HANDBOOK. the home BUYERS. For Reference and Education during the Home Buying Process DANNY FORCE REALTOR.

Transcription

1 the home BUYERS HANDBOOK For Reference and Education during the Home Buying Process DANNY FORCE REALTOR CONTACT ME TO GET STARTED Search the MLS at any time from

2 Why Use a Realtor to Buy a Home? I ve heard it all before. Realtors are bloodsuckers, It s not a real job, You provide no value to me. Blah, blah, blah. Yes, there are some in this industry who give the rest of us a bad name. No one is denying it. But going at the home buying process alone without the proper guidance is a recipe for disaster. Notice I said proper. Everyone has his or her opinions on how it should be done. Mom and Dad say one thing, your friends say another, and the Internet says too many different things. Who do you listen to? Hopefully this handbook will provide some insight not only into what it is we do for our clients, but also why you should be using a Realtor. Oh, I forgot the biggest reason why to use a Realtor to buy a home. IT S FREE TO YOU! That s right. You don t pay me for my services to you. We Work For You Only The job of a Realtor is to act as a liaison between buyers and sellers. This means he or she will have access to all properties listed by other agents (Step 2). Realtors also are the ones who schedule showings for the homes you wish to see. If you are buying without a Realtor, you will have to schedule your own showings. This may be especially difficult if you re shopping for homes for sale by owner. Also, it s not a good idea to call the Realtor on the sign when you drive by. The listing agent has a fiduciary duty to their client, so they cannot give you advice or opinions when you call. You need your own Realtor. We Have Access to Sales Data No matter what an online website says a home is worth, it s probably wrong. Texas is a nondisclosure state. What does that mean? It means we are not allowed to distribute sales prices to third-party sites. It s private information. We can only input them in the MLS for other Realtors and appraisers to use when setting prices for comps. Valuation sites, like Zillow, confuse the public with their Zestimates and make them think it s the actual worth of the home. They re not. I sold my mother-in-law s house for over $100k more than Zillow said it was worth. If she didn t like me beforehand, she sure does now. When it s time to make an offer (Step 3), we are able to use this sales data to make sure your offer is competitive and not something lowball-ish because Zillow said this. Contracts Can Be Hard To Handle When you decide to buy a home, the purchase contract is in place to protect you and ensure that you are able to back out of the deal safely if certain conditions aren t met (Steps 4 and 5). For example, if you plan to buy a home with a mortgage, but you fail to make getting lending approval one of the conditions of the sale and you aren t approved for the mortgage (Step 1), you can lose your deposit and could even be sued by the seller for not meeting your end of the contract. An experienced Realtor deals with the same contracts and conditions on a daily basis, and is familiar with which conditions should be used, when they can safely be removed and how to use the contract to protect you. There s a plethora of other reasons why you should use a Realtor when buying a home, especially if you ve never bought before. As stated above, IT S FREE to use a Realtor to buy a home. Realtors rely on referrals and repeat business to build the kind of clientele base they need to survive in the business. This means that doing what s best for their clients will benefit them more in the long run versus one commission on one sale. So, who am I?

3 Meet Danny, Your DFW Realtor! By now, you re probably wondering who I am, and why I ve written this handbook. I ll get to the former in a second. I wrote this in order to help homebuyers have a resource they can use on a day-to-day basis during the process of buying a home. With there being an abundance of information at everyone s disposal (thanks, Internet), you never really know what is trustworthy. Friends, family, they all have different things to say about every part of this process. But they most likely don t do this on for a living. I do. I ve crafted this handbook with the help of mortgage lenders, title companies, and personal knowledge, to help you with this process and prepare you for the fun journey to come! Now, just who am I? I m someone who s done just about everything before becoming a Realtor. Before I obtained my real estate license in 2010, I was a waiter, a bank teller, minor league baseball broadcaster, TV station reporter, minor league hockey player, valet parker, and a host of other things I can t remember. I grew up in Southlake, and graduated from Carroll High School in A four year letterman on the varsity hockey team, I was a captain and leading scorer on the 2001 and 2002 State Championship teams. After graduation, I moved on up to Boston to play junior hockey in an attempt to earn a college scholarship. After junior hockey, I moved on to the University of Oklahoma, where I was a member of the very first ice hockey team at the school. A devastating knee injury ended my sophomore season, and derailed any hopes I had of making a serious career out of the sport I love. During my senior season; however, I was selected to play for Team USA at the 2007 Winter World University Games in Torino, Italy. Playing for your country is something I ll never forget, and one of the best experiences of my life. I graduated in 2008 with a Bachelor s Degree in Broadcast Journalism. I also obtained my Master s Degree in Sports Management from the University of Southern Mississippi in 2013.

4 A brief two seasons of minor league hockey was all my damaged knees could handle, and I retired from professional hockey at the age of 24. It was time to move on. While working as a bank teller a year later, the thought of getting into the real estate industry came to me. The rest, as they say, is history. Truthfully, I love helping someone make a life changing decision. Being able to hand the keys to someone who s made, what s likely to be, the most expensive investment of their life and seeing their eyes light up is a wonderful feeling. Just knowing I ve made a difference in the life of someone who trusted me gives me a joy I cannot describe. I ve become friends with a lot of my clients. I ve been to their weddings, birthday parties, even nightclubs and sporting events. I hope one day to be able to say the same about anyone who reads this handbook. I married the love of my life in 2014, and have been fortunate enough to travel the world. I ve celebrated St. Patrick s Day in Ireland, been chased by a bull in the mountains of Costa Rica, stood in the middle of the Red Square in Moscow, snorkeled in the Bahamas, ridden a gondola in Venice, and been underground in the Colosseum. The world is cool. Without further ado, I give you my handbook. Pass on to a friend in need.

