone, it’s very safe assumption to say non-QM rates are 150 basis points higher than that.”

As rates rise nearly week-over-week now, however, the securitization of lower-rate loans made earlier in the cycle becomes harder to execute at desired margins for most issuers because the goalposts have essentially been moved. 

“Nobody really knows where this [rate volatility] is going to stop because there’s so many factors that that make up rates,” Hutchens said. “So, it’s hard to predict levels of origination, but I still think we’re at a really good space [in non-QM lending]. 

“The interest in securitization and investing in this space is still very strong. The hiccup that we’ve seen isn’t a credit issue. No one’s concerned about the quality of non-QM loans — it’s just that the rate environment has been so crazy.”

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Overall mortgage rate lock took a hit in May, led by a drop in refinance activity, both for rate-term refis and cash-outs. In a higher rate environment, lenders were more reliant on the purchase market for origination volumes.

Rate locks were down 4.8% last month, according to Black Knight’s monthly mortgage originations market report. Purchase locks, which are not as rate-sensitive as refinancings, accounted for 82% of the entire share of rate locks in May, the largest slice since Black Knight’s Optimal Blue began tracking the data in 2018. 

Mortgage rates, measured by Black Knight’s Optimal Blue OBMMI pricing engine, finished the month of May at 5.34%, down 7 basis points from the previous month, but that wasn’t enough to push up refinance rate lock volume. 

Rate/term refinance lending activity declined 23.6% in May from the previous month and was down 89.9% year over year. Cash-out refinance locks also dropped 11.9% from April and 42.2% from May 2020. 

“We’ve seen rate/term refinance activity essentially evaporate and cash-out activity is now suffering as well,” said Scott Happ, president of Optimal Blue, a division of Black Knight. “While there is volume pressure across the board due to rising rates, purchase volumes are holding up the best and are now driving 82% of all origination activity.”

Purchase volumes fell 2.3% in May from April and remained unchanged from the same period last year. When excluding the affect of home appreciation on volumes, purchase locks were down 8.5% year-over-year in May. 

Government loan products gained market share as the Federal Housing Administration (FHA) and Veterans Affairs (VA) lock activity increased at the expense of agency volumes, a trend also likely reflected in the decline of the average loan amount, ranging between $362,000 to $359,000, according to Black Knight. 

Borrower credit scores dropped 20 points in the past three months, which are now below 700 on average. A steep drop in cash-out refinance credit scores drove the decline in May, which fell 33 points year over year. 

Black Knight’s monthly market monitor reports provide origination metrics for the U.S. and the top 20 metropolitan statistical areas by share of total origination volume. 

The New York-Newark-Jersey City MSA had the highest rate lock volume at 4.4% in May. The Washington-Arlington-Alexandria area had the second-highest lock volume rate (3.8%) trailed by the Los Angeles-Long Beach-Anaheim (3.7%) area.

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Paying off your mortgage early—to some people, this sounds like a dream scenario. But to others, it could be a cash-tastrophe. We can already hear real estate investors yelling out “always use leverage”, “what about the low interest rates!?”, and “you can scale so much quicker!” Like many real estate investors, David Greene knows the power of leverage and loans to buy rental properties faster. But, it’s safe to say that for some people, paying off a property or buying a home in cash may be a much smarter move.

Welcome back to another episode of Seeing Greene where David answers questions directly from BiggerPockets listeners and viewers on YouTube. This time around, we have some seriously useful questions being answered for the new investor. These questions range from when to take out a loan and when to pay off a property, how to get started in real estate in your early twenties, how to build more cash flow as your expenses increase, how to get a HELOC on your rental property, and how to raise money for a down payment. All these questions (and more) are coming up!

Want to ask David a question? If so, submit your question here so David can answer it on the next episode of Seeing Greene. Hop on the BiggerPockets forums and ask other investors their take, or follow David on Instagram to see when he’s going live so you can hop on a live Q&A and get your question answered on the spot!

David Greene:
This is the BiggerPockets Podcast, show 621. Most of us have some goals that are similar. We want freedom. We want our time back. We don’t want to be stuck in a commute. That’s pretty much an overall general consensus we can all agree with, but there’s some people that really want to make a ton of money and they’re limited in their ability to do so at their W2 job.
There’s other people that just want a little bit of money, but they want it to come easy. There’s other people that know they have a creative itch that they want to scratch and real estate helps them do it. And then there’s other people that just love human beings and they want to work in an industry where they get to talk to and sort of be in touch with other people.
What’s up everyone? This is David Greene, your host of the BiggerPockets Podcast coming at you today with a seeing Greene episode. In today’s show, we are going to take questions from different people that have submitted them. And you’re going to hear my perspective, how I see it because I’m Mr. Greene. We have a lot of really good stuff for you, several different topics that I don’t get asked very often that I thought was really cool that people ask questions.
So one of them had to do with, is there a way around a debt service coverage ratio loan? Or is that my only option when it comes to getting financing if I don’t have a W2 job? We go into a very, very sort of a deeper situation of when you should pay off your properties mortgages, and when you should use financing or leverage. I think there’s a lot to learn from understanding.
There’s not one way to do it, but there is usually a right way for you to do it. So I break down this particular situation and give advice that you might not be expecting me to give. And then I actually talk about why I decide to publish my books with BiggerPockets Publishing. All that and more at this seeing Greene episode.
If you’re looking to learn, if you’ve got questions that you want to ask, if you want to hear other people asking questions so that you don’t have to be the one to ask it, this is the right place to be. And for today’s quick dip, speaking of BiggerPockets Publishing, my newest book just dropped today with them. It’s called Skill. So I, my last book that I wrote was called Soul. This was a book written for real estate agents to learn how to make money in the real estate agent game.
This book is about how to become a top producer and make really good money. So if there’s a real estate agent in your life that you know, that you love, that you appreciate, that you’re rooting for go to biggerpockets.com/skill and get a copy of this book to give to them. It is a very difficult business to be in. Most people have no direction of what to do.
And this book is written to give a very specific play by play for real estate agents to be good at their job. So if you’re working with an agent that’s good, but you want them to be great, if you have people in your life that sell homes and you think that they would be happier if they made more money, please go get them this book. Give it to them. I would appreciate it and so would they. All right, that’s enough ado. Let’s get into today’s show.

Deborrah:
Hi, blessing, David. My name is Deborrah Fang. My questions for you are okay, I’m a widow. I lost my husband couple of months ago and right now I’m not working. I quit my job as a teacher a year and a half ago to stay home taking care of him. And after he’s gone, he left me with his life insurance. So I get the life insurance.
I pay off the house I’m currently living. So I also purchase a property in Colorado Spring, pay off, and I still have $200,000 cash in my hand. Now, I learned about these real estate investment. Make me feel like paying off my mortgage wasn’t the smartest move. However, I’m thinking, should I get cash out refinance from the current two properties that I have already paid off to buy more properties?
Also, I don’t know, should I pay them off or should I just, I mean, for the new property, should I just do a 25% down payment? Also, for the 200,000 cash in hand, the same thing, do I find more properties, just pay the initial down payment? Or should I just buy one property within the $200,000 range, pay them off and receive rent coming in as the positive cashflow?
Currently I’m still taking care of three kids. Two are in college and one is staying home with me. He’ll be a sophomore in high school. So yeah, that’s my questions. And thank you for your help, bye.

