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December 9, 2016

Lowest Down Payment With Lowest Mortgage Insurance -- Home Possible


Lower mortgage insurance.


No LLPA's above 680, including Condo, multi-unit.


Up to 97% LTV on both Purchase and Refinance.


Zero assets requirements, Zero client funds required, Zero down payment can be all gift funds.


Increased flexibility in student loan, payment qualifications.

Share this with your friends and family. We can help them buy their first home or just another home for only 3% down with low MI and low rates. Government Sponsored program. Take advantage while you can, 0 asset requirements. 


BRE:01885141 | NMLS:344532

Michael & Danielle Hansen
CA Direct: (714)253-7868 
AZ Direct: (480)378-7288 
Toll Free: (855)955-SOEZ (7639)
Web: SoEZ.Mortgage or, either way it's EZ

December 5, 2016

Picking the Best Way to Hold Title to Your Home

If you are refinancing or purchasing a home, you need to inform the agents involved how you wish to hold title at closing. It's best to consult a real estate attorney before deciding but, unfortunately, most homeowners don't do that. So to make it so EZ for you, we provide to resources, this blog or you may download a PDF from First American Title by clicking here to see a more in depth look at your options. 
To help with the decision, here are the pros and cons of the five most common ways to hold title to your home:

1. Sole ownership
If you are single, one way to hold title to your home is in your name alone. This method is also called ownership in severalty.
When a married person takes title to real property in his or her name alone in sole ownership, the spouse is usually asked to sign a quitclaim deed giving up any ownership interest in the property.
This might be done, for example, when a husband invests in properties but his wife is not involved with the realty investments.
There are no special tax or other advantages of holding title in sole ownership. When the sole owner dies, any property held this way is subject to probate court costs and delays.
2. Tenants in common
When two or more co-owners take title to real estate, especially if they are not married to each other, they often become tenants in common. For example, two realty investors might select this method.
Each tenant in common owns a specified interest in the property. It need not be equal. For example, one owner might own a 50% interest, another could own a 10% interest and a third tenant in common could own a 40% share. The percentage ownership is specified on the deed.
A major advantage is that each tenant in common can sell or pass his interest by his will to whomever he or she wishes.
For this reason, tenancy in common is especially popular in second marriages, so each spouse can will his or her share to the children from a first marriage. Tenancy in common property is subject to probate court costs and delays.
A disadvantage is that the remaining tenant in common could wind up co-owning property with a stranger.
Another disadvantage (also true for joint tenancy) is that a tenant in common can bring a partition lawsuit to force a property sale if the other co-owners are unwilling to sell. The court can then order the property sold, with the proceeds split among the co-owners according to their ownership shares.
3. Joint tenancy with right of survivorship
When title is held in joint tenancy with right of survivorship, all co-owners must take title at the same time; they own equal shares and the surviving co-owner winds up owning the entire property. In some states, when husband and wife use this method, it is called tenancy by the entireties.
After a joint tenant dies, the surviving joint tenant(s) receives the deceased's share. The deceased's will has no effect on joint tenancy property.
A major advantage is that probate costs and delays are avoided when a joint tenant dies. The surviving joint tenant(s) usually needs only record an affidavit of survivorship and a certified copy of the death certificate to clear the title.
However, except for tenancy by the entireties, a major disadvantage is that a joint tenant can sell or give his property interest to a new owner without permission of the other joint tenant(s).
If there are only two joint tenants, the joint tenancy is ended by such a conveyance, creating a tenancy in common.