5 The Home Buying Process

6 Step 1 Mortgage Preapproval I know, I know. It s just so much fun to look at homes online, imagining which one you ll buy someday to be your first, family, or final home. You re right. It is a lot of fun to imagine the new home. So before you start the looking process, it s imperative to speak to a mortgage lender to make sure you qualify for the homes you re looking at. Much like realtors, every mortgage lender is different. Some lenders offer different programs than others, some have lower rates, and some have great customer service. Some are simply much better than others. It s part of my job to make sure you re in the best situation possible, and getting you connected to the right lender is the very first step. It s important to take this step first, and there are several reasons why. First, it ensures you qualify for a mortgage. If you don t, there s no point in going out and actually stepping foot in a home. Your time would be better spent trying to take their advice on how to qualify than going out looking. Secondly, it gives you a price range in which to set up your search (Step 2) to make sure you can afford the homes in your search. Lastly, if you do happen to find a home you d like to make an offer on (Step 3), you can write an offer. I have to submit the preapproval letter the lender provides to the listing agent when we make an offer. Offers without them won t be considered. While all mortgage lenders may be different, the documents they need from you to get started on your qualification are virtually all the same. You ll find this on the next page. There are several different types of mortgage loans for which one can apply. Four of the loan types are far more common than others: FHA, VA, Conventional, and Jumbo. FHA: - Down payment of 3.5% credit score required - Mortgage Insurance required - Loan limit changes per year VA: (Active service members, veterans, eligible surviving spouses, and some reservists) - No down payment required credit score required - No Mortgage Insurance - Loan limit up to $417K (for 0% down) Conventional: - Down payment of 5% credit score required required (3% for First Time Buyers) - Mortgage insurance required if not putting 20% down - Loan limit up to $417K Jumbo: - For loans over $417K - No Mortgage Insurance - Same as conventional, but requires 20% down There s also USDA, Home Renovation Loan, CRA (First Time Home Buyer), and Professional loans. Not all lenders offer these, and not all buyers qualify for them. If you fall into one of these categories, I ll make sure you re connected with the right person.

7 Supporting Documents List There are plenty of documents the lenders will need throughout the process (more on those towards the end). But in order to get completely approved for a mortgage, you should expect to have to provide the following: Personal Information - Social Security Card - Driver s License - Address for last two years - Current housing expense - Name and address of landlord/mortgage holder Employment History And Income Salaried Borrower - Two years of employment history with address and phone - Most recent 30 days worth of paystubs - W2 forms for the last two years - Tax returns for the last two years (if you have any commission income or write off any unreimbursed expenses) Self-Employed - Last two years tax returns - Corporate returns may be required for some borrowers - Current P&L statement Other Income - Proof of other income - awards letter for Social Security, retirement, pension, etc. Assets - Current 2 months bank statements - If needed, 401k statement showing vested amount Liabilities and Debts - Written explanation of any past credit problems - Full details of any bankruptcy in last 7 years, plus documentation - Tax and insurance information for any land or other property owned Additional Items that may be needed - Copy of divorce decree or child support order, if applicable - VA Loans - Certificate of Eligibility - VA Loans - Copy of your DD214

8 What s in Your Monthly Payment? There s more than meets the eye when you re making your payment. Yes, you make one payment. But what s in that payment? What does it mean for you? Can it change? Principal and Interest The monthly mortgage payment includes the interest accrued during the prior month plus the scheduled principal. The principal is what gets counted towards your payoff (when you sell the house), and interest is the amount the bank makes monthly. Unless you refinance the home, this number doesn t change. You pay very little in principal, and a lot in interest, at the beginning. This does change every month, and you ll get an amortization schedule at closing showing you the exact number each month. But the amount in Principal AND Interest doesn t change; they offset each other. Once you see it, it will make sense. Generally, mortgage interest paid is a federal income tax deduction. (Check with a CPA). A savings at tax time! Property Taxes These are specific to the subject property. The lender estimates property taxes based on your target purchase location. Once you have a specific home, they can update the numbers to the exact property taxes. Tax rates vary depending on the city, county, and school district. They can also increase every year, which would change your payment. Generally, property taxes are a federal income tax deduction. (Check with a CPA). A savings at tax time! Homeowners Insurance Also referred to as Hazard Insurance. This insurance protects you, the property owner, against damage to your home. The insurance company selected determines the final cost of the insurance policy. Some factors that affect the costs are age of the home, claims history (on the subject home and on the applicant), age of the roof, property location, and applicant s credit history. This can also change per year (or policy length), and can affect your payment amount. Mortgage Insurance (M.I.) M.I. (or PMI) is an insurance policy to protect the lender in the event that a borrower does not make their loan payments and defaults on the loan. The cost of Mortgage Insurance decreases as your down payment increases. If you put down 20% of the purchase price (or more), you don t have to pay mortgage insurance. Options include monthly insurance, one time paid at closing, or selecting a slightly higher interest rate in return for no monthly MI, among others. FHA loans require M.I. regardless of down payment in most cases; VA loans do not ever require M.I. *Home Owners Association Dues (HOA Dues)* A charge from the community the home is located in. These funds are used for everything from maintenance of the community common areas to managing the neighborhood. These fees are paid separate from your mortgage but must be included in your debt to income ratio for qualification. Can be paid monthly, quarterly, or yearly.

9 Escrow Account As mentioned in the What s in Your Monthly Payment page, you make one payment each month. Your payment is then split into two pieces. The bank takes the principal and interest, and sets aside your insurance and taxes into an escrow account. What s that? A mortgage escrow account is set up to pay your property tax and homeowners insurance bills when they come due. By setting up this account you can avoid a large once a year bill. At the time of your closing, the lender will collect enough in taxes and insurance to pay the bill when due plus a small reserve fund (in case your property taxes and insurance change). Generally around 5-8 months of property taxes and 3 months of insurance are collected at closing from the purchaser for this amount. Property taxes and insurance are then collected monthly within the mortgage payment adding to the funds currently in the escrow account. On a conventional loan with a loan to value of 80% or below this account can be waived. Property Taxes and insurance would then be paid outside of the mortgage payment. Cash to Close If you read my blog, and you really should, you ll have seen the article I posted about how the cost to buy a home isn t just the down payment. It s not. There s more to it. So, what can you expect to have to bring to the closing table? Down Payment The dollar amount or percentage of the sales price you opt to make. This varies by loan program. Closing Costs Lender Fees - These are the fees you are paying the mortgage company to complete your loan application such as processing, underwriting, and loan origination. Third Party Fees - These are expected charges by other parties in the transaction. These can include Title Company closing fees, title insurance, appraisal, county recording, and attorney fees. Survey - This document confirms the boundaries and details of the property. This item is negotiated in your purchase contract as either buyer or seller paid. Sometimes the seller has a survey that may be used and a new survey is not needed. Prepaid Expenses The property tax, insurance, and pre-paid interest are due at closing. Included in this total is one year of insurance paid to the insurance company of your choice. *It s possible to negotiate the seller paying some of your closing costs, but you shouldn t rely on it. Always have enough in case they won t agree to pay them for you. The lender can even pay them for you, but the cost will be offset by having a higher interest rate*

