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Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

Credit reporting involves a massive database. A credit repository is a library full of information about the payment histories of consumers nationwide. Each time someone makes a charge on a credit card or makes a payment each month, that individual act is recorded and sent to the database for other businesses to research credit histories of potential customers to determine their creditworthiness, or lack thereof. There are three main repositories that store such consumer information; Equifax, Experian and Trans Union. It's the job of these three organizations to store credit data sent to them by merchants who in turn use those same three to research credit histories of other potential credit customers. As you might imagine, keeping this database current and accurate is a challenge. And there are plenty of mistakes going around.

Is your name Joe Smith? Then you might imagine you're not the only Joe Smith who lives in Detroit. It's possible that at some point another "Joe Smith's" credit data could be accidentally "dumped" into your credit profile without your knowing about it. When you applied for credit, did you apply as "Joseph" instead of "Joe?" Or later in life did you drop the "Joseph" altogether and just went straight for the "Joe" moniker? "Smitty" maybe? Or perhaps your name was misspelled at some point by someone else and your name appears incorrectly at the credit bureau.

Did you pay that collection account but the credit report says you didn't? That bankruptcy is not yours? Who is that other Joe Smith, anyway?!?

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

Okay, I admit. There are those who will vehemently disagree with the premise of not paying down debt, I'm among them, but there are times when not paying down debt makes perfect sense when considering buying real estate and obtaining a mortgage. On the other side of that very same coin, it also makes sense to pay down debt for the very same reason: to help qualify for a home loan. What's up with that?

When debt-to-income ratios are too high for a particular loan program, then getting rid of some of that debt to help qualify is in order. But which debt? Revolving balances on credit cards do very little unless you substantially pay down a credit card balance, from say $10,000 to $5,000, but simply paying $1,000 or so will do very little to reduce the minimum monthly payment on that revolving account. That means the debt to income ratio will barely be affected.

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

Q: David- I have a 3-1 arm. Every 6 months the payment goes up. I need to refi and lock in lower payment but I now live in a "decreasing" neighborhood. My credit is excellent but nobody wants to refi me. I have no money to bring to closing!!! H-E-L-P!!!!!! -Groovner

A: Groovner: It's not a situation of a lender wanting to refi you, they certainly do, but only under underwriting guidelines that include a consideration of living in a "declining market." When an appraiser appraises a property, she must check a box that states if the market is stable or declining. Other lenders and mortgage insurers have identified various counties throughout the United States as "declining." When a property is in a declining market, lenders will require a lower loan amount compared to the current appraised value, typically 5% lower than normally required.

Perhaps you can save some money by taking a higher fixed rate in exchange for a lender paying some of your closing costs, but other than that all I can suggest would be to wait it out. One good point is that adjustable rates have been on a downward trend as of late and it's likely your next adjustment will be down, not up. -- David

Real estate finance expert David Reed is president of CD REED Mortgage Bankers in Austin, TX and author of Mortgage Confidential: What You Need to Know That Your Lender Won't Tell You and Mortgages 101: Quick Answers to over 250 Critical Questions About Your Home Loan.

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

Q: David -- I've been asked by Freepoint to refinance with them. This company claims that I would build up wealth by investing the difference in my equity with them, getting an interest only loan. They state that having equity in your home is not good because someone can sue you and have a claim on your equity. After several years, one would have enough money to pay off their mortgage if they desired. I would like to get advice on this. They said the higher interest would be a tax write off and I would be investing the equity and getting a higher return. Please advise. Thank you. - Helen

A: Helen -- Don't return their phone calls. I don't know who that company is, and while I'm sure they're a fine organization, I'm not comfortable. I see three big problems with this "pitch" which used to be very popular among mortgage loan officers yet seems to be falling by the wayside.

1. Build wealth by investing the different in equity with them
2. Having equity in your home isn't good because someone can sue you
3. The higher interest would be a tax write off

Sheesh. And I thought loan officers like that were out of business or selling cars or something.