David Greene:
Hey Deborrah, thank you for the question. First off condolences, I’m very sorry to hear about your husband and please send those condolences to your kids as well. I lost my dad when I was 27 and my brothers were even younger than me. And it’s incredibly hard when that happens. Sometimes it feels like the entire cornerstone of your family falls apart.
So you’ll be in my prayers. As far as the question from a practical perspective that you’re asking here of, should you take out loans or should you own properties free and clear? And if you’re going to take out a loan, how much should you be taking out? I see all the options that you’re presenting and I can tell from the way you’re spitballing that, you’ve got a lot of uncertainty and questions in your mind, and I’m really glad you reached out.
Let’s talk about when you should take out loans and use what we call leverage and when you should pay a property off. The majority of the time the people that are listening to me are coming from a perspective of trying to grow an empire, okay? So the advice I would give them is different than you if you have a different goal than what they have. And that’s what we have to get into here.
This is the way that I look at borrowing money to buy homes or using leverage. It will increase your ability to grow wealth, which is what I’m going to call offense, but it comes at the price of being more risky, which is what I would refer to as defense. So ideally we want to be able to have as much offense as possible with as much safety or defense as possible. And that’s what we’re striving for, but the two are typically mutually exclusive.
You can’t have both at the same time. So what somebody has to figure out is how much do I care about risk and how much do I care about growth? So for you, Deborrah, anytime you take out a loan, you have to make the debt payment on it. And as a new investor, you could easily find yourself in a place where you pick the wrong tenant or you buy the wrong property and you’re not able to generate rent from the person, or you have to spend money to fix things up.
And now you’re in this situation where you don’t have enough money to make the payment on the mortgage, and you’re also not making money from the property and you could lose the entire thing. And that’s what I don’t want to see for somebody in your situation. Now, if you’re not working and you don’t plan to work, that does increase the risk of investing in real estate.
The reason it increases the risk is you don’t have money coming in from a job in case you make a bad decision or something goes wrong with the property. You’re sort of operating without a bulletproof vest, I would say. One mistake, that bullet’s going to get right in there and it can really hurt you. And that’s what I don’t want to see happen.
Now, if you’re planning on getting a job and you are going to work and you think you can generate decent money, that now opens up some doors to where financing could be a safe option for you because even if something goes wrong, you’ve got a cushion with money coming in from work. So the first question to ask yourself is, do you want to work? Are you willing to work? Or is that not the case?
There’s so many scenarios that I could lay out for you, but in general, if you’re not going to work, I would probably advise you to not take out a loan, okay? Just buy whatever you’re going to buy in cash and at least learn how to invest in real estate with as little risk as possible. You’re still going to have property taxes.
You’re still going to have homeowner’s insurance. You’re still going to have different expenses like repairs and maintenance that are going to pop up, but you are having less of a debt service if you’re not taking on a loan so that you can kind of learn the ropes. It’s kind of like training wheels while learning to ride a bike.
Now, let’s say you take to this like a fish in the water, or at least you become competent at it. At that point, you’re going to make better decisions on what you buy and how to manage it. And at that stage, I would say taking out a loan to buy property could make some sense because you’re not learning at the same time that your risk is high.
Your risk is going to be much lower because you’ve already learned how to do the job and there’s less surprises that are going to jump out for you. And if you do that well, you may never have to get a job because you can make a career investing in real estate full time. All the money you make can come from the rents, but you’re not going to do this by just snapping your fingers, jumping in to becoming an amazing investor.
You’re going to have to start very small. Start slow, start with low risk, buy in good areas, pay the house off, learn how to manage the tenants. I would recommend looking for what we call small multi-family, a duplex, a triplex, a fourplex, something along those lines. With $150,000, maybe you had more, I think you said you have 150K, you’re probably not going to get a bigger property, like 10 units.
It’s going to be very hard to make that work. So get what you can get for the money, pay cash for it. Make sure you buy in the right area, get a property manager that’s really good that can kind of teach you the ropes. Get that first property, see how that goes. And then scale from there. Next question is from Yasir in Atlanta.
I’m a 21 year old from Atlanta, Georgia, and was trying to see what you do if you were in my shoes. I’ve never bought any real estate. I got a good job paying well, and I just didn’t want to let that money sit in the bank. Should I start with the multifamily unit? How much should I save for emergencies? Really good here, Yasir.
First off, this is a situation where you would really benefit from listening to the BiggerPockets Money show. So they get into personal finance, how to live beneath your means, how to make more money, how to manage the money that you have at a more holistic level than just investing in real estate. So you should check that out and other people that are in your situation, especially younger people that haven’t learned how to manage money yet can get a lot from listening to a show like that.
Let those seeds get planted of how to build and grow wealth at a very young age. Second off, before you start worrying a ton about investing in real estate, I think your energy would be better put towards finding a career. Do you know what you want to do? Are you going to work in the trades? Can you make good money learning a trade? Are you in college right now and you plan to get out of school and work a job?
Do you know what you’re going to do to make money? So making money at work is much less risk than just buying real estate and the best real estate investments typically happen when you’re already making decent money at a job and you can afford to take on a mortgage. Now I’m going to assume here that you have some money saved up. You’re able to do this.
You’re ready to buy real estate. You’re financially strong, because that’s the position that I advise most people to start from. If you’re not at that position, get to that position first. But if you are there, you should house hack. You should look for small multi-family property that you can afford, live in the house and rent out the other units. Or maybe buy a house with a lot of bedrooms, live in one bedroom and rent out the other bedrooms.
When you’re young, this strategy works the best. You’re not going to want to rent out bedrooms if you’re married, if you have kids. It’s a completely different scenario. So if you’re still young and you’re single, which I’m assuming you are, you actually didn’t mention that, buying a house and renting out the rooms is one of the best ways to learn the fundamentals of real estate investing, choosing tenants, having them sign leases, managing people while keeping your risk relatively low.
BiggerPockets has a book on house hacking written by Craig Curelop. I would recommend that you check that one out, get some ideas of how to house hack as well as Google the term house hack and learn some strategies that you can use where you can put a very low down payment, 3.5%, get your first property and learn the fundamentals without taking too much risk.

David:
Hi David. My name’s David also. Firstly, I just want to say thank you so much for all the content that you put out and all the insights that you provide. You’ve taught me so much and you’ve really helped change my wife and I’s life really. So just can’t thank you enough. Thank you so much. Just to give you a background, we own a number of short-term rentals.
We own a few long-term rentals, but mainly short-term rentals in Tennessee. We’ve purchased them over the last few years. They do really well for us cashflow wise. We recently purchased expensive home here in Orange County in California. So we are actually pretty much using all of our W2. I work as a teacher, my wife works in retail and we’re pretty much using all of our W2 income that’s going to go directly to our mortgage.
We earn a lot more money from our rentals, but we’ve always thought about cashflow, cashflow, cashflow. You’ve kind of helped shift our mindset with looking more about appreciation, just underlying the benefits, particularly the long-term benefits of appreciation. So we’ve really shifted our thought about that. But with this higher price property that we’ve just bought, we’re starting to be in a little bit of two minds.
Do we need some more of that cashflow that may have not been as important previously? We are kind of at a point where we’ve been able to refinance a lot of those properties. So we have quite a lot of capital to be able to deploy that we want to purchase more rental properties with. We are in two minds as to, do we just keep going with the cashflow, just keep buying these vacation markets?
Or do we diversify potentially buy more of your traditional markets that have the likelihood to appreciate population growth, job growth, all of those kind of things? Places like Phoenix or Tampa or Salt Lake city, those kind of places. So maybe just wanted to get your idea based on our situation, what you would advise.
I know you’ve had some people on your podcast before talking about renting by the room, just being creative like that. We’re pretty on top of the short-term rental thing, so we feel really comfortable with Airbnb. So we’re more than willing to do something like that even in a more traditional market provided the regulations lend itself to that.
But yeah, really want to shift away from the vacation rental markets that have been so good to us, but then at the same time still want to be able to make a little bit of cashflow. So just wanted to get your idea on what you think. Maybe you could point us in the right direction. We’re at a bit of a crossroads at the moment, and then potentially if you have some ideas on markets.
I know I mentioned some of those growing markets that we all know about, but yeah, just wanted to get your insights on this particular situation for us and any advice you might have. Thanks again for everything, and I hope to hear from you soon. Thanks.