4. Community property
Husbands and wives who acquire realty in the community property states of California, Nevada, Louisiana, Wisconsin, Texas, Arizona, Washington, Idaho and New Mexico can take title as community property. Each spouse then owns half the property, which can be passed by the spouse's will either to the surviving spouse or someone else.
A special advantage is that community property assets willed to a surviving spouse receive a new stepped-up basis at market value on the date of death. In 1987, the IRS extended this community property stepped-up basis advantage to husbands and wives holding joint tenancy titles in community property states.
To qualify, IRS Revenue Ruling 87-98 requires spouses to acknowledge in writing to each other that their joint tenancy property is also community property.
5. Living trust
Probably the best way to hold title to homes and other real property is in a revocable living trust. There are many advantages, such as avoidance of probate costs and delays.
Other than the modest cost of creating a living trust (usually less than $1,000) and deeding real property into the living trust, there are no disadvantages.
Until the death or disability of the trust creator, the home and other real estate in the living trust are treated normally.
Stocks, bonds, bank accounts, automobiles and other major assets can also be held in a living trust. Since the living trust is revocable, these assets can be bought, sold and financed normally.
If the trustor becomes incompetent, the named alternate trustor (such as a spouse or adult child) takes over management of the trust assets. When the trustor dies, the assets are distributed according to the trust's terms.
Privacy is a major advantage. Unlike a will, which becomes part of the public probate file, the living trust terms remain private. For example, late Bing Crosby held virtually all his assets in a living trust and its terms never became public.
Still another advantage is that court challenges of living trusts are virtually impossible, whereas will challenges by disappointed relatives occur frequently.
The five most popular methods of holding residence titles all have their pros and cons. Overall, the best method for most homeowners is the living trust, because of all its advantages.
* * *
Michael J. Hansen is a mortgage broker originator, as well as a real estate investor, author and educator in Orange County, CA and Maricopa City, AZ.

December 1, 2016


We are excited to announce that starting today, we are expanding our previous 80% LTV cap on 30 year Fixed Jumbo Purchases to 85% LTV!

Key Additional Requirements:
  • Primary residence only
  • 760 Minimum FICO
  • 36% Max DTI
  • 1 unit properties only


BRE:01885141 | NMLS:344532
Michael & Danielle Hansen
CA Direct: (714)253-7868 
AZ Direct: (480)378-7288 
Toll Free: (855)955-SOEZ (7639)
Fax: (855)955-7639 
Web: SoEZ.Mortgage or, either way it's EZ

November 25, 2016

This Weeks Economic Release

Yesterday was a nice break from the markets as Wednesday we expected significant volatility throughout the entire day this began the overnight session when comment from the European Central Bank is in European bond yields screaming higher.

Treasuries would typically  follow at least to some extent, but they barely budged as there weren't enough sellers in the market thus keeping the price is higher and yields lower than they otherwise might have been later in the day, we would see the  see the ECB impact flow through 2 pricing. Wednesday brought with it a slew of economic data as well,  All released between 8 a.m. and 10 a.m., much of which came in above expectation. One in particular, and durable goods orders, greatly exceeded its prediction value which drove midday volatility. Fomc minutes were released however this did nothing but further confirm suspicious surrounding a December rate hike uncertainty Remains the headline


BRE:01885141 | NMLS:344532
Michael & Danielle Hansen
Direct CA: (714)253-7868 
Toll Free: (855)955-SOEZ (7639)
Fax: (855)955-7639 
Web: SoEZ.Mortgage or, either way it's EZ

November 22, 2016

So EZ Email Address

Dear clients, investors and fans of So EZ Mortgage,

We strive to make your mortgage experience the easiest one in the country. In order to make it so easy to remember our email address, we shortened it to an address is that so easy to remember its as easy as 1,2,3. 

You can still use and, however they will only remain active until 9/11/2018. We encourage you to update your contact information to Our email address may change, but we will be around until the trees fall down. 

November 17, 2016

Short Sale Advise by QLMS - Michael Griggs

Short Sales

AKA “Settled for Less, Discounted Payoff, Equity Deficient”
Short sales are often misunderstood and can be confusing for both the buyer and the seller. Typically, the seller’s credit is not damaged quite as much as a foreclosure would inflict. However, sellers are still left without any earnings moving forward. Buyers may initially find a short sale home appealing due to the lower price range, but need to be prepared for the potentially lengthy transaction.

Educate and Prepare your Client

What is a short sale? A short sale is the sale of a house in which the proceeds are less than what the owner still owes on the mortgage. The lender agrees to a payoff for a lesser amount than what is actually owed, even on a current mortgage, in order to facilitate the sale of the property to a third party.
Ensure your client is working with an experienced realtor when it comes to short sales, as a lack of understanding may damage any chances of the offer being accepted. To create the most promising offer, the buyer will need to submit a compelling offer that is close to the market value of the home. Research the property’s worth and investment potential – this is a necessary in determining a plan of action.
The seller and lender will need to be confident that the buyer is willing to wait, as short sales traditionally have a much longer approval period. The buyer has the ability to gain that confidence by putting down a strong earnest money deposit.
While the approval process can feel like an eternity, it’s crucial for the buyer to have a sense of urgency when submitting all paperwork required. A small delay on the buyer’s side has the potential to further postpone the deal.

