3/14/24 – Rental to Tax Exemption?

3/14/24 – Rental to Tax Exemption?

President | Loan Officer
Mike Meena
Published on March 14, 2024

3/14/24 – Rental to Tax Exemption?

I want to share a few things I encountered this week as we prepare for the St. Patrick’s Day weekend.


I had a client come to me and tell me he is selling his house, downsizing, and moving back to the rental property that he lived in 12 years ago so they can take the $500K Homeowners Tax Exemption! I explained that it would not work that way, and he was shocked and said his CPA said it would. I told him to call his CPA and have him look it up again! I explained that he lived in the house for 8 years, then rented it for 12, and now, if he lives there for 2 years, he will get a homeowners exemption for 45% of the profit and pay taxes on 55%! A better plan would be to keep his primary residence and sell the rental property to buy the eventual property in San Diego near his kids. They can then take the 500K exemption on the primary residence and move into the San Diego property in two years!


I had another client come to me this week, and another lender said they needed seasoning on their inheritance. WRONG! Inheritance is considered seasoned funds!


We are working on a loan in the Madison’s, and we received full condo approval from one of our investors even though there is litigation! The litigation has yet to be turned over to the insurance company and does not meet Fannie Mae’s Guidelines. We have an investor who will hold these on their books until the litigation is cleared. We knew we could go FHA as a fallback, but this client wanted conventional, with good reason.


That’s it for this week! Be safe this weekend, and don’t drink too much!


The first of two signoffs is below:


I am available all weekend if you need anything. Let me know if you have any questions or if someone is interested in buying a property! My cell is 661-714-6258, and my office line is 661-260-2970 ext. 2222. My direct line is 661-291-2222. When you text, text (661-714-6258) or email me at Mike@AugustaFinancial.com.


But wait, there’s more!


Condo / Townhome – issues we know of now. Properties can be financed with 10% down and are considered NON-WARRANTABLE:

  1. American Beauty Condos – The brown ones – Insurance – 50 Mil in coverage for 748 units is not nearly enough!
  2. American Beauty Village West: Reserves
  3. Bouquet Canyon Village – Insurance – On Fannie’s list!
  4. Bridgewater, Emeryville - On Fannie’s list!
  5. Brookside Walk – Insurance –
  6. Cabrini Villas, Burbank - On Fannie’s list!
  7. Canyon Oaks – Insurance On Fannie’s list!
  8. Casa Marabella – 13951 Sherman Way, Van Nuys -On Fannie’s list!  
  9. Cornerstone – Insurance -On Fannie’s list!
  10. Encino Oaks – 5460 White Oak Ave – On Fannie’s list!
  11. Liberty Canyon HOA – 27409 Country Glen Road, Agoura Hills, CA- On Fannie’s list!
  12. Mariposa: Insurance On Fannie’s list!
  13. Penn Court HOA – 4201 Pennsylvania Ave La Crescenta On Fannie’s list!
  14. Rainbow Sierra Terrace – Underinsured and voting on Insurance in March!
  15. Scenic Hills – Insurance – On Fannie’s list!
  16. Shadow Ridge – Oak Park – Insurance -On Fannie’s list!
  17. Sherman Way Condos – 17900 Sherman Way Reseda – On Fannie’s list!
  18. Sierra Glen Condos – Insurance – On Fannie’s list!
  19. The District Community Association – 19533 Cardigan Dr, Northridge – On Fannie’s list!
  20. The Met at Warner Center, Woodland Hills  -  On Fannie’s list!
  21. Treana – Stevenson Ranch:  On Fannie’s list!
  22. Valle Di Oro –  On Fannie’s list!
  23. Walnut Gardens II – 7320 Lennox Ave Van Nuys CA – On Fannie’s list!
  24. Warner Center Condos – 5515 Canoga Ave, Woodland Hills, CA –  On Fannie’s list!
  25. West Creek Condos and Townhomes: Insurance On Fannie’s List!

Condo Watch List: This means I am not sure, but I will let you know. I can do it, but I doubt everyone can!

American Beauty Gardens: We should know by Thursday!

Madisons:I know we can do them, but this one will be bad if it gets in the wrong hands!


Please let me know if you hear anything new on condos or townhouses.


Interest rates got hammered today, and we lost our gains over the past two weeks! Hotter PPI and lower unemployment headlined the mortgage news today!

  • 12-day escrows if your buyer is pre-approved - Conventional / FHA / Jumbo / Bridge
  • We do loans in all states, so call me with anything you need.  
  • Government Loans (FHA / VA) are in the high 5’s and low 6’s
  • Conventional Loans up to $765,550.00 are in the low to mid 6’s
  • High Balance Loans $765,550.00-$ 1,148,325.00 are in the mid to high 6’s
  • Jumbo loans above $1,148,325 are in 6’s
  • Bank statement loans - They are available with 10% down again! 6’s to 9’s depending on down and credit score.
  • No income qualifier – 40% down with reserves! In the 8’s!
  • 0 down loans are in the high 7’s – 660 credit score min right now, up to $793,000.00.
  • Private Money lenders - Hard Money Loans – 35% down!
  • No Ratio Loans 30% down
  • Debt Service Coverage loans with as little as 25% down
  • Bridge Loans - typically 7.49% with limited fees – and they get you where you need to go!
  • 0 down California Dream for all Equity Share – Registration April 3rd to April 29, 2024
  • 3/2/1 Buydowns 2/1 Buydowns and 1/0 Buydowns are available at great start rates!

Interest rates are subject to change without notice! The above are LA County Loan Limits.


I am still available all weekend if you need anything. Let me know if you have any questions or if someone is interested in buying a property! My cell is 661-714-6258, and my office line is 661-260-2970 ext. 2222. My direct line is working again at 661-291-2222. When you text, text (661-714-6258) or email me at Mike@AugustaFinancial.com.


Have a great day and an even better tomorrow! Please call me when you have a client who needs to borrow!

President | Loan Officer
Mike Meena President | Loan Officer
Click to Call or Text:
(661) 714-6258

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