10 Step 2 - Get MLS Search Setup This might be the most important step of the entire process. By setting up your search with the exact, or broad, criteria you want, the homes you re interested in will be sent to you IMMEDIATELY when they come on the market. Third party sites, such as Zillow (more on them in Step 3), Trulia, Realtor.com, and others, can take a day or two to update the new homes fitting your criteria. The homes on those sites are sent from the MLS anyways. Trust the MLS search, as it allows you to put the home search on autopilot. With the MLS, you can be as specific as you want when getting the search together.things you can search for include, but are not limited to: - Number of bedrooms, bathrooms, and garage spaces - Square footage of home - Upstairs or downstairs master - Mandatory HOA, or none - School district (even a specific school in the district) - Acreage on lot - Year home was built - City, Zip Code, or County - Pool - Flooring Type(s) You can get more specific than the third party sites, with searchable things such as: - Lakefront, or water view - Boat dock or slip - Guest quarters - Private landing strip - Distance from a certain place on a map - and more! Non-searchable features include: (believe it or not, I ve been asked about all these) - Open floor plan (everyone has their own definition) - Low crime rate (there are websites for this) - Certain paint colors (they change frequently) - Certain race or gender friendly neighborhoods (violation of Fair Housing Laws) - Haunted (Just no) Bottom line this will be your best friend during the home buying process. Your search criteria can be tweaked at any point if you have a change of heart or just are looking for something different. Getting an saying you have a new home fitting your criteria is like getting a Christmas and birthday gift at once. *You will not want a search on the third party sites when you have this one set up for you. It will only confuse you to see houses on them, and wonder why they weren t sent to you from the MLS search. In all likelihood, they re under contract or not for sale.*

11 Step 3 Looking and Making an Offer So you ve had some homes pop up on your search you re interested in, and we ve been out to see them. Then it finally hits you. You ve found the home you want! So what happens next? Paperwork. Several forms of paperwork, actually. But don t worry, all forms are signed electronically and it tells you exactly where to initial and sign. There may seem like there s a lot, and there can be depending on the house. But it s easy. Forms required to make the offer are: - Residential Buyer Representation Agreement (allows me to work on your behalf) - One to Four Family Residential Contract (unless you re buying a condo or land) - Third Party Financing Addendum For Credit Approval (unless paying cash) - Disclosure of Relationship with Residential Service Company - Information About Brokerage Services - Inspector Information - General Info and Notice - Sellers Disclosure Notice (unless home is foreclosure or left to an heir) Forms you may see, depending on the home, are: - Intermediary Relationship Notice (If both realtors work in the same office) - Addendum - Lead-Based Paint (If home built prior to 1978) - Addendum for Sale of Other Property by Buyer (If you have to sell a home to buy) - Addendum for Property Subject to Mandatory Member in Owners Association (HOA) - Non-Realty Items Addendum (If asking for things such as fridge or couch to stay) - Seller's Temporary Residential Lease (if seller needs to stay in home after closing) Things in the contract which can be negotiable, include: - Title policy, and where closing takes place - Survey insurance, and who pays for it (if needed) - Who pays for new survey (if needed) - Home warranty - Closing Date (this actually does matter) - If Seller is paying any of buyers closing costs (remember these from Step 1) - Length of Option Period and cost - A few other things depending on what addendums are required It might be overwhelming, and you ll have a ton of questions about what you re signing. That s perfectly normal, and you should have questions. These are all legal documents, and you need to know what you re signing before you do. Don t hesitate to ask. It s one of our duties as realtors to educate our buyers on the process and the forms involved. *I cannot stress this enough. Don t believe a word any of the online valuation websites say (like Zillow). Texas is a non-disclosure state, which means sales prices are not public information. Only realtors and appraisers have access to actual sales numbers. Those sites are very often wrong, and it doesn t help homebuyers to have bad info by thinking valuation websites are the real estate gospel. They don t check out the home. We do.*

12 Step 4 The Option Period Your offer has been accepted! Congratulations! Now the fun gets started. All the timelines in the contract (we ll get there) have begun as soon as the contract has been executed. This means all parties have signed and a date of record has been established. The option period is a number of days agreed upon in the contract (Usually between 5 and 10, depending on the offer situation) First things first, two checks need to be written right away: the Earnest Money and Option Fee. You ll hear a lot about these two things, especially leading up to the contract and during the first couple weeks of the deal. So, what are these? I m so glad you asked. The Earnest Money is considered Good Faith money and deposited by the buyer at the Title Company within 3 days of execution date. It s typically about 1% of the agreed upon sales price, but can be higher or lower depending on the offer situation. If you end up going all the way through and buying the house, this money is credited towards the total amount you would be bringing to closing. If you back out FOR ANY REASON during the option period, you are refunded this money. If it s outside of the option period, your loan has to fail to get it back (within the timeframe allowed, topic for later). The Option Fee is the money paid to the seller for them to take the house off the market for the duration of the option period. It s normally no less than $100, and can go higher in sellers markets. During this period, you re allowed to get your inspection done (and repairs negotiated), any contractors come in to give bids, and you re just plain allowed to change your mind. If you do back out during this period, you are not refunded the option fee, but you are refunded the earnest money. An inspection will need to be scheduled (even on New Construction, but not until much later on that). The inspection will be an out of pocket expense, and the cost is based on the size of the home. The cost also vary if the home has a pool, is a pier and beam foundation, or if a Termite Inspection is done (required by VA loans). An inspection report is generally not required. I always suggest hiring an inspector to show you the functionality and safety features of the home. Expect it to cost at least $300. An inspector will examine items such as the roof, electrical, plumbing, and appliances. He or she will note any minor or major repairs that should be addressed prior to closing. You have the right to file an amendment to ask for certain things to be repaired in the home, or a credit to be given if you d rather fix them yourself. The sellers don t have to agree, but it s a negotiation. The option period does end at 5pm on the last day of the period, so everything has to be agreed to by then. This can often be the most stressful part of the process. When a contract falls apart, it s normally during the option period. But once the option period is up, the lender takes control of the process and the Realtor monitors the repairs and abides by timelines set forth in the contract. *IMPORTANT: DO NOT take out any other type of financing during the mortgage process. Don t buy a car, don t take out a line of credit, and don t try to save 15% on a purchase by applying for a Kohl s card. It will alter your entire mortgage application, and you may no longer qualify for the loan. I ve seen it happen. Ask before you do anything.*