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

Q: What are your thoughts on the feds likelihood of dropping the interests rates again. I'd like to buy a home during this period of lower home prices, and relatively low interest rates. Trying to judge the housing market and interest rates to get them at there best levels is tricky. When do you think it will be the best time to jump in to get the most for my money. Thanks in advance, Steve

A: Steve- Fixed mortgage rates anticipate Fed moves and don't react to them. When the Fed makes a cut, mortgage rates view that move as an indicator of the future of the economy. When the Fed slashed the Fed Funds rate over a series of cuts, mortgage lenders saw that the Fed interpreted our economy as in dire, dire straits. Rates moved downward as a result. Wall Street is in general agreement that the next Fed cut will be a less draconian 1/4%.

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

Q: The Fed has reduced rates by three full percentage points since last September. I have been following long term mortgage rates for quite some time. 15 and 30 year fixed rate mortgages are only .25% lower than they were last September. No one I ask seems to know why mortgage rates are still so high and happen to be rising as I write this. The current yield on the 10 year bond is 3.83, up from 3.47 early last week. My question is this. Do you think we will see lower mortgage rates in the future? - Carl

A: Carl -- good question. No, I really don't see lower rates in the future, certainly not anything like three percentage points. If 30-year and 15-year fixed rates do fall they might go down another 1/4 to 1/2% but nothing near to what the Fed has done with the Fed Funds Rate.

The fact is that the Fed has very little to do with fixed mortgage rates. Surprised?

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

Let's do a flip on a previous post where we talked about how to lower your mortgage rate by 1/4% by paying one discount point. Lenders can lower your mortgage rate for you if you decide you want to pay them for the privilege. On a $250,000 note, two points would lower your rate by about 1/2% but it would cost you $5,000 to do so. What if you didn't have $5,000 for points? Well, then you'd get the mortgage rate offered at zero points. But what if you were also short on closing costs and didn't have the money for things such as an appraisal, title insurance or attorney fees? Again, look to your rate.

Just as lenders may reduce your rate by 1/4% by paying a point, they can also increase your rate by that same 1/4% and give you a point that you can use at closing to help offset closing costs. Does that make sense? Of course it does.

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

Q: Unfortunately, I had no choice but to file bankruptcy to save my home from foreclosure. Countrywide initially said it would modify my loan to bring it to a more reasonable rate, but then declined at the last moment. Are banks working with people like myself who have had to file bankruptcy to modify home loans?

A: Only the servicing lender can modify a note, in your instance it would be Countrywide. If another lender replaced your current note with Countrywide it would then be considered a refinance and not a note modification. Conventional loans ask that two years elapse before entertaining a refinance. I would suggest that you keep trying with Countrywide to see if they'll budge. I don't know all the specifics about your situation but you might also want to explore the FHASecure program from an FHA lender to see if you qualify for this new rescue program.- David

Real estate finance expert David Reed is president of CD REED Mortgage Bankers in Austin, TX and author of Mortgage Confidential: What You Need to Know That Your Lender Won't Tell You and Mortgages 101: Quick Answers to over 250 Critical Questions About Your Home Loan.

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

Discount Points, or simply "points," is another of the slough of terms rarely heard outside the home loan process. Do you think lenders just make up all those foreign terms to try and confuse us? Possibly. Even so, this particular term deserves some attention because it affects what your monthly payments will be on your new mortgage.

A point represents 1% of your loan amount. For a loan amount of $250,000 one point would equal $2,500. A point is sometimes called a discount point because the point is used to discount your interest rate that you use to calculate your mortgage payment. How much does it discount your rate?

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. Leave your questions in the comment section of this post.

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

Q: David: What is "VA?" I'm hoping to be buying a house this time next year and I am trying to find out as much info as I can. - Josh

A: Josh: "VA" is short for "Veterans' Administration" or the Department of Veterans' Affairs. VA - backed mortgage loans were part of the original GI bill passed in 1944 as a benefit to those who served in the Armed Forces. VA loans require zero money down, highly competitive rates and relaxed credit guidelines when compared to conventional mortgages that follow Fannie Mae and Freddie Mac standards.

Generally speaking, those that qualify for a VA mortgage are those honorably discharged from the Armed Forces Active Duty, having served 180 days, National Guard and Selected Reserves, and spouses of service men or women who died in service or from a service-related injury.

