What is a Deed-for-Lease?

support for renters

Deed-for-Lease(TM)

Fannie Mae’s Deed-for-Lease Program (D4L), allows qualified borrowers (or their tenants) to execute a lease of up to 12 months in conjunction with their deed-in-lieu of foreclosure, allowing them to remain in their home as a renter. Borrowers interested in exploring this option should discuss it with their mortgage servicer.

To qualify both the property and borrower (or tenant of the borrower) must meet certain general qualifications* such as:

Occupant Eligibility:

  • Income is sufficient to cover rental payments of not more than 31 percent of gross income. If the current market rent is greater than 31 percent of the occupant’s monthly gross income, a lease will not be offered.
  • Inspection of the property indicates that the occupants have been keeping the property in good condition.
  • The number of occupants is appropriate for the home and in compliance with local laws and homeowner association rules.
  • If pets are present, renter’s insurance is obtained, if required.
  • The occupants signing the lease must agree to a credit review and all occupants over the age of 18 must have an acceptable background check, including receiving clearance from the Office of Foreign Assets Control (“OFAC”).
  • There are no signs or reports of illegal activities conducted at the property.
  • The property is to be used as a primary residence.

Property Eligibility:

  • There are no zoning or homeowner’s association (HOA) rental limitations that would prohibit a lease.
  • Repairs required to make the property habitable are deemed to be in an acceptable amount based on the property value.
  • The property is in compliance with local rules and laws or can be brought into compliance within 30 days.
  • The property is not within a target area for any corporate, government or community neighborhood stabilization plan which may need the property as part of the plan for purposes other than residential.
  • The market rental income is anticipated to cover ongoing maintenance and management costs.

Note: Consideration for a D4L is initiated by servicers. If you are a borrower interested in pursuing a D4L please contact your servicer.

For answers to frequently asked questions please see Deed for Lease (D4L) – Frequently Asked Questions.

Servicers can find additional information at www.efanniemae.com/sf/servicing/d4l/.

* This list does not include all conditions, which may vary by location.

Source:  Fannie Mae



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New Tax Breaks to Stimulate the Economy

tax credits

Taxes are more complicated than usual with all the new deductions and credits created last year to stimulate the economy. And in some instances, Congress went back to revise and expand the tax breaks. The popular home buyer credit, for instance, is on its third version.

“You can’t just sit down with last year’s return and make sure you fill in the same lines and think you got everything coming to you,” says Harris Abrams, a senior tax analyst with Thomson Reuter’s Tax & Accounting.

Fortunately, many of the new tax breaks are credits, which are better than a deduction because they reduce your bottom-line tax bill dollar-for-dollar.


So before you fill out your return, here’s a refresher on some of the key tax breaks this season:

Donations to Haiti
If you made a charitable donation for earthquake relief in Haiti, you can deduct it on your 2009 itemized return instead of waiting until next year. This applies to cash gifts—not clothes or other property—made by check, text message or credit cards before March 1, 2010. As usual, donations must go to qualified charities, and you’ll need a receipt. For donations made via text message, a phone bill with the name of the charity and details of the gift will suffice.  More info on IRS.gov.

Making work pay credit
This credit is worth up to $400 a year for singles and $800 for joint filers within certain income limits. It was designed to put money quickly into consumers’ hands by having employers reduce the amount of taxes withheld in paychecks.

**Even though you got some or all of the money last year, you will need to fill out the new Schedule M if filing a Form 1040 or 1040A to officially claim the credit.

That said, more than 15 million taxpayers are in for an ugly surprise, according to an estimate by the Treasury Inspector General for Tax Administration. Their refunds may be reduced or they might owe more in taxes because their employers wound up taking out too little for taxes. This can happen to workers with multiple jobs, two-income couples or dependents with wages, says Melissa Labant, technical manager for the American Institute of Certified Public Accountants. Something similar can happen to workers with multiple employers reducing withholdings, Labant says. And dependents don’t qualify for the credit, so they may have to make up for a shortfall in tax withholdings, she says. The Making Work Pay credit is in effect for this year, too. If you didn’t have enough taxes withheld last year, adjust your W-4 now so your employer increases your tax withholdings.  More info on IRS.gov.