David Greene:
Hey David, thank you for the question. All right, here’s what I’m picking up from the way you went about that. You and your wife are not sure what your goal is. You know you want to make money in real estate, but you don’t know how, you don’t know what you want your life to look like. You’re not sure what you value the most.
And because of that, you’re kind of bouncing around between all of these different options and you’re not sure which direction to take. Let’s break down in general, the different roads you’ve got. You’ve got the high cashflow road. This is where you’re going to try to build up as much cashflow as you can every month, meaning the properties are going to generate rental income and your expenses are lower than that.
So you get to keep that money. You kind of get the immediate payoff right off the bat of cashflow. In general, cashflow comes at the expense of appreciation because you usually make more cashflow in markets where homes are lower price and therefore don’t go up as much. Or you make more cashflow at the expense of more work, which would be the short-term rental market, where you got to put in more work to get that cashflow.
Then you’ve got the appreciation road. This is going to make you the most wealth in real estate, but it comes with the most delayed gratification as well as the highest risk. Because when you’re playing the appreciation game, you’re not getting as much cashflow or sometimes you don’t get hardly any. So you could lose the property more easily than if it was cash flowing very strong.
And even when it does work out, you don’t have access to that money. It sits in equity in the property until you access it via a cash out refinance or selling the property. So the appreciation road as opposed to the cashflow road has less of an immediate payoff. It’s more of a long-term play.
Then you’ve got the short-term rental game, which kind of stepped into the industry, that combines the two of them. You’re now able to buy in high appreciating markets and generate more cashflow, but it comes at the expense of being more active and less passive. So here’s your problem, David. You’re not sure what you want to do.
It sounds like you don’t want to have to work a lot and you want a lot of cashflow, but you also want a lot of appreciation and that’s why you’re stuck. My advice is that you and your wife are going to have to sit down and ask yourself what kind of lifestyle do we want to live? If it’s all about having more of your time back now, I would say you should chase after cash flowing properties that are stronger on that side, which are probably going to be small multi-family or larger multi-family that you probably haven’t considered.
You can hire a property manager and manage it. It will put off more cashflow and you won’t be as directly involved. If you say no, we’re willing to work right now, then the short-term rental game is what you should keep doing. And you should just find different markets to get into if you can’t make it work in the one you’re at.
The more short-term rentals, you get, the more income you can generate, the more money you have to pay someone else to manage it for you. And that’s one way that you can get your time back. Another road that you could consider would be the appreciation game where you say, hey, we’re willing to work really hard right now. We don’t need as much time, but when our kids are older, that’s when we want to know that we’ve got a lot of money set aside.
So I can’t answer your question unless you know what your goal is. If you’re really not liking short-term rentals, because that was my original thought when you were talking is, hey, you want appreciation and cashflow? That’s the perfect mix. You’ve got to hire somebody else to manage these properties for you. Now I’m actually looking for something like that myself.
I’ve got a couple of short-term rentals now and I plan on getting more. I want to hire a person that will manage the logistics of it. So if you’re listening and you want to make some extra money, get paid by the hour, message me if you have experience with short-term rentals. David, you could do the exact same thing.
I’m looking for someone that has done it before, they can manage the cleaners, the supplies, the reviews. They don’t have to worry about getting it booked, but they do have to make sure it’s ready for the next guest that wants to stay in it. If I can do this, so can you. That’s what I think that you should be looking for.
But before you get too deep into that, you’ve got to talk to your wife and figure out what you want your life to look like. Then submit another question, letting me know and I’ll give you some more specific advice about different strategies or roads that you could take to get where you want. Hey, we’ve had some great questions so far. I love being able to do these episodes. So I need more of your questions to keep doing it.
Please go to biggerpodcast.com/david and submit your question there. For everyone that has already submitted, thank you very much. If you’re listening to this on YouTube, please hit that subscribe button so you get notified when additional episodes come out, as well as like this and share it with anyone you know who’s also a real estate geek.
At this segment of the show, we like to read some of the comments from previously shows we’ve done and give some air time to people that were on YouTube and participating in the conversation there. Our first comment comes from Daphne Hill. Love these shows David. You are a natural teacher and never make guests feel like their questions are dumb or have been answered hundreds of times before.
Thank you. Thank you for that, Daphne. I appreciate that. Made me feel good. Next comment comes from Lauren. David, I would appreciate some bookkeeping recommendations. Should each property have a separate bank account or use one account for all properties? Set everything to autopay, et cetera. In my personal situation, I have no partners, closing on my first short-term rental in April and looking to get my second short-term rental after, thanks.
Well, Lauren, I will try to answer this, but I will say, I don’t know that my way is necessarily the best way. And I know that right off the bat. How I typically work bookkeeping is that I have all of my single family properties managed in one account. So I have a bookkeeper that goes over all the property management statements, puts them into a spreadsheet.
I can see what every property makes or loses and all of the expenses are on auto pay coming out of that account as well as all the income goes into it. I have a separate account for short-term rentals. And the reason I created a separate account is I wanted to keep more reserves in that account than in the other ones, because I feel like the income from short-term rentals is less reliable.
So therefore, I offset that risk by putting more reserves in that account. Then I have a different account set up for my 15 or $16 million property that I bought because it’s huge and it needs a ton of money in reserves and I don’t want that money to be mingled with the other money because I need to have extra money in there for that really big property where the mortgage is $80,000 every single month.
Then I’ve got a different account set up for my real estate sales, a different account set up for money that comes from the one brokerage and so on and so forth. I run a private mastermind where I teach people how to build wealth and how to be entrepreneurs. And so that has its own bank account. So I like to keep mine basically by income stream, is how I set up my bookkeeping.
And I have different accounts for the different sources of income. Now, there are some sources of income that kind of all fit together like all of the single family rentals or book royalties that I would receive, okay? There’s times where… Or maybe speaking fees, I can put all those into the same account, but I typically put all the money into the same account when there’s not expenses associated with it.
So for example, I don’t have expenses associated with book royalties from books that I’ve written. There’s nothing that I’m paying for that. So I’m okay to stick all that into an account, because there’s nothing coming out. There’s no risk associated with that. And that’s just kind of the way that I set it up.
If I have an income stream that has some risk associated with it, I put it in a separate account where I can keep more reserves in that specific account. And then I have a spreadsheet that my bookkeeper has to take all of these different income streams and all of these different businesses and take my net profit from every profit and loss and put it in the column for that income stream.
Then I look at that every single month and I see, hey, which properties are doing well? Which asset class is doing well? Where am I losing money? Where am I making money? And I kind of put my time and energy towards the stuff that I think is making more money. Now I’m in the process of switching bookkeepers right now and it’s taken them a long time to get up to speed.
So it’s probably been three or four months now I’ve been flying blind where I haven’t been able to see yet how much of these businesses are making. And I hate this feeling. It’s just the worst every time you have to switch over, but it was necessary because I’m working at a faster speed now than the person that I had could keep up with.
So I don’t know that I answered your question, but hopefully by giving you a little bit of insight into me and my life and how I’m structured, that right answers will make themselves known for you. Our next question comes from William Kahn. Love the show. Just giving a comment to support you guys. Thank you for that, William. Appreciate it.
Next comment comes from CD Mane. Wow, finally, the audio isn’t screaming for help. Hey, we’re slowly getting better. Shout out to the production team at the BiggerPockets Podcasts for making me sound like a normal human being. I tend to move around a lot when I talk. I get too close to the mic. I get further away from the mic.
I don’t know why I do that, but I’m a person that can’t sit still. Do you guys have that problem? Do you ever get a phone call and you start talking on the phone and you get up and start walking around? That is me every single time. I constantly walk around the parking lot of the area where my offices are because I can’t sit still and talk on the phone. If that’s you, if you do the same thing, tell me in the comments.
Tell me I’m not the only crazy person that has this compulsion to move around and walk when I’m on the phone. And then also let BiggerPockets know that you love the production team, that they’re doing a great job. That my audio sounds good and that they got me looking fresh. Last comment comes from randoms on my mind. Wow, that house hacking topic was fantastic. I didn’t think about the math behind house hacking.
I’m going to look into that. Well, that’s what I’m here for. It’s to open your eyes as to new strategies that you might not have understood, because I’ve helped so many clients with house hacking and I’ve done it myself that I have some unique insight into that that not everybody has. So if you live in California and you want a house hack, reach out, let me know.
I’d love to be able to help you do that. Same thing goes, if you have a house you want to sell, or if you need a loan, I would love to work with you. And what I’d love even more is if more of you leave comments like this letting us know what you like about the show.
So please tell us what hit, tell us what you like, tell us what made you think, tell us what worked and then even say, hey, if I don’t like this part of the show, that’s okay. Let us know that too. So if you’re not following on YouTube, make sure you do so and leave me a comment.

Jenny:
Hi David. From Melbourne Australia, I’m Jenny. I’m a professor and a real estate investor with properties in Atlanta, Los Angeles and Melbourne. I’m wondering if BiggerPockets publishing would be interested in a book I’m writing called Investing in Real Estate Like a Professor.
The book is aligned with the goals of BiggerPockets, to help people make good decisions about getting started and building a sustainable portfolio in real estate. Professors have a particular way of looking at the world, which I think a lot of investors and would be investors will relate to.
Our perspective weaves through the lessons of history, the dilemmas of the human condition and applies these big ideas to our own lives. I started writing it with other professors in mind as my audience, but I think now that the book would also appeal to a general audience like BiggerPockets where learning is centered in the process of investing. One thing that professors do in our jobs is publish.
So I have some existing relationships with book publishers, but I’ve read all of your books, which are published by BiggerPockets. My questions are, why did you decide to publish your books with BiggerPockets instead of a traditional publisher? And how would I contact BiggerPockets Publishing to find out if they have an interest in my book? Thanks a lot, David.

