The Assumable Guy Show

Yes, and probably a bigger house than you are picturing. Ryan flips the math renters usually run and starts with the payment instead of the price. The same $1,820 hitting principal and interest at 6.5% buys about a $300,000 loan. At 2.99% on an assumable that same payment buys about a $400,000 loan. Same paycheck, same bank account, $110,000 more house. Jeremy's deal makes it concrete: a $380,000 home at 2.65% with $15,000 down, all in payment of about $1,900 a month, which is $300 less than the rent this episode opened with. That same house bought the normal way at today's rates runs about $2,710 a month once you add PMI. $810 a month difference on the same house on the same street. Ryan also addresses the two things that stop renters before they start: not having the gap money, which he covers with multiple paths including the 5% down gap loan option, and not being able to find these properties, since only 25% are tagged in the MLS. He also revisits his own story, starting as a social worker at $35,000 a year and building from there by renting out bedrooms. One roommate at Jeremy's payment puts you at $1,100 out of pocket. That is half of what you were handing a landlord. Stop running your numbers against today's rates. Run them against 2021. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

For dual military couples sitting on a rate in the twos with orders on the horizon, this episode answers the question directly. Yes, you can leave one spouse's entitlement with the house and use the other spouse's entitlement to buy the next home at zero down, like the first one never happened. Ryan walks through why most couples have far more remaining entitlement than they think: in El Paso County, leaving entitlement on a $350,000 loan still gives spouse one over $416,000 in remaining buying power down the road. Then he makes the case for why you would actually want to do it. A buyer assuming that loan at 2.5% saves roughly $830 a month compared to a new loan at today's rates, which means more buyers competing for the home and a higher sale price. He also covers the PCS timing angle most sellers miss: the 45 to 90 day assumption window actually fits a military move better than a 30 day conventional closing does since orders come with a window, not a hard date. There is also a hack for veteran buyers at the next duty station: substituting your own entitlement when you assume someone else's VA loan makes you the buyer every VA seller wants, opening doors that stay closed to civilian buyers. Both sides of the move, potentially locked into rates in the twos. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Everybody talks about grabbing a rate in the twos. Nobody covers what the next 60 to 90 days actually look like. Ryan walks through the full process step by step, from the inspection and assumption application all the way to approval and closing, and explains exactly why the bank drags its feet so you do not take it personally when they ask for your tax returns for the third time. He also does the math on what the wait is actually worth: an assumed $400,000 loan at 2.5% versus today's rates saves roughly $390,000 in interest over the life of the loan. Trading 60 extra days of patience for that is not a hard trade. Ben and Liz's deal shows what smooth looks like in practice: 2.99% on a $430,000 home with $16,000 down and $1,000 in concessions, and they made it easy by staying flexible on their move date from day one. When the bank slipped, they did not panic. They just kept doing the math. Ryan also covers how to use the longer timeline to your advantage, lining up gap funding without scrambling, and gives sellers a reminder that the escrow account they have been paying into comes back to them after closing as a bonus check. The slow part is the bank, not the buyer. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Tying up your home for 60 to 90 days with a buyer who was never going to make it to the closing table is the fear that keeps sellers from saying yes to assumable offers. Ryan walks through exactly how to vet a buyer before you ever go under contract so that scenario never happens. Three things need to be attached to any assumable offer worth accepting: proof of funds for the equity gap, a pre-qual from a lender showing their income can carry the payment, and an assumption processor named in the offer. An offer without all three is not a serious offer. He also makes the case that assumable buyers are actually less likely to walk than conventional buyers because the math on their side is too good to abandon. Saving $1,100 a month on the same house means these buyers push through when the bank asks for the same document three times. Colin and Beth's story shows what the full picture looks like when it is done right: multiple competing offers including conventional and cash buyers drove the price up, and they got to pick the strongest one on the table. Ryan also plays out the worst case honestly: if a vetted assumable deal still falls apart, you keep the earnest money, your credit is untouched, and you relist with the same rate that attracted buyers the first time. Annoying, not fatal. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Ryan opens this one personally. He built five properties in Colorado Springs starting on a $35,000 social worker salary by house hacking, and then rates tripled and the math stopped working. The rent no longer covers the payment at 6.5%. That is the whole problem. This episode is about how an assumable mortgage fixes it. He runs the numbers on a $450,000 property with a $400,000 assumed loan at 2.75%: payment comes out to $1,633 a month, a tenant pays $1,400 for the basement unit, and the buyer is covering $233 a month to live in their own home. The same house with a conventional loan at today's rates leaves the buyer writing a check for over $1,100 a month after the same rent comes in. Same house, same tenant, same neighborhood. He also walks through how a gap loan at 9% changes the math, spoiler: even with the second mortgage added in you are still saving over $700 a month compared to conventional, and covers a real duplex deal in Pueblo where a buyer with $23,000 down got $5,000 in seller concessions and $1,700 out of the inspection and lives in one side while the other covers most of the building. Two hacks close it out: buy the property that already has the separate entrance or second kitchen, and use seller concessions to fund the conversion. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