Home buyer credit
Originally, the $8,000 credit was only for first-time home buyers. Now, long-time homeowners can get a credit of up to $6,500 if they bought a new principal residence after Nov. 6 and lived in their old homes for at least five years in a row in the past eight years. The income limits for eligibility also were raised late last year and the deadline extended. You now must have a house under contract by the end of April, and close the deal by the end of June, and you can claim the credit on your 2009 return. But you won’t be able to file a return electronically when claiming the credit. Blame all the fraudulent home buyer claims last year—that cost taxpayers millions of dollars. To fight fraud, the IRS requires that you file a paper return and submit proof that you bought a house. If you’re claiming the $6,500 credit, you’ll need to document that you meet the five-year residency requirement. The IRS will start processing these paper returns in mid-February, and the earliest refunds will go out toward the end of March. If you don’t provide full and accurate information, count on your refund taking longer.  More info on IRS. gov.

Car sales tax deduction
If you bought a new car, motorcycle or mobile home between Feb. 17 and the end of 2009, you may be able to deduct the sales tax paid on the first $49,500 of the purchase price. You don’t have to itemize to get this deduction. The tax break starts phasing out once income hits $125,000 for singles and $250,000 for joint filers. More info on IRS.gov.

Energy credits
Congress expanded these for energy-conscious homeowners. For 2009 and this year, claim a credit worth up to 30% of the cost—not to exceed $1,500 over the two years—of adding energy-efficient windows, doors, heaters, air conditioners, water heaters and heating systems. Add a solar water heater, wind turbine, geothermal heat pump, solar electric systems, and the credit is worth 30% of the cost with no dollar limit. More info on IRS.gov.

Help for the unemployed
For 2009 only, you won’t have to pay income taxes on the first $2,400 of unemployment benefits received. Also worth noting is the recent expansion of the COBRA subsidy, although this isn’t a tax break. Uncle Sam has been paying 65% of the health insurance premiums for unemployed workers buying coverage under COBRA, the federal law that allows ex-employees to remain on an old employer’s health plan for up to 18 months. This subsidy was recently expanded by six months so unemployed workers can receive assistance for a total of 15 months. It applies to workers who lost their jobs from Sept. 1, 2008, through the end of next month. More info on IRS.gov.

Education credit
The $2,500 American Opportunity Tax Credit for higher education improves upon the old Hope Scholarship credit. “For most people, it’s going to be the credit of choice in the education area,” says Mark Luscombe, principal tax analyst with CCH, publisher of tax information. The Opportunity credit covers the first $2,000 spent on tuition, fees, books and required materials, and 25% of the next $2,000 in expenses. You can claim it in any of the first four years of college. And 40% of the credit is refundable, so if you don’t owe any taxes you can get as much as $1,000 back in a refund. The credit begins to disappear once income reaches $80,000 for singles and $160,000 for joint filers.  More info on IRS.gov.

Boost your savings
For the first time, you will be able to direct the IRS to use all or part of your refund to buy U.S. Savings Bonds. You can buy up to $5,000 worth of Series I bonds designed as a hedge against inflation. The bonds, sold in multiples of $50, will be mailed to you later. To buy the bonds or have the IRS split your refund among different bank accounts, fill out Form 8888.

Source: Eileen Ambrose – RISMedia

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A Morning Cup of Inspiration (Feb. 5, 2010)

morning cup of inspiration

So often times it happens that we live our lives in chains…And we never even know that we have the key.

- Lyrics from Already Gone, performed by The Eagles

key to success



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The 1031 Tax Exchange – Quick and Simple (Video)

Backyard Wealth Video

Click the screen above to watch the quick video.


Tonja Demoff, founder of Backyard Wealth quickly explains:

  • the 1031 Tax Exchange strategy
  • the difference between the Capital Gains Exclusion vs. the 1031 Tax Exchange

More resourceful videos on the Backyard Wealth Channel on YouTube.

Subscribe to our videos and Stay Tuned In!!


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Hump Wednesday Funnies

real estate cartoon

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Mortgage Deduction – Tighter Limits for Wealthy Families

mortgage with house

Tighter Limits for Wealthy Families in Obama’s 2011 Budget Proposal



The Obama administration proposes to raise $291 billion over the next decade by reducing the amount by which wealthy families can cut their tax bills by claiming itemized deductions for mortgage interest payments and other write-offs.