Fees Associated with Short Sales

Clients purchasing a property that is a short sale or pre-foreclosure may pay additional fees or payments in connection with acquiring the property that are typically the responsibility of the seller. Some examples of these fees include:
  • Short sale processing fees – these are also referred to as short sale negotiation fees, buyer discount fees, or short sale buyer fees
  • Payment to a subordinate lien holder
  • Payment of delinquent taxes or HOA fees
  • The HUD-1/Closing Disclosure must include all fees and payments included in the transaction. [1]

Documentation Requirements

  • A written agreement signed by the buyer, seller, and servicer that includes the final details of the transaction, including all additional fees or payments being made by the buyer.
  • The buyer (Client) must be provided with written details of the additional fees and payments, as well as any necessary funds needed to complete the transaction.
  • The servicer that is agreeing to the short sale must be provided with written details of the additional fees and payments, and has the option of renegotiating the payoff amount to release its lien. [1]
Michael Griggs serves at QLMS as a Team Captain in Operations. Fun little tidbit about him, he is currently pursuing a PhD in History from the University of Edinburgh.

November 2, 2016

Rates And The Federal Reserve

The Federal Reserve decision is in and the Federal Funds Rate will remain unchanged. 

Don't Miss Your Chance to Lock a Historically Low Rate

This means that now is the time to refinance or buy a home before mortgage rates rise. As the markets currently imply, a probability for a rate hike is 78% by the Fed's December meeting. 

October 19, 2016

New Purchase Product - Home Possible

If you are buying a primary home, even if you own one already, then you could qualify for Home Possible. This allows you to put little down and pay lower rates including lower mortgage insurance payments than a normal mortgage.

Only 3 requirements: 

  1. Your income cannot exceed the limit for the home you want to buy. CLICK HERE     TO FIND OUT
  2. You must be be buying a primary home.
  3. You must complete this simple class on Fannie Mae's website. CLICK HERE TO TAKE IT

Freddie Mac's updated Home Possible Income & Property Eligibility tool makes it easy to determine if you meet the income requirements for a low down payment Freddie Mac Home Possible® mortgage at a specific address.
  •            This Product: 

  1. Offers flexible credit terms and low down payments of 3-5 percent – ideal for first-time homebuyers, millennials and past homeowners who are returning to the market.
  2. Allows flexible sources of funds for down payments and eligible incomes up to 100 percent of the area median, higher if purchasing a home in a high-cost area.
  3. No income limit if the home is located in a low- to moderate-income or underserved community.
  4. Features a FREE online tutorial to meet the education requirement for first-time homebuyers.

Which Home Possible Mortgage is Right For You?

Home Possible: 
95% LTV

  • LTV: Maximum LTV and TLTV of 95 percent.
  • Property Options: 1-4 units, condos and planned-unit developments; manufactured homes are eligible with certain restrictions.
  • Mortgage Flexibility: 15- to 30-year fixed-rate mortgages, 5/1, 7/1 and 10/1 ARMs.
  • Refinance Options: No cash-out refinancing option is available for borrowers who occupy the property.

Home Possible Advantage: 
97% LTV

  • LTV: Maximum LTV of 97 percent; TLTV 105 percent.
  • Property Options: 1-unit properties, condos and planned unit developments; manufactured homes are not eligible.
  • Stable Mortgages: Fixed-rate mortgages with a term of up to 30 years.
  • Refinance Flexibility: Purchase and no cash-out refinancing options available.
  • Primary Residence Only: All borrowers must occupy the property as their primary residence.

August 24, 2016

Study Makes Case for $1 Million Reverse Mortgage Retirement Strategy August 23rd, 2016 | by Jason OlivaPublished inHECM, News, Retirement, Reverse Mortgage

Several studies have already demonstrated the potential benefits to be reaped when using a reverse mortgage as part of a coordinated retirement strategy, but one recent case study further expounds on the efficacy of the reverse mortgage line of credit.

With the arrival of new program changes and consumer protections in recent years, the reverse mortgage industry has strived to assert the legitimacy of the Home Equity Conversion Mortgage (HECM) as a viable retirement income planning tool.