David Greene:
All right, thank you, Jenny. Man, this is a very unique question that I haven’t been asked before in a public forum. So first off, my producer of the show reached out to you to put you in touch with the BiggerPockets Publishing team. So hopefully that goes well. As far as the next two questions, what do I think about approaching book writing?
I think what I’m getting at is you’re asking, what do you think about approaching writing a book from the perspective of an individual person written for their specific scenario? And then why did I choose BiggerPockets Publishing? And the answer to both of them is oddly enough, the same answer. So I think when you’re learning how to invest in real estate, you shouldn’t just be learning about, well, how do I do it?
Because there’s a million ways to do it. It’s more, what is my goal and how do I make this work for what I want? And that’s the thing. It’s every person is different. Most of us have some goals that are similar. We want freedom. We want our time back. We don’t want to be stuck in a commute.
That’s pretty much an overall general consensus we can all agree with, but there’s some people that really want to make a ton of money and they’re limited in their ability to do so at their W2 job. There’s other people that just want a little bit of money, but they want it to come easy. There’s other people that know they have a creative itch that they want to scratch in real estate helps them do it.
And then there’s other people that just love human beings and they want to work in the industry where they get to talk to and sort of be in touch with other people. So when you’re writing a book, it is best to be asking yourself, well, who’s my audience that I’m writing this book to? And I’m writing it to a perspective that they would understand.
And I think that that’s what you’re getting at about when you’re talking about writing it from a professor’s perspective. Well, the reason that I publish my stuff through BiggerPockets is the majority of people that follow me, trust me, listen to me, respect me, they’re people that are in the BiggerPockets community.
So rather than writing a very niche topic where I said, okay, I’m going to write about say how to be a real estate investor as a first responder, because I had a career in law enforcement. I was able to run on a broader topic like long distance real estate investing or the Burr method, but give it to a more specific audience that already was looking at real estate from the same perspective of me.
And that’s why BiggerPockets Publishing made the most sense. The people that were already following me were BiggerPockets people. The people who read my books, typically aren’t finding about me for the first time just from the book. They’re finding about the book from this podcast, from the YouTube channel, from social media, from my involvement with BiggerPockets in general.
And that means that they’re more likely to get something from the book because as I hear people say, I hear your voice in my head when I’m reading it or they’ve heard me answer questions like this before. So they know my background or my philosophies when it comes to different real estate investing strategies. So that’s why I went with BiggerPockets Publishing. I also just really like this company.
They have a good heart. They mean well. They’re trying to help people empower themselves. They’re not looking at giving people a handout. They’re looking at giving people a hand up. All things that I really can get behind and like. So it’s also fun frankly, to make money for the company that I love working for. So thank you for asking that question and I wish you the best of luck on your own boo writing endeavors.
All right, the next question comes from Jones in my hood, the Bay area, California. Hey David, my question is about a HELOC for rental properties. HELOC stands for home equity line of credit. I recently bought a single family in Oakland Montclair Hills which I closed on earlier this year. Even before closing, I gained over 200,000 in equity on the property. I bought the house for a million.
The property is currently rented on a one-year lease agreement. I was looking to tap into this equity via HELOC to grow my real estate portfolio. I also have a good amount of equity in one of my rental properties in Cincinnati. My loan balance is 85,000 and I estimate property values is around 180. I’ve been researching a bit and I found it’s difficult getting a HELOC on a rental property. Why is this the case?
And is there a way around it? I don’t want to do a cash out refinance because I have a pretty good rate on these properties and I haven’t found a property which I would like to buy yet. I don’t want to have cash sitting in the bank either. So my preference is for the HELOC. Well, first off, congratulations on that property that you’re able to buy. I work in that area and Montclair Hills is a great area.
The fact that you got something for a million means you did really good. That’s a pretty low price for that area. Second off, let’s talk about why a HELOC is hard to get on an investment property. So what a HELOC is, is it’s really a second position mortgage on a home. So the lender’s only going to give a second position mortgage if there’s enough equity to support paying off the first mortgage and then paying them off if something happens and the house goes into foreclosure.
Most HELOCs will basically take the value of the home, subtract what you owe on that home and let you borrow up to 80% of the difference. So you might, if you only have 20% equity in the property, you might not be able to get a ton out of a HELOC on that home. Now, as to your question of why are they hard to get on investment property?
The reason is because to a lender’s perspective, an investor is more likely to let a house go to foreclosure than a person who lives there. So if someone lives in the property, it’s their home, it’s perceived as being more secure because people would let all their properties go except for the one they live in. That would go last. So the risk profile to a lender is higher if it’s an investment property.
There are still some banks that do it, but you’re generally looking for credit unions in the area of where the home is. That’s where I have found luck, is going to credit unions to get HELOCs on investment property. Now I also understand you don’t want to have cash seating in the bank. So the HELOC seems like your best bet.
I will give you this piece of advice. Interest rates are going up and HELOCs typically are adjustable rate mortgages. Everyone I’ve ever seen has been adjustable rate. If you take out a HELOC and you use the money, just know the payment can keep going higher as interest rates keep going higher. And if you’re running your numbers based off of whatever the payment is when you first take out the money, you could find yourself surprised when the payment goes up later.

Mason:
Hey, David. Mason here from Austin, Texas. Wanted to say, thank you for everything you guys at BiggerPockets do and for this show that y’all provide to like-minded investors, I’ve been listening for about nine months and have been such a huge fan. It’s changed a lot of things for me. So thank you for that.
And I’ve gotten to the point where I’ve got to now submit my own question, because it’s been so valuable. A little bit of background about me and my situation. I’m 24, sold my tiny home in January for a good profit and was able to kind of use that to start a short-term rental here in Austin, Texas with my girlfriend.
And the good problem to have is that it’s done so well that we are just so hungry to do it again, and rinse and repeat so to say. We had quite the time getting the conventional loan just because I am 1099 and banks love W2 income. And we were able to get it done of course, but for that reason, debt service coverage ratio or DSCR loans are very attractive to me now.
The problem with resources and with those now is that of course, a lot of them are requiring 15 and usually 20% down. So my main question is, is there a way to creatively finance say half of the down payment? Or the range that we’re kind of looking at is nicer homes to instead of hitting a so-called triple or going for a triple, trying to hit a home run with the next one.
And those kind of range of homes, 20% would be out of our resources as of right now and I don’t want to just wait and save for that long. So I want to know if there was a way or creative financing via hard money loan or obviously cash out refinance is an option, but we’re within that six month period where it’s I’ve got to wait again.
But if there was an option to creatively finance say 10% of the 20% of down payment or equity kind of in the deal and if lenders or someone out there did that, or if you knew of any kind of creative ideas. Obviously there’s friends and family, but I didn’t know if there were other options or anything. But yeah, I appreciate again, what you guys do and any and all input would be greatly appreciated. Thanks.

David Greene:
All right, Mason, you are in a position that many people are in where it’s not enough just to be financing 80% of the value of the property. You’re hoping to finance 90, 95% of it, maybe 100% of it, which means you don’t have a big down payment. Now the easiest way to solve this problem is to get a primary residence where you can put 5% down or 3.5% down on an FHA loan and you don’t have to borrow the money.
But if you’re looking to buy a pure investment property, you do run into this problem. And here’s why it’s designed that way. In general, only people that already have a good amount of money are the ones that are buying investment properties. They’re literally investing the down payment that they already have into a property, which is where they set it at 20%. But you’re looking at investment property from a different perspective.
You’re not wanting to invest money you already have. You’re wanting to grow wealth through an asset and you’re wanting to borrow other people’s money. You’ve got a couple of options. So from the lending perspective, you can look into an 80,10,10 loan. That’s a loan where you borrow 80% of the property’s value on your first position loan.
Then you get a HELOC or a second position loan for 10% of the remaining balance. And then you put the other 10% down yourself. So if you find a mortgage broker that you feel comfortable with, you can ask them if they have access to 80,10,10 loans. You can always reach out to us at the One Brokerage and we can look into that for you as well.
You also have the option of borrowing money from someone else. So if you’re going to be putting 20% down on a property, what if you put down 10% and you borrow the money from somebody else to put down the other 10% and you split ownership 50/50? That’s another option if you don’t have a ton of cash. You’re right to look into the debt service coverage ratio loans, because you’re working as a 1099, but those are typically going to be 20% down loans.
So there was a time where we were able to get them for our clients at 15% because we did a lot of volume. Those have gone away right now. They may be coming back later. So when you’re someone that does a lot of business with us, you’ve done more loans. You’ve sent those referrals. Now we sometimes have access to getting you those better loan programs if the lender is willing to give them out, because we do a lot of business with them.
But you can’t count on that. That’s what I’m getting at. Those are oftentimes like a special circumstance. So your best bet might be to make other people money through what you’re doing. Give them a chunk of the equity in exchange. Maybe they put all of the down payment in and they get 60% of the equity and you get 40% of the equity in the cashflow for finding the deal and managing the whole thing.
But you’re going to have to come up with something like that where you find other people that have money and you give them something to make it worth their while if you don’t have that cash. And then just remember, as you get older, as you do better at work, as you start making more money, you will become less and less dependent on other people till you can buy real estate with your own money.
All right, our last question comes from John Paul Kissinger in Mount Hope West Virginia. Hey David, I’m a paid firefighter in a small town getting paid via 1099 for my department. I’m looking at getting my first rental. I’m concerned that my 1099 may be an issue on getting a loan. I also have one mark on my credit from an unpaid medical bill from four years ago. I paid it two years ago, but it’s still showing up.
I have enough cash for a 20% down payment. I’m worried about rising interest rates and whether this is a good time to start. Also, do you have any advice on what I should do to get pre-approved for a loan or where? Well, that’s a silly question. There’s mortgage brokers everywhere that you could talk about getting pre-approved. If you’d like, reach out to me and I’ll get you in touch with my team that does my loans.
Happy to do that for you. We’re the One Brokerage because we’re the one brokerage that can do it all. Now, as far as your question about is now a good time to invest? It depends on the market. So I will say right now, I don’t really know much about West Virginia. I don’t own any proper there and I don’t know anyone else that does either.
So I can’t tell you if it’s a good time to invest in your market, but in the markets that I’m investing in, I think this is the best time to invest. Now, let me tell you why and the perspective I have and then you can decide for yourself if you agree. So I am investing in markets that I think are going to be very strong for the future.
More people are moving there than normal, okay? So there still is not enough supply to keep up with the demand that’s going to push rents and it’s going to put prices of those assets higher. At the same time, rates have gone up, meaning a lot of people are scared. So there’s less buyers competing with me for these homes than there was before.
So I don’t have to go in as fast or as aggressive as I was going in specifically because other people are getting out. So I have all of the long-term upside with inflation that continues to spiral out of control, with the near-term upside of less competition. So I’m going at it hard. I’m looking to buy some really expensive properties very soon because these interest rate hikes have caused everybody to slow down.
Now, depending on when you’re listening to this, this advice might be of a different value. But the fed has said, they’re going to continue to raise rates. Which means when everyone who goes, oh, no interest rates went up. I don’t want to buy real estate. When they realize that they’re going to keep going up, today’s rate that feels expensive will seem cheap.
And when the rates seem cheap, everyone’s going to jump back in and you’re going to get another flood of people that are all trying to buy real estate. So I actually think that this is kind of the best of both worlds. This is a unique opportunity. This is the same thing I saw when I bought my Maui condos. Those have both gone up between three and $400,000 each in about a year since when I bought them, because I recognized the same thing.
The shelter in place happened. A lot of people thought, oh, don’t buy real estate, there’s a crash coming. I saw the window I jumped in when everybody else wasn’t jumping in and boom, I did really well on those. So that’s my advice that I would give to you. Also, if you’re worried, instead of putting 20% down on one house, what if you put 5% down on a house to live in and then next year do the same, and then next year do the same and spread that money out over several properties and just house hack it?
That would be the best way to reduce your risk if that’s what you’re looking to do. And John, as far as your 1099 income, if you have a stable work history where you’ve done it and you’ve claimed this on your taxes, which I’m sure you have, you can get approved to get a loan with 1099 income. It just takes more time. It takes more effort for the processors to get all your information together to submit it to the underwriter.
The underwriter has a lot more questions that they have to verify because you’re probably making different amounts of money every month. If that’s not the case, it’s even easier. But don’t let your 1099 income deter you. You just need to find a mortgage broker and let them know your situation, and they’ll tell you what they can do for you.
Your other option is a debt service coverage loan, where they’re going to use the income from the property instead of your own income. Here is what I would say for someone in your position. I would advise you to get a 30-year fixed rate and not an adjustable rate mortgage even if the teaser rate is lower, because unless you’re in a position where you have overtime that you can work or you can earn more income, you don’t want to end up with a loan that’s going up over time faster than you can make up the difference in money to get it paid.
All right, that was our show for today. I want to give a big thank you to everybody that submitted a question and I want you to do the same. Please go to biggerpodcast.com/david and submit your questions there so that I can answer your question. And we can have more of these seeing Greene shows to learn from. If you enjoy this, please let me know in the comments.
And if you say something funny, insightful, clever, we will make sure that we read it on a future episode of this podcast so that other people can hear what you said. And then let me know what you think of the show. If you want to hear more questions about a certain topic, let us know. My production team will read those comments and they will find the stuff that you’re looking for.
Lastly, please subscribe to us on YouTube and share this with someone else that you think might benefit from hearing it. If you would like to get in touch with me or follow what I’m doing, you could find me on Instagram, Facebook, LinkedIn, Twitter, pretty much all of them @DavidGreene24, there’s a E at the end of Greene, or you can find me on YouTube, youtube.com/davidgreenerealestate.
Go give me a follow there. Thank you everybody. If you’ve got some downtime, go check out the BiggerPockets website. They have an amazing forum with tons of questions being asked, literally the best in the world. They also have a very, very strong blog section that I used to just read religiously when I was new, learning how to invest in real estate.
I read every single blog that ever came out and learned a ton from that. BiggerPockets has a lot to offer you more than just this YouTube channel or just this podcast. So go check it all out.