13 4921 Flat Creek Drive Fort Worth, TX /25/2016

14 Bent Creek Inspection 1608 Wiltshire Ct. Roanoke, TX Phone: Fax: PROPERTY INSPECTION REPORT Prepared For: Tabitha Cousain (Name of Client) Concerning: 4921 Flat Creek Drive, Fort Worth, TX (Address or Other Identification of Inspected Property) By: George Potter, Lic ## /25/2016 (Name and License Number of Inspector) (Date) (Name, License Number of Sponsoring Inspector) PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information. This inspection is subject to the rules ( Rules ) of the Texas Real Estate Commission ( TREC ), which can be found at The TREC Standards of Practice (Sections of the Rules) are the minimum standards for inspections by TREClicensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is NOT required to turn on decommissioned equipment, systems, utility services or apply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles, move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer s installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards. In this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, not inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The inspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a system or component or constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. Some items reported may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards or Deficiencies below. THIS PROPERTY INSPECTION IS NOT A TECHNICALLY EXHAUSTIVE INSPECTION OF THE STRUCTURE, SYSTEMS OR COMPONENTS. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX (512) ( Page 1 of 18 REI 7-5 (05/4/2015)

15 Report Identification: Cousain Tabaitha , 4921 Flat Creek Drive, Fort Worth, TX or future reports. ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a deficiency is reported, it is the client s responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made. Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property. TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIES Each year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be avoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous conditions. Examples of such hazards include: malfunctioning, improperly installed or missing ground fault circuit protection (GFCI) devices for electrical receptacles in garages, bathroom, kitchens, and exterior areas; malfunctioning arc fault protection (AFCI) devices; ordinary glass in locations where modern construction techniques call for safety glass; malfunctioning or lack of fire safety features such as, smoke alarms, fire-rated doors in certain locations, and functional emergency escape and rescue openings in bedrooms; malfunctioning carbon monoxide alarms; excessive spacing between balusters on stairways and porches; improperly installed appliances; improperly installed or defective safety devices; lack of electrical bonding and grounding; and lack of bonding on gas piping, including corrugated stainless steel tubing (CSST). To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adopted Standards of Practice requiring licensed inspectors to report these conditions as Deficient when performing an inspection for a buyer or seller, if they can be reasonably determined. These conditions may not have violated building codes or common practices at the time of the construction of the home, or they may have been grandfathered because they were present prior to the adoption of codes prohibiting such conditions. While the TREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the potential for injury or property loss from the hazards addressed in the Standards of Practice to be significant enough to warrant this notice. Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the home inspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither the Standards of Practice nor the TREC contract forms requires a seller to remedy conditions revealed by an inspection. The decision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale or purchase of the home. REI 7-5 (05/4/2015) Page 2 of 18

16 Report Identification: Cousain Tabaitha , 4921 Flat Creek Drive, Fort Worth, TX INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR ADDITIONAL INFORMATION PROVIDED BY INSPECTOR Home orientation North Inspection time In: 9:00 a.m. Out: 11:30 a.m. Occupancy Occupied Weather conditions Recent Rain Prevailing temperatures 70 to 80 degrees Parties present Buyer Other Notes: REI 7-5 (05/4/2015) Page 3 of 18

17 Report Identification: Cousain Tabaitha , 4921 Flat Creek Drive, Fort Worth, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D A. Foundations Type of Foundation(s): Slab Comments: I. STRUCTURAL SYSTEMS Foundation Performance Opinion: In my opinion, the foundation appears to be providing adequate support for the structure based on a limited visible observation today. At this time, I did not observe any evidence that would indicate the presence of significant deflection in the foundation. There were no notable functional problems resulting from foundation movement. The interior and exterior stress indicators showed little affects of movement and I perceived the foundation to contain no significant unlevelness after walking the 1 st level floors. This is a cursory and visual observation of the conditions and circumstances present at the time of this inspection. Opinions are based on observations made without sophisticated testing procedures. Therefore, the opinions expressed are one of apparent conditions and not absolute fact and are only good for the date and time of this inspection. Note: One or more of the foundation perimeter beam corners were observed to be sheared off (corner pop). This is a common condition in slab on grade foundations. This condition does not adversely affect the performance of the foundation. However, in some case, some cosmetic improvements may be necessary REI 7-5 (5/4/2015) Page 4 of 18

18 Report Identification: Cousain Tabaitha , 4921 Flat Creek Drive, Fort Worth, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Note: Post tension cable ends were observed on the exterior of the foundation. This should be repaired to prevent corrosion. B. Grading and Drainage Comments: All components were found to be in satisfactory condition on the day of the inspection. Note: Gutters need cleaning. REI 7-5 (5/4/2015) Page 5 of 18