A variety of financial planning research published within the last decade has added layers of credibility to reverse mortgages as a financial resource that can help “buffer” against volatility in investment markets, increase retirement spending and, above all, significantly improve the longevity of a retiree’s retirement income.

The crux of these strategies invariably requires retirees to obtain a reverse mortgage line of credit early in retirement. By doing so, retirees can accumulate a greater share of home equity over time, which they can use to supplement their retirement spending and help shore up losses in their investment portfolio during years of negative market returns.

“In this strategy, the reverse mortgage credit line is used to offset the ‘adverse sequence of returns,’” states a case study published by Barry Sacks and Mary Jo Lafaye this year and further discussed by Tom Davison, a wealth manager who has frequently researched and written about reverse mortgages in the context of financial planning.

In demonstrating the coordinated planning strategy, which was previously introduced by Barry and Stephen Sacks in the Journal of Financial Planning in 2012, Sacks and Lafaye establish a retiree with a $500,000 equity/bond portfolio split 50/50. Beginning in 1973, the case study examines a 30-year spending horizon, incorporating an initial 5.5% withdrawal rate increasing at a 3.5% inflation rate.

Sacks and Lafaye then compared two scenarios involving the same retiree: one scenario in which the retiree obtains a reverse mortgage only after his investment portfolio is depleted; and a scenario in which the retiree takes a reverse mortgage line of credit early in retirement, only
drawing from the credit line after suffering negative returns on his portfolio.

Utilizing a reverse mortgage as a last resort strategy, the retiree ends up depleting his portfolio in 1996—six years short of the 30-year retirement horizon, according to Sacks and Lafaye.
On the other hand, by tapping into the reverse mortgage loan proceeds after suffering negative returns, the same retiree is able to fund their retirement for the full 30-year period. What’s more is that in this scenario, the retiree’s total portfolio value has grown in excess of $1 million after 30 years.

Taking the difference between the total portfolio value and the accumulated reverse mortgage loan balance, the retiree ends up with a net $394,991, whereas under the “last resort” strategy the same retiree is left with a $538,773 reverse mortgage loan balance and no money in the investment portfolio to offset this debt.

“Using the simple coordinated strategy has dramatic results: they don’t run out of money,” Davison writes in a recent post on his blog, Tools for Retirement Planning. “Their estate size increases over $900,000. Rather than the portfolio exhausting in the 24th year, it lasts through the 30th year, with a $1,000,000 balance.”

Taking the reverse mortgage was critical to the long-term sustainability of the retiree’s portfolio, especially during the first decade of retirement when the portfolio suffered various years of negative returns in close succession.

“The strategy is simple to state and simple to use,” Davison writes. “It is a direct attack on investment risk, and especially sequence of returns risk. Individual homeowners can do this!”
As the research shows, homeowners need to obtain a reverse mortgage line of credit as early in retirement as possible for the coordinated planning strategy to be effective.
“Naturally, the larger the reverse mortgage line of credit is, the more it can help the homeowner,” writes Davison.

August 23, 2016

Broker vs Direct Lender

A broker cannot make more money by increasing your rate, no matter what rate you choose, the broker makes the same amount of money, based on a percentage normally with minimums and maximums allowed. A direct lender can make more money by selling you a higher rate or charging you more fees where a broker cannot, that is a major distinction. 

July 29, 2016

Questions Your Lender Does Not Want You To Ask

Who pays for the appraisal when the appraisal is ordered and at closing? They are different, some lenders say they pay for appraisal, but they make the borrower pay for it with their own credit card and then credit the borrower back at closing. We take the risk and order it with our own money. 

Google Search: Reviews for THE LENDER IN QUESTION
Google Search: Complaints for THE LENDER IN QUESTION

Can you email me 3 rates, monthly payments and Total Closing Cost for each of these scenarios. All conventional. 3%, 5%, 10%, and 15% Down LPMI 
(LPMI means the lender is paying for the mortgage insurance not the borrower) PMI means the borrower is paying for Mortgage Insurance with a Private Mortgage Insurance Company in hopes to pay a lower rate. However this normally results in a higher payment. I would never recommend anyone pay MI ever unless its a reverse mortgage. According to HUD, 95% of homeowners who choose a 30 year fixed rate never keep the loan longer than 5 years unless they are retired or about to be retired. 