 

 

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This week’s HW+ member spotlight features Stacy Esser, founder and team leader at Stacy Esser Group/SEG Realty Keller Williams. Based in New Jersey, Esser and her team have been recognized as the No. 1 agent in Tenafly, New Jersey and the No. 1 agent for the Bergen County.

Below, Esser answers questions about the housing industry:

HousingWire: What is your current favorite HW+ article and why?

Stacy Esser: I am a Logan Mohtashami groupie, I’m proud to say! His articles are always my favorite. His recent article, “Purchase apps are at 2009 level: where’s the inventory?” takes a deep dive into what the heck is going on with purchase applications, housing demand and inventory levels.

Logan totally nerds out, and I try to digest the story he’s sharing, the graphs and numbers. He helps me make sense of what my 12-agent team is feeling on the front lines, helping me to help my team be the best agents they can be.

We can’t just show homes; we have to be a professional real estate business, which means being able to have real conversations when buyers and sellers ask us questions like, “Did we miss the market?” “Are we in a housing bubble?” and “Should I sell now or wait?”

We let the data do the heavy lifting. This article, for example, asks why, if purchase applications are down to 2009 levels, are inventory levels still so freaking low? Of course, the answer is about why this is not the same market — in any way — to post 2008. When I try to explain this to people, I have to relate to them in some way, help them understand.

There are many reasons this isn’t like 2008: people are staying longer in their homes, aging in place and have more equity in their homes than 2008. And, of course, there is the sheer demand, with our demographics being the best-ever for homebuyers.

This article comes at the same problem from a different angle: a mortgage application perspective. So, it’s another way to show my clients that not all markets are the same, and this is not 2008.

HousingWire: What is the weirdest job you’ve ever had?

Stacy Esser: I was one of those people who dressed up in full costume and did singing telegrams.  

HousingWire: What has been your biggest learning opportunity?

Stacy Esser: It is when I f— up, or as I like to say, when I fail forward. In fact, with my team, “failing forward” is embedded in our culture. So much so, that during our weekly team meetings, we each share a fail forward for the week — what happened and what we learned from it. It’s a very powerful team-building experience. 

HousingWire: When do you feel success in your job?

Stacy Esser:  I felt like a success at my job once I realized that I could go away with my family, be present, and my business would still run successfully without me. I also feel like a success when my agents are achieving their financial goals. It’s interesting, upon reflection, that my answer is not about selling $150 million.

It’s rather my inner success, the thing that makes me feel really good. You know, that authentic smile you get when you know you’ve impacted other people whom you really care about. My role as a leader is what sticks with me and what drives me. 

HousingWire: What is the best piece of advice you have ever received?

Stacy Esser: The best piece of advice I’ve ever received is to “stay in discovery mode.” This means that when you’re having a conversation with someone, stop talking and ask questions and dive deep. If not, you will constantly be trying to solve the wrong problem.

Discovery mode helps you to understand the other person’s pain points. People work harder to avoid pain and want to move as quickly as possible toward pleasure, so you need to ask what’s on their mind, why they feel how they do, so you can know what they really want and need. Discovery mode also allows you to build trust, and a rapport with the other person. It’s an essential skill for anyone who wants to be successful in sales, coaching, and leadership.

HousingWire: What are 2-3 trends that you’re closely following? 

Stacy Esser: First, rising interest rates are one of the most closely watched trends in the housing market. As rates rise, it becomes more expensive to borrow money for a home purchase. This can lead to a slowdown in the housing market since buyers are hesitant to commit to a purchase when rates are high.

Additionally, rising rates can also lead to a decrease in home values, as buyers are willing to pay less for a home when they can get a lower interest rate elsewhere. The actual yin/yang here will be played out in the months to come.

However, it’s the sellers and buyers that we are working with whom really matter. Sellers are always the last to know when prices come down, and that means tough conversations, managing expectations and searching for their pain points to get them to say yes to a sale price that’s not quite what they expected. This is especially true in a luxury market where buyers and sellers are very tied to the financial world. Most of those sellers don’t need to sell, and will hold on to a price too long just because three months ago they may have seen that number.

The market is shifting, and our prices must shift with it. It’s still a strong market and prices are still up, just not as much as they were before. New and move-in ready is what everyone wants — Millennials and Baby Boomers alike are competing for the same product.

In a shifting market, a house with flaws (like a detached garage or situated on a busy street) will not so easily be overlooked. I believe it’s important to communicate often and lay the groundwork early, so there are no surprises with your clients. 

Second, another closely watched trend in the housing market is the inventory of available homes. When there are more homes on the market, buyers have more choices, and can be more selective about their purchase. This can lead to a decrease in home prices as sellers are forced to compete for buyers. Additionally, a large inventory can also indicate that there is a slowdown in the housing market, as sellers are not able to find buyers as easily. 

Finally, the last closely watched trend in the housing market is construction activity. When there is an increase in new construction, it indicates that builders are confident about the future.

HousingWire: What keeps you up at night and why? 

Stacy Esser: For me, what keeps me up at night is lack of inventory and unaffordable housing. I see too many people struggling to find a place to live, and then being priced out of the market. It’s not just first-time homebuyers, but also people who are looking to downsize or upgrade.

This affects my team’s ability to convert. Are they spending time with buyers that are ready, willing and able? Time is our most valuable currency, and I spend a lot of it thinking about how to best leverage my team’s skills.

I want to make sure that we’re doing everything we can to be successful — for ourselves and our clients. I also think about how we can better market our value proposition, and if we’re effectively communicating what makes us unique. Sometimes it’s hard to turn off my brain and stop thinking about work, but I eventually fall asleep.

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I was talking with another investor recently and used a term I assumed he would be familiar with. He wasn’t, which led me to realize that a simple but very effective tool for decision-making was likely to be overlooked by many others as well.