19 Step 5 The Appraisal You re out of the option period, and your repairs have been agreed to. Good! We re not quite done yet though. The appraisal is also a possible roadblock to keeping you from the home, but it s necessary to keep you from paying more for a home than it s worth. An appraisal protects not only the lender s investment but also you, the purchaser. At this point in our journey, the lender will be in touch about ordering the appraisal. Appraisers require payment at the time of service, and the appraisal funds are collected at the time of order. Even if you opt not to proceed with the home purchase after the appraisal is completed, the appraiser still requires payment. Why, you ask? So what exactly is an appraisal? Thanks for asking! An appraisal is a valuation of property by an independent, licensed professional known as the appraiser. The appraiser will review the home itself along with comparable homes in the area and generate a full report on the value of the subject property. They will schedule a visit to inspect, measure, and take photos of the home. When that s done, the appraiser will issue a Uniform Appraisal Report. This will show all the work they ve done, and come up with an appraised value of the home. If the appraised value is equal to or greater than the offer price, everything is good and the contract moves forward! If it appraises for less than the offer price, then there are a few different outcomes one might encounter. 1. Buyer has the right to back out and get their Earnest Money back if the appraisal comes back low at any point before closing. Remember how big the Earnest Money check was? This is usually the last option, but not uncommon. 2. Buyer can pay the difference between the appraised value and offer price in cash. This does happen at times, and usually happens in lower price ranges with cash rich clients. But some buyers who really want their home are willing to do so. 3. Offer price can be negotiated down to appraised value. Not as common as paying the cash over appraised value, especially if a buyer offers a significant amount over list price. Some words to live by when making an offer: If you re offering a certain amount, you should be ready to pay the amount you re offering. 4. Offer price can be negotiated to somewhere between appraised value and offer price. One of the more likely scenarios, but normally depends on the other terms in the contract. It s also common to go this route, and negotiate some of the other terms previously agreed to as compensation. Appraisals will be your BFF during this process, next to me. Just because someone puts a number as a list price doesn t mean it s worth that number. In all likelihood, it s worth the asking price, since realtors price homes based on comps. But sometimes it s worth less. Some agents do, in fact, get listings simply by overpricing them to get the listing. I know it s shocking, right? This can be common in sellers markets when homeowners see high dollar numbers and think their home is worth more than everyone else s because well, it s their home. This is also common with For Sale By Owners (FSBO). As I mentioned before, they don t have access to any sale comps (remember, Texas is a non-disclosure State), and just take a guess without hiring a real estate pro.

20 Uniform Residential Appraisal Report The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property. SUBJECT CONTRACT Property Address 1101 Newchester Dr City Roanoke State TX Zip Code Borrower Henry W Wuest III Owner of Public Record Marco & Cristela Delbosque County Denton Legal Description BRIARWYCK PHASE 3A BLK P LOT 52 Assessor's Parcel # R Tax Year 2015 R.E. Taxes $ 6,613 Neighborhood Name Briarwyck Ph 3a Map Reference MLS/31/3 area Census Tract Occupant X Owner Tenant Vacant Special Assessments $ 0.00 X PUD HOA $ X per year per month Property Rights Appraised X Fee Simple Leasehold Other (describe) Assignment Type X Purchase Transaction Refinance Transaction Other (describe) Lender/Client Everett Financial/VA Address Quorum Drive Suite 300, Dallas, TX Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? X Yes No Report data source(s) used, offering price(s), and date(s). DOM 0;Per the NTREISMLS# the subject was listed for sale on 02/25/2016 with a list price of $330,000 DOM 0 per the mls. I X did did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not performed. Arms length sale;contract executed on 02/25/2016 with a contract price of list price of $330,000, no seller paid concessions. Contract Price $ 330,000 Date of Contract 02/25/2016 Is the property seller the owner of public record? X Yes No Data Source(s) Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? Yes No If Yes, report the total dollar amount and describe the items to be paid. $0;;No financial assistance provided. File No LAPP newchester realtor,contract X NEIGHBORHOOD Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood Characteristics One-Unit Housing Trends One-Unit Housing Present Land Use % Location Urban X Suburban Rural Property Values Increasing X Stable Declining PRICE AGE One-Unit 90 % Built-Up X Over 75% 25-75% Under 25% Demand/Supply Shortage X In Balance Over Supply $(000) (yrs) 2-4 Unit % Growth Rapid X Stable Slow Marketing Time Under 3 mths X 3-6 mths Over 6 mths 150 Low 0 Multi-Family % Neighborhood Boundaries North-1171 South-Highway 114 East-377 West-Cleveland Gibbs Rd 459 High 19 Commercial 5 % 328 Pred. 5 Other Vacant 5 % Neighborhood Description Neighborhood is comprised of average quality,traditional design homes.access to employment centers, schools, police, and fire protection are typical for the neighborhood and the market area. Utilities, easements, roadways, and infrastructure are typical for the market area. No apparent detrimental conditions were noted. Market Conditions (including support for the above conclusions) See Attached Addendum Dimensions Rely on Survey Area sf Shape Rectangular/Typical View N;Res; Specific Zoning Classification Z234 Zoning Description Single Family Residential Zoning Compliance X Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe) Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? X Yes No If No, describe. SITE Utilities Public Other (describe) Public Other (describe) Off-site Improvements Type Public Private Electricity X Water X Street Concrete X Gas X Sanitary Sewer X Alley None FEMA Special Flood Hazard Area Yes X No FEMA Flood Zone X FEMA Map # J FEMA Map Date 08/23/2001 Are the utilities and off-site improvements typical for the market area? X Yes No If No, describe. Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes X No If Yes, describe. No Adverse easements or encroachments are noted, only a survey can clearly determine dimensions, site area, or if any problems exist. The appraiser, however is not an expert in this field. Only an environmental specialist can determine if problems exist. The lender should rely upon the flood cert for final determination. IMPROVEMENTS GENERAL DESCRIPTION FOUNDATION EXTERIOR DESCRIPTION materials/condition INTERIOR materials/condition Units X One One with Accessory Unit X Concrete Slab Crawl Space Foundation Walls Concrete/Average Floors Carpet/Tile/Avg # of Stories 2.00 Full Basement Partial Basement Exterior Walls Brick/VN/Average Walls Drywall/Average Type X Det. Att. S-Det./End Unit Basement Area 0 sq. ft. Roof Surface Cmp/avg Trim/Finish Wood/Average X Existing Proposed Under Const. Basement Finish 0 % Gutters & Downspouts Aluminum/Average Bath Floor Tile/Average Design (Style) Colonial Outside Entry/Exit Sump Pump Window Type Aluminum/Average Bath Wainscot Ceramic/Average Year Built 2012 Evidence of Infestation Storm Sash/Insulated None Car Storage None Effective Age (Yrs) 2 Dampness Settlement Screens Yes/Average X Driveway # of Cars 2 Attic None Heating X FWA HWBB Radiant Amenities WoodStove(s) # 0 Driveway Surface Concrete X Drop Stair Stairs Other Fuel Gas X Fireplace(s) # 1 X Fence Wood X Garage # of Cars 2 Floor Scuttle Cooling X Central Air Conditioning X Patio/Deck Patio X Porch Cvd Carport # of Cars 0 Finished Heated Individual Other Pool None Other None X Att. Det. Built-in Appliances Refrigerator X Range/Oven X Dishwasher X Disposal X Microwave Washer/Dryer Other (describe) Finished area above grade contains: 9 Rooms 4 Bedrooms 2.1 Bath(s) 3,008 Square Feet of Gross Living Area Above Grade Additional features (special energy efficient items, etc.). The subject is a two story brick veneer home that features four bedrooms, two and a half bathrooms and a two car garage. Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). C3;No updates in the prior 15 years;existing improvements have been maintained in average condition. No functional or economic obsolescence is noted. Quality of construction is average. The subject features granite kitchen countertops,tile backsplash,wood,tile and carpet floor covering.seperate tube and shower,seperate sinks in the main bathroom,cvd front porch and cvd rear patio. Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes X No If Yes, describe. No known or apparent adverse conditions exist, that would negatively impact the subject's value estimate, livability, soundness or structural integrity.the Appraisers are not certified engineers, home or pest inspectors. The appraisers make no warranty.the appraiser is not a home inspector and this appraisal report is not a home inspection, the appraiser only performed a visual observation of accessible areas and the appraisal report cannot be relied upon to disclose conditions and/or defects in the property.*** Rely on professional inspections as needed. *** Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? X Yes No If No, describe. Subject conforms to other properties single family homes in the neighborhood. Freddie Mac Form 70 March 2005 UAD Version 9/2011 Produced using ACI software, Fannie Mae Form 1004 March 2005 Page 1 of _05UAD