The Obama administration tried and failed to implement a similar change in last year’s budget, after running into opposition from a range of interests ranging from mortgage lenders to charities that benefit from the taxpayers’ ability to claim such itemized deductions.

president obama

Currently, individuals with incomes above $200,000 and families with incomes above $250,000 can lower their taxes by an amount equal to as much as 39.6 percent of their itemized deductions. The Obama administration wants to lower the cap to 28 percent — the level in place at the end of the Reagan administration.

Because families in lower tax brackets don’t benefit as much from itemized deductions, the system in place now provides a disproportionate benefit to the wealthy, the administration said in its proposed budget.

“Currently, if a middle-class family donates a dollar to its favorite charity or spends a dollar on mortgage interest, it gets a 15-cent tax deduction, but a millionaire who does the same enjoys a deduction that is more than twice as generous,” the Obama administration said.

The Mortgage Bankers Association issued a statement claiming the proposed tax increase would have a negative impact on housing markets by increasing the cost of mortgages for many potential homeowners, especially in high-cost states like California and New York.

The MBA also expressed disappointment that the budget “did not offer any indications of the administration’s plans for the future of Fannie Mae and Freddie Mac.”

The MBA “strongly supports” a proposed $18 million increase in the Federal Housing Administration’s budget to implement improved risk management systems, $20 million earmarked for the Department of Housing and Urban Development to combat predatory lending and mortgage fraud.

Source: Inman News

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Houses for Wholesale: 3 Simple Steps

wholesale house

As a beginning wholesaler, figuring out how much to offer on a property is one of the most confusing aspects of the wholesaling process. It could typically take someone hours (sometimes days) of crunching numbers, running comps, and plugging figures into various formulas before reaching a decision about how much the offer should be and feeling comfortable with that amount.

Stephanie Davis, a wholesale expert has been in this business for that last three years and her method for determining offer amounts has changed quite a bit. These days she doesn’t use any sort of formula and rarely run comps.

The strategy she now uses is pretty simple, and can be broken down into the following three steps:

Step #1

Choose a farm area and determine who the active investors are in this particular part of town. There are multiple ways of finding out who the active wholesale buyers are in any given neighborhood, some of which I have written about in this article, and also this one.

Step #2

Once I have located some active cash buyers in my farm area, I ask them if they are looking for more deals in the neighborhood, and if so, I find out EXACTLY what they are looking for, including price range, preferred type of construction, minimum square footage, etc. I try to get as much information from them as possible so I have a very clear picture of what type of properties they are looking for and the prices they are willing to pay for them.

If I have the buyer’s first and last name I will do a search on the property appraiser’s website to check out what other properties they own and how much they paid for them. This gives me an even better idea of what they are looking for in a deal.

Step #3

Once I have located a few of the active buyers in my farm area and done some research to find out what a deal looks like in their eyes, I then head to the MLS and start making offers on properties that fit their criteria, making sure to leave enough room in the deal for both myself and my end buyer.

And Repeat.

Stephanie Davis has been using this strategy for the last few years quite successfully. “To me it is much simpler to just go directly to the end buyers and find out exactly what they are looking for,” Davis said. ” Approaching it from this angle removes much of the uncertainty and guesswork from the offer making process, and makes my job as a wholesaler much easier.”

Source: Stephanie Davis from flipthiswholesaler.net.


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A Morning Cup of Inspiration (Jan. 29, 2010)

morning cup of inspiration


“The difference between a successful person and others is not a lack of strength, not a lack of knowledge, but rather in a lack of will.”

-Vincent T. Lombardi


oscar pistorius race


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Sell a House Under Foreclosure? (Video)

Backyard Wealth Video

Tonja Demoff, founder of Backyard Wealth is answering one of our frequently asked question.

If my house is under the foreclosure process, could I still try to sell it?

More information and resources on our website:  www.BackyardWealth.com

Visit the Backyard Wealth Channel on YouTube for a growing collection of helpful videos.

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Hump Wednesday Funnies

real estate cartoon

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