The Assumable Guy Show

A lot of buyers find a rate in the twos and then talk themselves out of it over a credit myth. Ryan clears it up fast. When you assume a mortgage you are not inheriting the seller's credit history, their late payments, or any of their baggage. The loan transfers into your name as a brand new account dated from the day you close. He walks through the only two moments that actually touch your credit, the soft pull at pre-qualification which costs you zero points, and the hard pull at closing which drops your score a few points and bounces back within a couple months. He also covers something most buyers miss: because the assumed payment is so much lower than a conventional loan, your debt-to-income ratio improves, which means more buying power on your next purchase. Jeremy's story drives it home. Nervous about his credit going in, his score ended up higher three months after closing than when he started. Ryan also gives buyers one simple rule to protect themselves during the 45 to 90 day assumption window. If your credit worries have been holding you back from a rate in the twos, this episode is the one to listen to. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

The number one thing stopping veteran sellers from saying yes to an assumable sale is the fear that they will never be able to use their VA benefit again. Ryan breaks down why that fear is almost always bigger than the reality. The math is straightforward: take your county loan limit, subtract the balance being assumed, and what is left is roughly how much home you can still buy with zero down on your next purchase. In El Paso County that works out to over $456,000 in remaining buying power after a $350,000 assumption. He walks through Marcus, an active duty seller with PCS orders who was terrified to let his loan go, ran the numbers, and turned around and bought again at his next duty station without skipping a beat. Ryan also covers the dual military couple strategy where one spouse leaves entitlement on the sale and the other uses theirs on the next purchase, and what your options look like when your next home costs more than your remaining entitlement covers. Leaving your entitlement is not losing it. It is using it twice. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Both FHA and VA loans are assumable, but the rules are different enough that knowing which one you are dealing with changes your entire strategy. Ryan breaks it down clearly. FHA is open to basically anyone who qualifies, carries a roughly 90% acceptance rate, and is the better tool for owner-occupants and house hackers. VA is more flexible in one big way: if the seller leaves their entitlement, there is no occupancy requirement at all, meaning an investor can rent it out from day one. He also kills the myth that VA loans can only be assumed by veterans, walks through Jeremy's deal where a non-veteran put $15,000 down on a $380,000 home at 2.65% and saved $800 a month compared to a conventional loan, and explains why a bank telling you the loan is not assumable is not the final answer. FHA and VA are different tools for different situations. This episode makes sure you know which one to reach for. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Most listing agents will tell you your buyer is going to be a young family or a first-time buyer. They are leaving out an entire group of motivated, full-price buyers who will move fast for the right deal. Investors. Ryan breaks down why a 2.5% rate turns a property that bleeds money at 6.5% into one that cash flows $800 a month, and why that math means investors do not need to lowball you on price the way they normally would. The rate is their discount. He covers the VA entitlement angle that opens the door to no-occupancy-requirement investor assumptions, the FHA house hacker play for buyers who move in and rent out the rest, and a real deal where investor Dilip put $50,000 down on a $550,000 property at 2.8% and is building roughly $24,000 in equity per year on that investment. When you market an assumable rate you pull in first-time buyers, house hackers, and investors all competing for the same listing. That competition is what gets you the price. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Yes, and Ryan makes a strong case for why extra payments on a 2.5% loan are basically a cheat code. Because so little of a low rate payment goes to interest, almost every extra dollar hits the principal directly. He runs the math on a $400,000 assumed loan at 2.5% where a buyer who throws the monthly savings at the principal instead of spending them pays the house off in 16 years instead of 30 and cuts their total interest from $169,000 down to $86,000. Same house, 14 years earlier, $83,000 less to the bank. He also gives you the one thing to watch when sending extra payments so the servicer applies it correctly, shares Ben and Liz's story of a couple doing exactly this on a $430,000 home at 2.99%, and is straight about when investing the difference actually makes more sense than paying down cheap debt. No prepayment penalty, no weird rules because you assumed it. It is your loan and you set the pace. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

A lot of sellers assume their escrow balance just disappears into the deal when a buyer takes over their mortgage. It does not. That money is yours and every dollar comes back to you. Ryan breaks down exactly what escrow is, why the balance at closing can easily be $2,500 to $3,000 or more, and the two ways it gets returned after an assumption. One way puts the money in your hands at the closing table. The other mails you a check 30 to 45 days later to an address you might not live at anymore. He also covers why getting the buyer to reimburse your escrow at closing does not cost them an extra dime since they have to fund that account either way, and why his team confirms the escrow handling with the servicer up front so nothing slips through the cracks. Escrow and equity are two separate buckets and sellers should see both back at the end of the deal. This episode makes sure that actually happens. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

If you bought near the top in 2021 or 2022 and Zillow is telling you your home is worth less than you owe, this episode is going to change how you look at your situation. Ryan walks through exactly why being underwater is not the dealbreaker most sellers think it is when you have a low rate attached to your loan. He runs the math on a seller who owes $405,000 on a home that appraised at $390,000 and shows how a buyer saving $910 a month on the assumed payment makes back that entire $15,000 gap in about a year and a half. The rate fills the hole. He also covers why marketing an assumable property pulls in conventional and cash buyers too, not just assumption buyers, and why that competition is what gets the price up. Ryan shares Colin and Beth's story, sellers who were bracing to write a check at closing and instead walked away whole because of how the listing was positioned. If an agent has already told you your only move is a short sale, slow down and listen to this one first. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

If the bank has ever looked at your tax returns and basically told you you're broke despite running a real business, this episode is for you. Ryan breaks down why self-employed buyers get squeezed on conventional loans and exactly how an assumable mortgage flips that dynamic. The secret is the payment. A lower rate means a lower monthly payment, which means you need less income on paper to qualify, and that changes everything for someone with aggressive write-offs. He walks through a real client, an HVAC business owner who got into a $430,000 home at 2.75% for about $1,500 a month after three lenders told him he could only afford a $350,000 home at $2,200 a month. More house, smaller payment. Ryan also covers how to handle the equity gap when self-employed income is lumpy, runs the blended rate math on combining an assumed loan with a gap loan, and is straight about what the bank still requires. If someone told you that you can not qualify, run the assumable math first. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Sellers with FHA loans ask this one constantly, and the answer is cleaner than most people expect. Ryan breaks down the difference between PMI and MIP, why VA loans do not have monthly mortgage insurance at all, and exactly what happens to that FHA insurance payment the day an assumption closes. Short version: it transfers to the buyer and the seller is done. He also walks buyers through the real math on taking over an FHA loan with MIP included, showing that even with $183 a month in insurance added to the payment, you are still saving $765 a month compared to a conventional loan at 6.5%. That is over $9,000 a year. Ryan also covers the refinance path for buyers who eventually want to drop the MIP and when that move actually makes sense. If MIP has been a sticking point in your decision to buy or sell through an assumption, this episode puts the number in perspective. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Technically no. Legally there is nothing stopping you from assuming a mortgage on your own. But Ryan makes a pretty convincing case for why going solo is one of the most expensive mistakes a buyer can make in this process. He breaks down why 75% of assumable properties never show up on Zillow or Realtor.com, what happens when a listing agent confuses an assumption with a subject-to deal and shuts your offer down before it even gets read, and why the offer itself requires assumption-specific clauses and deadlines that most agents have never written. He also walks through two real deals where his team negotiated a $1,000 seller concession on a $430,000 home at 2.99% and $7,000 in inspection resolution on a 2.375% deal, results that do not happen by accident. The banks are adding friction on purpose and knowing how to push back is half the battle. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.