21 SALES COMPARISON APPROACH Uniform Residential Appraisal Report There are 5 comparable properties currently offered for sale in the subject neighborhood ranging in price from $ 310,000 to $ 349,000. There are 12 comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ 287,250 to $ 369,900. FEATURE SUBJECT COMPARABLE SALE NO. 1 COMPARABLE SALE NO. 2 COMPARABLE SALE NO Newchester Dr 438 Bristol St 405 Bristol St 602 Wellington Dr Address Roanoke, TX Roanoke, TX Roanoke, TX Roanoke, TX Proximity to Subject 0.30 miles SE 0.51 miles SE 0.12 miles SE Sale Price $ 330,000 $ 316,600 $ 299,900 $ 355,000 Sale Price/Gross Liv. Area $ sq. ft. $ sq. ft. $ sq. ft. $ sq. ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age Condition DESCRIPTION Above Grade Total Bdrms. Baths Room Count Gross Living Area 50 Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Fireplace/1 Fence/Pool N;Res; Fee Simple sf N;Res; DT2.00;Colonial Q4 4 C3 9 0sf ,008 sq. ft. Average FWA/CAC Insl/CF 2ga2dw CPatio/CPorch 1 Fence,None NTREIS# ;DOM 59 NtreisTax#R525520/ DESCRIPTION ArmLth FHA;6912 s09/15;c08/15 N;Res; Fee Simple 8146 sf N;Res; DT2.00;Colonial Q4 8 C3 Total Bdrms. 9 0sf 4 Average FWA/CAC Insl/CF 2ga2dw CPatio/CPorch 1 Fence,None Net Adjustment (Total) + X - $ 6,325 X + - $ Adjusted Sale Price of Comparables Net Adj. Gross Adj. -2.0% 6.2% $ 310,275 Net Adj. Gross Adj. 8.2% 8.6% $ I X did did not research the sale or transfer history of the subject property and comparable sales. If not, explain Baths 3.1 3,170 sq. ft. +(-) $ Adjustment DESCRIPTION ArmLth -3,456 Conv;0 s09/15;c08/15 N;Res; Fee Simple +6, sf N;Res; DT1.00;Ranch Q4 0 7 C3-1, ,100 0sf NTREIS# ;DOM 33 NtreisTax#R525459/ Total Bdrms. Baths 4 Average FWA/CAC Insl/CF 2ga2dw CPatio/CPorch 1 Fence,None 3.0 2,644 sq. ft. File No. +(-) $ Adjustment DESCRIPTION ArmLth Cash;0 s10/15;c09/15 N;Res; Fee Simple +7, sf N;Res; 0 DT2.00;Colonial Q4 0 3 C ,200 0sf NTREIS# ;DOM 64 NtreisTax#R469756/ Total Bdrms LAPP newchester Baths 2.1 3,248 sq. ft. Average FWA/CAC Insl/CF 2ga2dw CPatio/CPorch 1 Fence,None 24,729 + X - $ Net Adj. -7.6% 324,629 Gross Adj. 7.6% $ 3 +(-) $ Adjustment , ,000 27, ,000 My research did X did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data source(s) NTREISTax Records,NTREISMLS, Owner My research did X did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale. Data source(s) NTREISTax Records,NTREISMLS Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3). ITEM Date of Prior Sale/Transfer SUBJECT COMPARABLE SALE NO. 1 COMPARABLE SALE NO. 2 COMPARABLE SALE NO. 3 Price of Prior Sale/Transfer Data Source(s) Effective Date of Data Source(s) NTERISMLS/NTREISTAX/ 03/14/2016 NTERISMLS/NTREISTAX/ 03/14/2016 NTERISMLS/NTREISTAX/ 03/14/2016 NTERISMLS/NTREISTAX/ 03/14/2016 Analysis of prior sale or transfer history of the subject property and comparable sales Per the local tax records and the local MLS there has not been any prior sales or transfers of the subject property within three years of the appraisal date. Comparable sales one, two and three did not reveal any prior sales or transfer history within a of the last sale used in the appraisal report. Summary of Sales Comparison Approach. See Attached Addendum RECONCILIATION Indicated Value by Sales Comparison Approach $ 325,000 Indicated Value by: Sales Comparison Approach $ 325,000 Cost Approach (if developed) $ 326,200 Income Approach (if developed) $ 0 Most weight is placed on the market approach as it best reflects buyer's demand in the area. The cost approach lends support to the market approach to value. The income approach was not developed due to the lender not requesting the income approach This appraisal is made X "as is," subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed, subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: subject to the following required Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limiting conditions, and appraiser s certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is $ 325,000 as of 03/11/2016, which is the date of inspection and the effective date of this appraisal. Freddie Mac Form 70 March 2005 UAD Version 9/2011 Produced using ACI software, Fannie Mae Form 1004 March 2005 Page 2 of _05UAD Frank V. Mentesana & Associates