The tool/concept is called expected value (EV), and I’m most familiar with this concept because I spent my youth playing way too much high-stakes poker. 

In poker, EV is one of the most common tools used to determine an optimal decision (fold, call, raise, etc.) in the middle of a hand, especially in big situations where all the chips are on the line.

But, EV can be applied to a wide range of decisions, including decisions related to our investments. 

How Does Expected Value Work?

Let’s look at how EV works, using a straightforward example from the poker world.

We’re sitting in a poker game. It’s the end of the hand, and there’s $400 in the pot, and the other player in the hand bets $100, making the pot $500, requiring you to put in $100 to see a show-down.

You have a decision to make: Do you call the $100 bet or not?

While I could give you all the details of the hand—what cards you have, how the betting played out, whether the other player looks nervous. The only piece of information you need to make an optimal decision about whether to call is what you estimate the likelihood of you having the best hand (and therefore winning the pot).

To determine the expected value for a decision, you multiply the probability of each possible outcome by the value of that outcome and then add up the results.

In this case, there are three possible outcomes:

  1. You have the best hand and win
  2. You have the worst hand and lose
  3. You have the same hand (we’ll ignore this)

Let’s say that you believe there’s a 25% chance that you have the best hand and a 75% chance of having the worst hand. In other words, you will most likely lose, regardless of what you do. 

But what about the expected value?

There’s a 25% chance of the first scenario above happening (you having the best hand and win), and if it does, you’ll win $500 (the amount in the pot). There’s a 75% chance of the second scenario happening (you have the worst hand and lose), and if it does, you’ll lose $100 (the amount you need to spend to call the bet).

To determine the EV, we multiply the probability by the outcome for each scenario and add them up:

EV = (25% * $500) + (75% * -$100)

EV = ($125) + (-$75)

EV = $50

The Expected Value is $50. What does this mean?

It means that, while we have no idea if we’ll win $500 or lose $100 this hand, if we were to play out this exact situation a million times, we should expect to win, on average, $50 per situation.

A good poker player knows that while there is a 75% chance of losing this hand and going broke. Over the long term, taking that risk every time it comes up will ultimately make money. 

In fact, if a poker player finds themselves in this exact situation 100 times, they should expect to earn 100 * $50 = $5,000 across all these situations.

A positive expected value investment/decision is one that you should always consider making. A negative EV investment/decision is one that you should always consider passing on. 

Had the expected value for the poker situation above been negative, a fold would have been the right move.

How Expected Value Applies to Other Investment Decisions

We can apply the same logic to other types of decisions and different types of investments.

For example, it’s typical for house flippers who do a high volume of deals to consider “self-insuring” their properties. This means they don’t get insurance for the flips and assume the risk/cost themselves.

But is it smart to self-insure your flips? Let’s make some assumptions and run an EV equation.

Let’s assume:

  • A typical insurance policy for a house flip will cost $1,000
  • 1 in 50 flips (2%) will have a small ($10,000) claim
  • 1 in 200 flips (.5%) will have a big ($100,000) claim
  • The rest of the flips (97.5%) will have no insurance claim

Should we pay the $1,000 in insurance for each of our flips? Or self-insure?

Let’s take a look at the EV for self-insuring. We’ll start with the possible outcomes and the value of each:

  • 97.5% of the time, there would be no claim. Therefore, no out-of-pocket cost.
  • 2% of the time, there would be a small claim of $10,000 that we’d have to pay out-of-pocket.
  • .5% of the time, there would be a large claim of $100,000 that we’d have to pay out-of-pocket.

EV = (97.5% * $0) + (2% * $10,000) + (.5% * $100,000)

EV = $0 + $200 + $500 

EV = $700

The EV on self-insuring is $700. That means, on average, we’d spend $700 per project paying for things that would have otherwise been covered by insurance.

In other words, if we were to do 100 flips, we could expect that we’d save about $300 per flip by self-insuring. Or $30,000 across all 100 flips! 

Final Thoughts

While this is highly simplified, and you’ll have to use the numbers that make sense for your flips (both insurance costs and likely claims), you can see why many house flippers who are doing large volumes of flips choose to self-insure.

There are thousands of scenarios you’ll run into, both with your investments and daily life, where expected value calculations allow you to make much better decisions than just “going with your gut”.

Disclaimers about expected value

  • Yes, there was another option in the poker example (raising). We’re ignoring that one.
  • Yes, this discussion ignores variance. Sometimes, lower variance is more important than higher EV.
  • Yes, you need to consider other things besides EV, especially when it comes to catastrophic risk (risk of losing everything).
  • Yes, this requires that you are good at estimating the probability of each outcome and the value for each outcome, which can be difficult.
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We are at the point of the economic cycle where I really just get two questions: Are we going into recession and are home prices about to fall? I am going to do my best to try to make sense of what is happening with the housing market right now, since the years 2020-2024 have been a talking point of mine for years and my biggest concern since the fall of 2020 has been prices overheating — not having a deflationary collapse. 

For over a decade, a lot of people didn’t believe in housing inflation but in the deflationary housing story, which hasn’t ended well for them since 2012. Talking about this from a historical standpoint will help us understand better what is happening today.

I have separated my work into two different time frames: 2008-2019 and 2020-2024.

In the years 2008-2019 we saw the weakest housing recovery ever. I predicted that purchase application data wouldn’t reach 300 until years 2020-2024 and housing starts wouldn’t start a year at 1.5 million until then as well. In contrast, I knew 2020-2024 would have the best housing demographic patch ever as the country’s biggest demographic group hits the median age for first-time homebuyers.

Let’s look back at how some people have interpreted housing market data.

A short history of the housing crash narrative

2012: What they said: Shadow inventory will cause prices to fall. The reality: Inventory broke down in 2012, and the monthly supply data got below 6.0 months. The “shadow inventory” was not an issue as it took years to get rid of the distressed supply from the housing bubble years.

2013: What they said: Because mortgage rates were rising and the Fed was tapering, housing would crash. The reality: The 10-year yield shot up from 1.60% to 3% (sound familiar?), making housing cool down noticeably. Nominal home price growth cooled down, but we had no negative year-over-year price declines as inventory didn’t even get over five months back then.

2014: What they said: Housing would crash because purchase application data was down 20% year over year; adjusting to the population, it was the lowest ever. (Total inventory grew this year, and sales were negative. This was the last time total inventory did grow in America.) The reality: Even though sales fell and inventory grew, nominal home prices didn’t decline since the monthly supply of homes never came close to breaking over six months.

NAR total inventory data:

2015: What they said: This was the start of the Silver Tsunami. The first baby boomer turned 62 in 2008, and thus 2015 was the start of what they said would be a mass downsizing that would collapse prices because nobody could buy a home from the Boomers, and they needed to discount their net wealth by 70% to have a smaller home to live in. The reality: The Silver Tsunami didn’t happen; this was supposed to be a decade-long process up to 2025, and still hasn’t happened.

2016: What they said: Because manufacturing was in a recession, and stocks pulled back 15%, people were pushing a general recession premise. The reality: Home prices grew because inventory fell once again. (Here’s me on a treadmill challenging those calling for a recession.)

2017: What they said: Because home prices were back to the housing bubble peak, prices had to crash. The reality: Inventory fell again and home prices rose.

2018: What they said: With mortgage rates rising to 5% and the new home sales sector getting hit hard, housing would crash. The reality: The existing home sales marketplace was in much better shape. Sales fell, but the total inventory still didn’t grow. The monthly supply data increased as it took longer to buy homes: there was no inventory growth and purchase application data were only negative for three weeks out of this year.

2019: What they said: Housing would crash because Inventory was up year over year on the monthly supply data for a few months, and the sales trend was still falling. The reality: As rates fell, housing rebounded in the second half of 2019. I enjoyed the 2019 housing market because real home prices went negative briefly, and people had choices. Not many people liked this market, but it was as good as it gets because the days on the market climbed to over 30 days and we had no drama.

2020:
COVID-19 hit us and thus the housing crash premise went into overdrive. Even though I tried my best in 2019 to warn my housing bubble friends not to go there with a bubble crash, they did. I was willing to forgive them early on since it was our first global pandemic in recent history and the economy paused, leading to a drastic downturn in economic activity. What they said: COVID would lead to a housing crash. The reality: I wrote on April 7, 2020, we would have an economic recovery in 2020 if you follow these data lines and dates. Regarding housing, I said please wait until July 15 to see June’s data before you go all housing crash on us. They didn’t wait and missed the greatest recovery ever. I retired that economic recovery model on Dec. 9 2020, and now we were dealing with the Forbearance Crash Bros.

2021: What they said: After failing with another housing crash call, what do all crash call boys and girls do? They move the goal post to next year and the theme was forbearance —all the people coming off of forbearance would crash the housing market. The reality: Data was stable and most people making over $60,000 a year got their jobs back by October of 2020.

Now that we have that 10 years of history on the books, it’s time to talk about the future because the housing market has had a material change based on my own economic work.  One thing is for sure, demographics are economics, and mother demographics flexed her muscle during COVID-19. Ages 28-34 are the biggest age group ever and when you add them with move-up, move-down, cash, and investor buyers together, you have solid replacement demand.