If you qualify for a VA loan and want a no-money-down mortgage, there is no better mortgage alternative, period. For more information on VA mortgages, you can find my book, "Your Guide to VA Loans" in bookstores everywhere and online at amazon.com. -David

Real estate finance expert David Reed is president of CD REED Mortgage Bankers in Austin, TX and author of Mortgage Confidential: What You Need to Know That Your Lender Won't Tell You and Mortgages 101: Quick Answers to over 250 Critical Questions About Your Home Loan.

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

Q: I have only one question to you to ask: I am kind of confused about ARM and FRM. Could you please tell which one more safer? -- Adam

A: Adam: ARM stands for Adjustable Rate Mortgage and FRM stands for Fixed Rate Mortgage. An ARM can fluctuate in rate throughout the course of a loan term while a fixed rate never changes. That said, a FRM is the safer bet. -- David

Real estate finance expert David Reed is president of CD REED Mortgage Bankers in Austin, TX and author of Mortgage Confidential: What You Need to Know That Your Lender Won't Tell You and Mortgages 101: Quick Answers to over 250 Critical Questions About Your Home Loan.

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

This is bugging me. I hear it over and over again from talking heads on t.v., "You've got to have 20% down and perfect credit in order to get a mortgage," or a host asking "But you know, who's lending money these days anyway?" and other such drivel. I'm not going to name names but this was a show on Fox with a famous show host asking their famous business analyst and both talking stupid and keeping potential home buyers on the sidelines.

"Well, hon, I guess we can't buy a house after all. Our credit scores are only 700 and we just have 10% down."

Let me repeat this here: You DO NOT have to have an 800 credit score and 20% down to get a mortgage! To save ink, please re-read the previous sentence for emphasis. And lenders ARE making mortgage loans...every single day. It's just that they're not making the goofy loans they used to make the put so many lenders out of business.

Conventional loans via Fannie Mae do require a minimum credit score of 680 if you have less than 5% to put down. FHA doesn't have a minimum credit score although most lenders won't issue an FHA loan with a credit score below 500 regardless of any automated approval. And hey, last time I looked VA still has the best deal on the block with zero down, relaxed credit and loan limits up to $417,000.

Real estate finance expert David Reed is president of CD REED Mortgage Bankers in Austin, TX and author of Mortgage Confidential: What You Need to Know That Your Lender Won't Tell You and Mortgages 101: Quick Answers to over 250 Critical Questions About Your Home Loan.

Mortgage expert David Reed invites Walletpop readers to ask him questions about real estate financing. leave your questions in the comment section of this post.

Q: David: I have two mortgages (both 30 years...about three years in on each...5.75% and 5.825%)...($165,000 and $270,000). I also have a $150,00 balance due on a HELOC -- prime minus one -- the HELOC is paid about $1000 a month but the interest is only about $600/month...I pay the extra...Question:...is this a good move or could the extra cash be better invested elsewhere/some other way....other suggestions?

A: You've got some really great rates right now, especially the HELOC which will continue to move lower alongside future Fed cuts. I get asked this question on occasion, should you pay down your mortgage or should you invest instead? I'm not a financial adviser but your question has other variables, specifically how old you are, how long you plan to keep the property (will you retire in it?) and how much current equity you now have.

In a story released today by the Associated Press, RealtyTrac, an online foreclosure reporting firm, reported that year over year foreclosure rates jumped 57% when compared to March 2007. It seems foreclosures just won't stop and it's the fault of all those subprime and alternative mortgages that are resetting to higher rates and people simply can't afford them. Oh really? In another slant on the very same data, CNBC reported that yes, foreclosures are still up nationally, but they actually are FALLING in other states such as Texas, New Mexico, New Jersey, Hawaii and Delaware. This little tidbit, oddly enough, was stuck in the very last paragraph of the article. But wait a minute...if all these loans that are adjusting at higher rates are causing more and more people to be foreclosed upon then why are these other states immune from the very same problem? Hmmmmm?

Could it be that it's not the loan type that's been the problem? After all, subprime loans have been around for twenty years and so have their hybrid brethren so why has this foreclosure "crisis" being blamed upon subprime loans and the brokers that pushed them?