Are there any Pre Payment Penalties? Can I pay the loan off whenever I want? If rates drop will you inform me and drop my rate for free? If so, what method do they use? Does a human keep track of their rate or do they have autimated software doing it? This is huge, when rates dip to their lowest like a couple weeks ago when I locked in loans at 3.125% for 0 Points and 0 Fees on a 30 year fixed, there is no way I could have checked all 600 clients of mine and notified the ones that were eligible and lock them in the same day without automation. Or when rates dropped to 2.99% on 30 year fixed for FREE in 2012, both of those times the rate was only that low for 1 day. Most mortgage companies do not automate quotes because the software is extremely costly and generally very complicated to use. 

What are your turn times? From the date the lender gets the accepted Real Estate Purchase Agreement (RPA), how long until they lock the rate, order the appraisal and submit the package? For example: We do it all in the same day. How long until they get the full approval? We get ours in 24-48 hrs. Do they work weekends? We never close, ever! How long does it take them to review and clear conditions? We take 4-24hrs.

Keep in mind, unless the seller agrees to pay all the fees picked out by the seller (All Title, Escrow, Notary and any other junk fees from both sides) then you will need negative closing cost of about -$2,000 to make it free.

The lender has no way of knowing what these fees are going to be until after they have made an agreement (the title/escrow fees can range from 1500-6500). That is why I always recommend making the seller cover all the title and escrow cost. (unless the seller allows the buyer to choose their own title and escrow company. Which I have never seen happen.) The reason is if they are picking the fees, why would we pay for them, even if its for us, they picked it out! Let us pick out our title and escrow company and then we will cover it, we know how much our company charges and we know they are reliable and most importantly, ethical. However that is exactly why they will justify using their title company, and that is exactly why you will justify that they cover these cost. 

July 20, 2016

People Hate Us On Yelp!

This is a screenshot, how to get your reviews back.

Yelp is suppressing companies that get nothing but good reviews to help generate income. Companies that need to advertise to generate referrals have the funds to pay companies like yelp to hide reviews. In my case they are holding some of my best reviews hostage including my most recent and first review from a client that lives in the same city that we operate out of. They want us to pay them for a business membership in order to edit our pictures and get help with reviews that are being held hostage.
  • 5.0 star rating
    I recently refinanced my home with Michael.  He is amazing   - absolutely professional and extremely detail oriented, which I like.  Michael approaches his clients with a 'teacher mentality'; ensuring you understand everything he's presenting throughout the process.  He offered creative solutions and was always there when I asked about 1000 question through the process. I am very grateful for the wonderful service he provided!!
    Michael H.
    Comment from Michael H. of So EZ Mortgage 
    Business Owner
    6/24/2016  Thank you for your review Dina. We enjoyed getting to know you and working with you for first time and we look forward to a life long relationship with you. Read less
  • Dean L.
    • Dean L.
    • Livermore, CA
    •  3 friends
    •  1 review
    5.0 star rating
    We just completed refinancing our home with Michael Hansen of SoEZ Mortgage and would not hesitate to do so again. As long time BAnk members, we got regular calls to see if we wanted to refinance the loan we had with them. Each time they found some reason not to. After some research, I found Mr. Hansen. Anyone looking for a broker need look no further. Michael was always available by phone and email and did what he said he would do. Betsy and I highly recommend Michael Hansen.
  • Gerald M.
    • Gerald M.
    • La Mirada, CA
    •  0 friends
    •  2 reviews
    5.0 star rating
    Michael Hanson & So EZ Mortgage are absolutely the best! I have done four refi's with Michael, my son has done one, & I can tell you that you will be doing yourself an enormous favor if you choose to work with him. He is a young man, but brilliant, is completely respectful & courteous to his clients, & is a genius in these financial matters. He "gets on stuff" in a hurry, making the process as quick as humanly possible, and will work for you like no broker ever has.

        I am in no way related to Michael Hanson, I get no "kick back" for this - I just want everyone to know what a pleasure it is, & what a financial advantage it is, to do business with Michael & So EZ Mortgage! He takes a very personal interest in you and your needs, "serving you while saving you."

    He's the best, & nobody else is even in the discussion.  Feel free to call me if you  wish!