This also means we might have problems with inventory as well. As you can see here with the NAR total inventory data, total inventory has been falling since 2014, but with a bump in demand, we had the potential to break under 1.52 million. Historically, 2 million to 2.5 million of inventory is normal. Post-2014, a slow but potential dangerous downtrend formed right when our demographic patch was about to kick in.


NAR total inventory data going back to 1982

My rule of thumb for years 2020-2024: As long as home prices grew just at 23% or less during these five years, the sales goal of having over 6.2 million total home sales should be achievable.

Unfortunately, so far 2020 and 2021 got a terrible grade on home-price growth. It was too hot. The home-price growth was an apparent deviation from what we experienced in the previous expansion. Rising home prices was the real housing crisis this time around. A raw shortage of homes created forced bidding during a better demographic patch, and we are still today seeing home-price growth gains that are way too hot.

Now data from the S&P Case Shiller Index lag, but you can see the damage done in such a short time with prices.

Even with some of the recent weakness in demand, we haven’t seen a significant dynamic shift yet to bring prices down because total inventory data is still too low. Here are some weekly data from Realtor.com and Redfin.

I do believe higher mortgage rates work, but it needs time to work itself in our housing market.

What do we need to see before home prices fall?

Traditionally, people believe you need six months of monthly supply because that happened during the housing bubble crash. That was a forced selling period, and the credit stress data from 2005 through 2008 isn’t here.

American homeowners are in an excellent financial position, and they’re not going to sell their homes at 30%, 50%, or 70% off the market bid prices to get out at all costs. We are in June now, and the market inventory data inventory is nowhere close to 2018 levels nor 2014 or 2010 levels. Looking back at total inventory data going back to 1982, when I was seven years old, the only panic selling we saw was forced credit stress selling. The homeowners now don’t have exotic loan debt structures they need to recast, and their cash flow is good.

RIP my price model

I lost my price growth model, and I want it back! Imagine if home prices grew at 4.6% or less per year from 2020 to 2024; we would have so much leeway for prices to rise without impacting demand enough to get us under 6.2 million total home sales. However, that is not the case! And once the 10-year yield broke over 1.94%, we can see that demand is being hit more than it would have if price growth were much tamer.

The marginal homebuyer is always impacted; that would not have changed if price growth was less, but the massive price gains since 2020 have made things a lot worse.

This means home prices need to decrease for my model to work again before 2024. Does this mean I will get want I want? What am I looking for now?

First, we need to get monthly supply data above four months with duration. The last existing home sales report came in at 2.2 months. So we aren’t there yet, but once we get above that, you have a more traditional housing market regarding supply.

NAR: Monthly Supply Data

Why focus on four months instead of six months as many  people do? Traditionally inventory levels are between 2 million and 2.5 million. We started the year at 870,000 and we are dealing with the biggest housing demographic patch in their peak home-buying age. People need shelter!

If we had started the year at 2.4 million total inventory and home prices and rates rose, we would have seen a noticeable cooling down, similar to what we saw in 2013-2014, which would have pushed the monthly supply over six months. However, we are far from the total inventory data of 2014, let alone the 3 million to 4 million inventory levels after the housing crash. In theory, if we had 2.4 million inventory, we wouldn’t have seen the massive price gains from 2020 to 2022.

My next stage of watching inventory is getting back into a range of 1.52 – 1.93 million and monthly supply above four months with duration. Once we get to those levels, we will revisit the housing inventory situation. Then I can remove my savagely unhealthy housing market label because I believe that is an acceptable level. To have any meaningful price declines — to have my model get back in line — I need to see these things occur, and I believe higher rates can help bring some sanity back to the housing market.

Hopefully, this gives you a better idea of inventory channels with total inventory and monthly supply data. This also explains why pricing is still strong even with declining sales.

Looking to the future, higher mortgage rates will create weaker demand. So far, I have been wrong on my premise that we would see 18%-22% declines in this data line on a four-week moving average, but we are starting to head in that direction.

As we can see from Wednesday’s purchase application data, purchase application was down 7% week to week, down 21% year over year. The four-week moving average is down 16.5% year over year. We are getting closer to the range I thought we should be at on the 4-week MA 18%-22% declines. The comps will get harder starting in October. Also, you can see that purchase application data is back at 2009 levels, but sales and inventory are not. Remember that is trend survey data, not an exact science with sales, but a trend.

Even if mortgage rates drop, that won’t be the savior we had in the previous expansion. Think of it as a stabilizer. Only when the economy goes into a job loss recession do you have more distressed inventory. As I stated at the top, this is the other question I get all the time: Are we going into a recession? I have a recession red flag model and right now only four of the six red flags are raised, but I am keeping a close eye on it.

So are home prices about to fall? What I’ve presented here are the key data lines that need to happen first: monthly supply data getting over four months with some duration and total inventory levels getting back into a range of 1.52 -1.93 million. Until that happens, don’t look for anything big in terms of price declines as total inventory and a monthly supply of homes are just still too low.

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Pontiac, Michigan-based lender United Wholesale Mortgage (UWM) Wednesday launched a new platform for independent mortgage brokers to access purchase leads, past clients and real estate agents — a move to entice and retain loan officers in a shrinking mortgage market.

UWM, the largest wholesale lender in the country, has been challenged by rising mortgage rates, decreasing refinancing volumes and fierce competition in the wholesale channel during the past couple of years, mainly from Rocket Mortgage

Dubbed “Boost,” the new platform is a one-stop-shop allowing past clients to call on their previous brokers’ behalf, being transferred directly to them. The marketplace also provides purchase leads at a discount tailored to the brokers’ needs. 

“Staying in front of past clients and building new connections are two of the most critical and challenging parts of any business,” said Mat Ishbia, president and CEO at UWM, according to a news release. “Boost will save brokers time while helping them establish and maintain relationships for short-term and long-term wins.” 

The platform also will identify potential real estate agent partners in the mortgage broker’s area and schedule one-on-one personal meetings. Rocket Pro TPO, the wholesale arm of the lending giant, started connecting its broker partners with real estate agents through Rocket Homes, the company’s real estate listing platform, in October 2021. 

UWM’s new platform launch follows a decline in the lender’s total production in the first quarter of 2022. UWM posted an increase in profits over the prior quarter, increasing its purchase volumes to record levels, but the total origination fell during the same period, mainly due to refinancings. 

According to its earnings report, UWM originated $38.8 billion in mortgage loans in the first quarter of 2022, a 29.7% decrease compared to the previous quarter and a 20.8% decline year-over-year. Purchase loans grew from 24.9% of the total origination volume in Q1 2021 to 49% in Q1 2022 to $19.1 billion.

So far, the company has been proactive in rolling out new products. In March, UWM unveiled two new offerings in the non-qualified mortgages (non-QM) space: a bank statement loan product for self-employed borrowers and a product to qualify borrowers for investment properties based on the monthly rental income, rather than their current income.  

UWM also is pressuring competitors via prices. In May, the lender said it will price-match loans up to 40 basis points with that of 20 different competitors, through June 30, to any conventional, government or jumbo loan on a primary, secondary or investment property. 

The lender’s move comes at a time of increasing competition. In January, Rocket Pro TPO announced a program to pair each of its brokers with a team of in-house experts, made up of underwriters, closing specialists and purchase title coordinators, to help brokers navigate the loan closing process.

In April, Rocket launched a program to guarantee financing to close loans in 15 days, seeking to attract brokers. The promotion, valid until the end of the month, awarded borrowers a $2,500 lender credit if the loan does not close on its promised due date. 

UWM’s most aggressive step, however, was in March 2021, when the company told brokers they could not continue to work with Rocket Pro TPO or Fairway Independent Mortgage and still work with UWM. 

To reinforce the rule, the company this year sued three broker shops for sending loans to its rivals, among them America’s MoneyLineKevron Investments Inc. and Mid Valley Funding & Inv. Inc.

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Digital mortgage, technology
With a deadly combination of low housing inventory, reduction in refis and surging mortgage rates, consolidation in mortgage tech is expected. 

Businesses and entire industries tanked during the pandemic, but it created an ideal environment for mortgage tech companies, some of which rode the wave to banner years and historic growth. With interest rates hitting all-time lows, lenders doubled their origination volume to more than $4 trillion in both 2020 and 2021, hired more staff and ramped up investment in technology to close loans faster.

As the market has shifted, however, with mortgage rates rising in 2022 faster than forecast and lenders quickly cutting costs, some tech providers now are left vulnerable. That has led to a reckoning in the mortgage industry, which is in the midst of a rightsizing that has already resulted in layoffs at numerous firms. Layoffs at mortgage tech companies appear inevitable, along with other cost-saving measures, including diminished investments in technology.

With a deadly combination of the tight housing inventory, reduction in refis and surging mortgage rates, consolidation seems to be the natural path. 