The short answer is no, but only if the assumption is done correctly. Ryan breaks down the one document that makes sellers whole: the release of liability. When a buyer assumes an FHA or VA loan the right way, the lender fully underwrites that buyer, approves them the same as any new mortgage, and releases the seller from the debt in writing. If the buyer defaults after that, it lands on the buyer and the lender, not the seller. He also draws a hard line between a real assumption and subject-to, where no lender approval happens, no release gets issued, and the seller's name stays on a mortgage for a house they no longer own. That is the version that ruins credit and locks up VA entitlement indefinitely. For VA sellers specifically, Ryan separates two things most people blur together: the release of liability, which protects your credit, and substitution of entitlement, which is how you get your VA benefit back at closing. You can get the release without getting the entitlement back, and those require different paperwork. He closes with three concrete steps sellers should take to confirm the release is locked in and their credit reflects it. The fear keeping most sellers from marketing their rate is a paperwork question with a clean answer. The upside is a bigger buyer pool and a higher sale price. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Nine percent sounds like a deal killer until you run the actual math. Ryan does it in this episode and the numbers make the case clearly. On a $500,000 home with a $400,000 assumed loan at 2.5% and a $75,000 gap loan at 9%, your total monthly payment comes out to about $2,184. A brand new $475,000 loan at today's rates runs about $3,000 a month. Same house, same amount borrowed, over $800 a month less with the scary second mortgage attached. Blended across both loans that works out to a combined rate of about 3.5%, and nobody is writing 3.5% loans today. Ryan also covers the two things that make the gap loan less permanent than it sounds: no prepayment penalty means you attack it aggressively while leaving the 2.5% loan untouched, and when rates come down you refinance just the second. The assumable rate stays locked. He walks through a real deal where a buyer assumed a 2.375% loan, covered the gap with a second mortgage from Climb Credit Union, and negotiated $7,000 in inspection resolution on top of it. Their total payment still beat anything a new loan could offer. The nine percent second is not the enemy. It is the bridge that gets you to the two point five. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

For most military retirees the answer is yes, and Ryan spends this episode explaining why the entitlement fear that stops most of them is usually bigger than the reality. He walks through the math: leave entitlement on a $400,000 loan in El Paso County and you still have roughly $400,000 of buying power left over for your next home. If the buyer is a veteran who substitutes their own entitlement, you get all of yours back. The entitlement question only even comes up with a civilian buyer. Ryan also covers the release of liability so retirees understand that once the assumption closes correctly, missed payments land on the buyer's credit, not theirs. On the opportunity side, only 10 to 20% of VA sellers are willing to let a non-veteran assume, which means when a retiree raises their hand they are not one listing out of 500 anymore. They are the one with the loan everyone wants. Colin and Beth's story shows what that looks like in practice: competing offers from assumable, conventional, and cash buyers all driving the price up. Ryan closes with a reminder that entitlement is a negotiation chip, full price, over asking, or covered closing costs, and retirees should not hand it over without getting paid for it. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Taking over a loan with 25 years left instead of 30 sounds like you are getting shortchanged. Ryan flips that completely. Every mortgage is front loaded with interest, meaning the seller already paid through the most expensive years for you. When you assume a loan that is five years in, over half of your monthly payment goes straight to principal from day one. On a brand new loan at 6.5% for the same balance, less than a third of the bigger payment touches principal. You are not losing five years. You are skipping the five worst ones. He runs the full comparison on a $354,000 assumed loan at 2.75% versus a new loan at today's rates: $600 less per month, more than double the monthly principal paydown, and over $300,000 less in total interest paid before the house is yours. He also shares Dilip's deal, a 2.8% rate on a $550,000 investment property where tenants are paying down principal at a pace a brand new loan cannot touch. Ryan gives buyers a reframe for shopping too: a loan with less time left is worth more, not less. If you are 35 and you find one with 20 years remaining, you are mortgage free at 55. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Forty five to ninety days. That is the honest answer, and Ryan gives it upfront. But the number by itself is missing the part that actually decides how much money you walk away with. He breaks down the two clocks running on every home sale, days on market and contract to close, and shows why marketing an assumable rate destroys the first one while only adding a few weeks to the second. The real example makes it concrete: a home that comped at $585,000 listed at $519,000 with the assumable rate front and center, had an offer in 14 days, bumped to $540,000, and sold at $542,000 with concessions. Meanwhile the house down the street sat 60 days and took two price cuts. Same total time. Different outcomes. Ryan also covers the two seller hacks that make the timeline manageable: ask for a rent back so you can close and keep living there while you plan your next move, and write the closing date at 90 days on the contract so nobody panics if it takes the full window. He gives buyers a move too: offer the rent back before the seller asks for it and put your timeline flexibility in writing. Sellers pick the buyer who makes their life simple, and that is often worth more than a few extra thousand dollars. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.