22 Step 6 Final Loan Review At this point in the process, you ll be hearing from the lender even more than before. You ll be finalizing your loan terms and signing the mortgage disclosures. These disclosures can be pages long and are similar to documents you ll sign at closing (Step 7). They will also be signed electronically, much like all the documents you signed to make the offer. The lender cannot move the file to processing without these forms signed, so it s imperative you get them back to the lender as soon as possible. Processing is the step before your file is underwritten. Your assigned processor will go over your entire file and prepare it for underwriting. They will prepare every aspect of your file, from verifying employment to working with the title company and prepare you for closing. They will follow up on any additional documents still pending on the file. Processors order many different documents from multiple third-party entities. These can include tax transcripts from the IRS, title work, homeowner s insurance, verifications of employment, verifications of rent, and other credit items. Most files will remain in the processing stage for a week while waiting on these third-party items. Once your file is fully processed it is ready for underwriting. Underwriting is the process where the lenders in-house mortgage underwriters review your income, assets, credit documents, title work, appraisal, and other items to issue an underwriting conditional loan approval. A good lender will review all of your personal information during the qualification stage so that underwriting will be a smooth process for you. Underwriting is usually 2 days or less, depending on the lender. Upon completion, underwriters typically request additional items called conditions. As a result of the underwriting review, most files have additional items that need to be collected. Your loan processor will contact you and go over any items that the underwriter requests. If and when the processor requests additional documents from you, try to return your conditions as soon as possible. You should also have your insurance set up at this point. If you re using a mortgage lender, they will require homeowners insurance to protect their investment. However, it s up to you who you wish to use. Just like with every other trade, some are better than others. It s my job to help navigate you through which carriers work best for you. I can also help you find movers to help you. I have several preferred movers I have worked with, and clients who have used them were very happy. You should be starting this process after the appraisal comes back and we are in the clear. They can sometimes be backed up, so getting a head start on this process is a good idea. I know this is getting boring. But, if this whole process is done correctly and on time, you ll be hearing the three sweetest words in real estate: CLEAR TO CLOSE. It s almost time to start planning your housewarming party!

23 Step 7 Clear to Close/Closing Upon receipt of all items needed to clear the remaining loan conditions, the file is returned to underwriting. Once underwriting clears all of the conditions on your loan, a clear to close is issued. This means the loan is fully approved and ready for closing. At that time, the lender will send your closing documents over to your Title Company. This usually happens a few days before closing occurs. Once your file is clear to close, the lenders in-house attorney will get the Title Company to generate your formal closing documents. These will include final versions of the upfront loan disclosures and additional documents relating to the mortgage and property. Both you, the buyer, and the seller will have documents, which must be signed. The Closing Disclosure gives all the final details of the loan including cash to close and monthly payment. This document will be sent at least 3 days prior to your loan closing via . It is typically requested that you bring a cashier s check made to the title company or a wire for the total amount needed to close. You cannot bring cash, money orders, or rolled coins. You laugh, but people actually do try. Your Realtor (ME) will work with you and the Title Company to set a date and confirm location. Closing can typically take anywhere from 45 minutes to 2 hours and involve signing all closing documents, depending on your loan type. Once the Title Company has received signed documents from both the buyer and seller these are sent to the lenders attorneys for review. Once the last person signs, funding occurs generally within an hour. At that point, keys can be released to you! You are now officially a homeowner!

24 What to Expect on Closing Day - Make sure you have the address of the Title Company and know where you re headed to close! - If you are married, make sure your spouse attends the closing and brings proper I.D. (even if they are not on the loan). - Please bring your I.D. and checkbook (just in case!). - Expect closing to take anywhere from 45 minutes to 2 hours, depending on questions asked and time it takes to sign. - The buyer and seller sign at different times. - Funding of the loan occurs typically within an hour of the last person signing. - If you are selling your home, make sure you get instructions from your Realtor on where to leave all keys, remotes, and access keys. - On a purchase, possession is negotiable. In most cases possession occurs at the time of loan funding. In some situations a lease back is in place allowing time for the seller to move out. In such situation you would obtain access to the home at the end of the lease back period. - If you are closing on the sale of your home and purchasing a home on the same day, ideally you will want to schedule the close of your current home early in the day. This allows for enough time to complete the first transaction and move funds to the second transaction, if needed. Provide the Title Company with your cashier s check or wire in the amount requested, unless otherwise notified. Personal checks are generally not an acceptable method of payment. Cash is not acceptable by Title Companies. You should expect to have A LOT of questions. You will. That s ok. I m here to be a resource even after closing. All the paperwork you get at closing, you ll need to keep. It s valuable. You should expect to take a picture right after closing. I even had a sign made up just for to celebrate the occasion with my clients. You can see them on my Facebook page. They re great memories for you later, and something to mark a wonderful step in your life.