“Rising tide raises all ships, but subsequently lowering tides drop off ships,” said John Hudson, executive vice president at Mortgage Financial Services

“With less volume out there, it’s only a matter of numbers and math. Less loans equals less revenue across the board. You’re going to see some that’ll survive and some will simply not make it. You’ll be seeing a lot of mergers and acquisition activity in the mortgage tech space this year,” Hudson added. 

The downturn in a highly cyclical mortgage industry is nothing new for solutions providers  with experience navigating the ups and downs in the market. And the well-prepared could ultimately benefit from current conditions if they seize the opportunity to absorb vulnerable newbies lacking sufficient capital to weather the storm. As such, a strategic merger or acquisition is emerging as one opportunity to outmaneuver the shrinking mortgage market. 

Strategic M&As

Intercontinental Exchange (ICE), the corporate parent of the New York Stock Exchange, earlier this month announced its intent to acquire Black Knight in a deal valued at $13.1 billion. The merger of the two biggest suppliers of mortgage loan software signals the potential creation of a dominant player in the mortgage tech industry. 

Of the $387.2 million in revenue Black Knight made in the first quarter of this year, 57% came from the servicing software and about 66% of ICE’s first quarter revenue of $1.9 billion came from its origination technology, according to their earnings reports.  

“From a client perspective, a fully integrated soup-to-nuts digital offering for mortgage origination and servicing should significantly reduce the cost of originating and servicing a mortgage,” according to an analyst who spoke on the condition of anonymity. 

Executives from each company have suggested the businesses are complementary — ICE focuses on tech solutions for originators and Black Knight’s business model is dependent on servicers and the secondary market. 

The deal isn’t expected to close until 2023 as executives must persuade regulators the acquisition doesn’t hinder competition

Several mortgage analysts said smaller mortgage tech providers will be challenged by the giant ICE-Black Knight conglomerate during a market downturn in which revenues are plummeting, a number of smaller competitors, such as loan origination system (LOS) provider LendingPad, see an opportunity to push an alternative product to lenders.

“There’s been a fair amount of discontent among lenders with loan origination systems,” said Dan Smith, vice president of sales and strategy at LendingPad. Focused on customer support and offering the latest tech stack that is easily configurable for lenders, LendingPad doubled in sales volume in a little over a year, said Smith, who declined to share specific numbers. 

In July, LendingPad plans on rolling out ComplyIO, an automated compliance engine that scans data to see if a loan that is near closing complies with all the state and federal rules and regulations. The company said it will be offered both as part of an LOS and a standalone product.

A handful of vendors made strategic acquisitions and acquisitions for capitalization in the fall of 2021.

Seattle-based proptech firm Porch Group acquired point-of-sales software company Floify for $90 million in October and North Carolina-based publicly traded fintech firm nCino bought mortgage tech vendor SimpleNexus in a $1.2 billion deal the next month. 

At the time, Porch said Floify’s brand would remain intact and investments were planned to help make the homebuying and moving process easier. The firm’s software —  which it says streamlines the loan origination process by allowing document sharing and communication between loan officers and real estate agents —  helped to close more than 77,000 mortgage applications per month, according to Porch. 

nCino noted SimpleNexus operates a “per-seat subscription-based revenue model, enabling the company to generate financial results that are more predictable, recurring and not based on mortgage transaction volumes.”

“I think they were looking toward the future,” said Tammy Richards, CEO of LendArch, a mortgage tech consulting firm.

Period of ‘spend nothing’ 

It’s hard to assess how private mortgage tech companies are performing in a shrinking mortgage market, but layoffs suggest difficult days.

Tomo, a fintech startup that aims to be a “PayPal for the mortgage industry,” laid off 44 employees, almost a third of its employees in late May. 

Founded in October 2020 by former Zillow executives who envisioned a way to accelerate the mortgage approval process, the Tomo notched a valuation of $640 million after raising $40 million in Series A funding in March.

Tomo wasn’t immune to the rapid rise in interest rates despite its focus on the purchase mortgage sector.

“We are dialing back our market expansion plans and will focus on building tech enabled mortgage experiences that deliver faster, less costly and less stressful experiences for homebuyers and the real estate agents that serve them in our existing footprint,” said Greg Schwartz, chief executive officer at Tomo, said in a LinkedIn post announcing the layoffs. 

​​Publicly traded Blend Labs, which debuted on the New York Stock Exchange in July 2021, also announced its intention to issue pink slips to 200 workers, about 10% of its workforce, by the second quarter in 2022. 

Blend has attracted a bevy of investors who were impressed by its market position. The company powers mortgage applications on the websites of major lenders such as Wells Fargo and U.S. Bank.

But the firm, which hasn’t turned a profit since going public, reported increased operational losses of $69.7 million in the first quarter of 2022. Blend brought in more than $71 million in the first three months of 2022, but more than half of its revenue came from title insurance and settlement services provider Title 365 in the challenging origination environment. 

Co-founder Nima Ghamsari believes Blend will weather the storm. Blend is focused on long-term growth, investment in technology and diversifying its revenue model. But some analysts, speaking on the condition of anonymity, said the layoff announcement was a clear sign Blend and other tech firms are struggling in the downmarket.

“My own view is that those folks have a better shot at long term survival simply because they can tap capital elsewhere to help survive,” said Brian Hale, CEO at Mortgage Advisory Partners. “Companies that come into this down trough, who were not as well capitalized, could either be consolidated or could be eliminated.”

New tech companies, often products of the refi-boom that attracted loans with low rates, may find it harder to raise money. 

“They had a massive ability to attract loans with low prices, low rates, which equals low revenue,” Hale said. “They had no second act when the dance stopped.” 

Jerry Halbrook, chief executive officer at Volly and former president of the origination technologies division for Black Knight Financial Services, agrees: “I think the bigger worry is really with the new entrants which haven’t really gone through a lot of cycles.” Halbrook said. “I suspect the ever-rising valuation of fintech companies is over for a while.”

It would be a mistake to pull back from platform investments, experts said, but some smaller tech firms have already given up on them.

“Inside every one of those small companies right now, it’s going to be a period of ‘spend nothing’ until we know how deep the water is,” said Hale, of Mortgage Advisory Partners. 

It’s all about that niche

It’s the well-capitalized players like Blend and Roostify that have a better chance of surviving, some mortgage tech analysts said. 

Roostify, the digital platform for mortgage lenders that competes with Blend, raised $32 million in venture funding in January 2021, bringing its total funding to $65 million. 

The cash injection helps the company provide tech to about 200 lending institutions on its platform, including two of its investors, J.P. Morgan Chase and Santander Bank (the latter of which recently exited the mortgage business). According to Roostify, the company handles $50 billion in loan volume every month. 

Although it’s not yet profitable, the artificial intelligence and machine learning capabilities embedded into Roostify’s point-of-sale system platform make it competitive, Roostify CEO Rajesh Bhat told HousingWire. 

For example, its product Roostify Beyond gives instant feedback to applicants who upload incorrect or illegible documents, without having to talk to the lending team directly, ultimately helping lenders process mortgage applications with greater speed, Bhat said. 

“We believe this is fairly differentiated (from other companies’ products) and really focused on the collaboration between the loan officer, the processor and the consumer. So it’s like middle-office, later stage workflow. It is predicated on having robust integrations with the loan origination systems.”

Small solutions providers offering unique services and products in a shrinking mortgage market are also well-positioned to survive. 

Dru Brents, chief executive officer of PreApps 1003, says its mobile responsive, all-in-one platform BrokerPlus provides a niche for broker companies. 

“As far as I know, we are the only single login mobile responsive, all-in-one platform that includes the customer relationship management system, E-signatures, point-of-sale system, loan origination system and the pricing engine,” Brents said.

Companies sign on to use BrokerPlus because it can replace multiple systems in a streamlined, cost-saving platform, he said.

“They are eliminating multiple tech stacks and they’re using our platform, so it saves them money. It’s really meeting the needs of every piece of technology that a broker would need,” he said. 

Since the company launched in 2015, PreApp1003 has “thousands of paid subscribers” and continues to see “significant growth,” although Brents would not cite specific numbers.

“We’ve never received investments. We’ve always been self-funded. We build and we test.”

Reaping investments

Despite myriad products rolled out during the two-year refi boom, the level of adoption remains low throughout the industry.

“I’m not so sure that’s a bad thing. The market really needs to absorb what’s already been built in terms of new technology,” said Volly’s Halbrook. 

Many mortgage analysts and consultants noted new tech is needed to build modern, efficient and automated processes.

“Our whole industry right now is yearning for a new model, [a] more automated approach, including our customers who are going to be those Gen Zers, who were born with phones in their hands, and are going to really deserve and want an automated approach,” said Richards, from LendArch.

Loan officers say the products that will last leverage technology that provides value to customers without a lot of effort. 

That technology includes a marketing platform that automates valuation model technology, and an application platform to which applicants can upload mortgage documents to speed up the loan process. 

“But those companies that haven’t invested in tech are going to have a hard time through this market,” Richards said. “Because if you have implemented your tech properly, you should be receiving efficiencies and expanded capacity, that reduces your cost.”

The post “It’s math:” How mortgage solutions companies are fighting for survival appeared first on HousingWire.



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