25 New Construction Homes I already know what you re going to say in regards to a brand new construction home. Cue the I don t need a Realtor to buy a brand new home sound byte. WRONG! Here s why. Much like with a resale home, it s our job to guide you through the buying process. It s just a bit different from buying a resale home. The search is different. The process is different. The timelines are different. It s the differences that can make all the difference when buying new. See what I did there? I m hilarious. So what are my duties when it comes to new construction? I m so glad you asked. First off, I m here to act as your representative. The builder s sales rep works for the builder. What a shocker. No one on his or her team works for you. They are not there to give you any sort of advice, or opinions. More importantly, the sales rep most likely does not have a real estate license, which means they cannot do anything for you other than have you sign the contract. It s not in your best interest to not be represented in this process. It s a common myth you get a better deal by going to the builder directly, since there would be no commission being paid if you didn t have a Realtor representing you. This is grossly wrong. The builder sells the home at the same price whether you have a Realtor or not. The commission comes out of an account already set aside by the builder to pay realtors for bringing clients to them. Moreover, builders like having realtors around. Just about every buyer hires a realtor. By us knowing their inventory, we can bring them more clients. Secondly, I m here for my knowledge of builders, subdivisions, and areas in general. Contrary to popular belief, not all builders are the same. Some build better products than others. There s even some who engage in illegal practices, like violating Consumer Financial Protection Bureau (CFPB) laws with their preferred lenders, whether they know it or not. I m here to make sure you are protected throughout the entire transaction. I m also here to help you make a decision on lot location, navigate the contract and know what s in it, monitor the construction process, make sure timelines are followed (especially important if you have a current lease or a home to sell), keep tabs on all paper trail and contracts/addendums, arrange inspections once it s built (yes, you ll need this done even though it s new), and be with you at closing to celebrate the final step. I have represented several buyers with new home purchases. My first ever sale was actually a brand new home. I ve stood toe to toe with an on site manager and made them rip out the wrong fireplace and cabinets. I ve calmed down nervous buyers who didn t understand why the home wasn t completely finished two weeks before closing. I ve helped buyers make the right decision on financing when the deal, which looked too good to be true was too good to be true. Don t go at this alone. Hire someone to be your resource. Remember, you don t pay me for helping you buy a home. That means a new home, too. *I have a builders only MLS on the front page of my website, where you can search just about every single builder out there all in one place. This keeps you from having to run endless internet searches to find that one builder in that one area you drove by once.*

26 Reviews about me as a Buyer s Agent Danny did everything under the sun to get our deal done. He was able to answer all of our questions about every home we looked at. Danny helped throughout the entire process of buying a home from the inspection all the way to the home warranty company. I highly recommend Danny Force. The Myers Mr. Force stayed in constant communication with my wife and I through the entire process with buying our home. Even though we began looking out of his normal area, he would drive an hour just to show us a house we were interested in. He was knowledgeable and professional with his duties and I would recommend his services to others. The Jedlowskis Danny did an outstanding job for us. He found numerous houses in the price range we set and was patient and respectful as we looked at the houses. He then handled all the paperwork accurately and quickly. He had excellent other contacts in the industry, for example an inspector. I would recommend him to anyone looking for a house. The Thorpes As First Time Home Buyers my husband and I were nervous about the whole buying process, especially as we were going to be new to the state of Texas. Danny made us feel comfortable and at ease every step of the way. I was in another state trying to make decisions while my husband was looking home with Danny. He always made sure to keep me in the loop, sending pictures and MLS information to my or via text. The day we closed was the first time I got to meet the most wonderful Realtor ever and I was so grateful for his help. Being new to the area he told me about the local places I could go to get my hair done, find good food, and where the Latino food markets were for items I may not find in other stores. I wouldn't buy another house or sell my current home without him. The Wendels Danny was great to work with! His response to texts and phone calls was very fast. He is very knowledgeable and walked us through the process of buying a house since we were first time homebuyers. Couldn't recommend him enough! The Whitmires Danny is knowledgeable, prompt, and always available for questions. He helped my wife and I find our first home and walked us through the process from our first initial meeting to after loan closure. I would highly recommend. The Bests Danny showed us a total of 24 houses in 2 different weeks. We had a very limited moving time since we were moving from out of state. Danny was very knowledgeable of the areas we wanted to see and helped us understand the entire "lingo". We found a house we loved and moved in less than a month! It was so much easier than I had expected! From the beginning stages to the closing process...danny was great! We will use him again when we are ready to sell! The Bakers Danny had so much patience with me and my husband trying to find our perfect house. He kept on looking even when I had given up, and low and behold he found our home! We recommend him in a heart beat! The Yanes

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28 Preferred Vendors On the pages following this, you ll find information for some of the mortgage lenders and insurance people with whom I do business. You re not under any obligation to use them during this process by any means. I put them in there because I know the kind of business they do consistently, how well they take care of their (and my) clients, and their positive reputation around the real estate community. Take a look, and let me know if you have any questions about any of them. I ve personally used a few of these vendors myself, so I can vouch for them. There s no better accolade for a vendor than when the Realtor who uses them validates their business to potential clients.

29 Meet Denise, More than just a Loan Officer The biggest difference between myself and another Loan Officer, is that I am a Certified Mortgage Planner with an Investment background. This allows me to prepare and analyze different loan strategies that look at more than just your rate and term we ll actually run a Total Cost Analysis to review, rate, term, insurance, tax benefit, amortization, costs, and so on so we can determine which loan program will give you the highest net worth in 5-7 years. FHA, 203k, VA, USDA, Conv Jumbo, Purchase and Refinance Denise Donoghue Loan Officer NMLS Office: NERD Cell/Text: Fax: Parkwood Blvd #A400, Frisco TX Branch NMLS# Apply at yourmortgagenerd.com

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