((((((hugs)))) sent your way!

Aubrey we need you!!!!! Your amazing stories, beautiful heart, and inherent wisdom. I think I will keep my gush to your praises rather than sully it with anything else, but suffice it to say...I am glad you are back! .....although I am still a little resentful you and mouse ditched me on the conversion path. ;)

You do not have to go through a title company with the payments. Heck, I am not even sure that the Title companies up here will go for it, but we are going to give it a shot! It is helping us that my Realtor is a transplant from a harder hit metro area and has prior experience doing this. It is almost unheard of here, but becoming more of an option. I really feel like the Government needs to step in and give those of us who are in these situations (fought really hard/banks that added to the trouble) a do over if we can prove that we maintained our credit in other areas besides this one or things directly related to it. The last few years have been extremely hard on so many people and getting us back into home ownership is a major societal advantage in my book!

I just checked my email and the mortgage company I contacted had already written up a nice little letter for me. In our case it is a two year waiting period. We negotiated the sale price up front, pay for an inspection, and pay a set rent per month. A certain amount from this is collected for a future down payment. We do put a little more down up front, but we are starting with offering $1000 down and going up from there. I won't be accruing equity for two years, but I will get the the value increase that is forecasted for this area plus whatever I put into the home. I am talking things over with my Realtor having them run my payment through a title company. The title company will then issue a receipt to the homeowners that I paid the mortgage and I will have the piece of mind in knowing that they won't just stop paying their mortgage and I am out in the cold. The title company will collect my down in a separate account. Again, this is all in the "discussion" phase, but these lease purchases have come a long ways! You need a Realtor that can sell YOU and your situation. ((((hugs)))))

This is what we are thinking about doing. http://homeguides.sfgate.com/lease-purchase-agreements-work-8023.html You are in an even better position as you will qualify in Oct. Try to get a letter from the Mortgage guy stating that he believes you will qualify then and present that and the Lease purchase offer through your realtor. It might work!

I would have the kids read A Dog of Pompeii (or something close to that) and make sure to visit. Just be sure to get the g-rated tour. ;)

(((((hugs))))) I am so sorry! This mortgage/credit situation is such a nightmare!!!!!

We are the official 1yr mark, for it has been an almost 3 year night mare, but from the official date of them selling the house and closing the account it has only been a year. :( I could have 20% in a year though.

This was our situation exactly!!!! Except we had three preapproved buyers in hand. It such a mess and I wish there was a way to fight it a little more on the credit reports.

I am about to take on three new students tomorrow. Two have natural ability one doesn't, but the one that doesn't has drive and parental support. It is going to be interesting. One of my least "naturally talented" students has turned into an impressive eventer and another who had loads of natural ability has completely walked away from it. There are just so many variables.

It might. I am going to look tomorrow. I really do love it here, but this hard! I think I am struggling with a mix of feeling ashamed about the foreclosure (even though we fought tooth and nail against it and have perfect credit following it) and scared at having so few options. The lease purchase we are trying has been on the market for two years. The seller's just do not seem that motivated. At this moment we are waiting to hear what they want in rent, so we can start the negotiations on selling price, but we haven't heard from there realtor in since ours emailed yesterday morning. :( Then again things move at a very slow and leisurely pace here. :)

We are loving the area we have moved to. Close to family, rural villages, northern, lake effect snow climate. It is heaven for this girl who grew up in Alaska. No mountains, but the weather is beautiful! Here is the problem, we do have a foreclosure on our credit report and it will be a couple years before it is resolved. We are working hard and will meet with a bank this weekend or next to ask them what we need to do to qualify for a mortgage. Until then things are looking more and more bleak and I am finding myself needing to think a bit out of the box. There are next to no rentals and the ones that are available are 1-2 bedrooms and will not fit us. We have looked at a lease purchase, but have not heard back yet. There has been almost no new construction, nothing is moving and yet they are very hesitant to do contractural lease purchases. At this point people would rather be foreclosed on than do a lease purchase. So, I am trying to think of other options. Does anyone know what sort of credit I would need to build? My husband makes enough that I think we could buy a few acres outright in a couple months. I was thinking of building something small or looking at a modular/BOCA house and I thought I remembered the financing for those being different. We only need a couple years to clear up our credit....ugh... Anyway, I would welcome any other creative thoughts... Please know that I have contact 5+ realtors 2 property management companies (nothing available) I am working on lease purchase, but it is very iffy... I have relative with a house we will look at tomorrow, but I will need to put a new roof, furnace and new appliances ASAP I have put an ad on craigslist and will meet with another mortgage company this weekend Beyond that...what else can I do?

OMgoodness! I did the same thing. A bunch a friends took me out to a ranch in Texas when we were in college. They put me on a cutter and said ride her towards that cow. Well..that was shock! I looked like an idiot. :) This is normally a question that only comes up in regards to hunters and western pleasure. I think it is just the nature of those two disciplines. One other thing I look for is muscling on the horses in the hunter ring. Sometimes you can tell how much effort and work a rider is putting in, by the condition of the horse.

I am looking for a good quality, free standing, air purifier to help with allergens and odors. Any recommendations? Any do double duty as a humidifier? Thanks!

BTW, one of my favorite Orthodox Priest's will only refer to it as the "Pope's Retirement." Not the most technically accurate, but I really like the sentiment shines through. :)

First, (((hugs))) and prayers go out to you all and B16 right now. Secondly, I think there is wisdom in him resigning and retiring for health reasons. I know that it is probably disconcerting to some to have the media spotlight again, but it is also a wonderful opportunity for the RC to shine. Both in allowing the final wishes of B16 and in electing a new Pope. I look forward to watching this unfold and hope with all my heart that this ultimately is shown as a "win" for the RC and not another negative media piece.

Right now we are in the in-laws basement. We are in pretty good hands up here. I had another realtor call us last night offering to purchase a different house himself (he also owns quiet a few rental properties that are all filled up right now) and then turn around and do the Lease Purchase with us. We both decided that house was just to small. The one this morning was much larger. We should have enough for a sizeable down payment. We shall see what happens. My dh's job is actually in land, real estate, contract negotiations so I am not worried on that end as much as I want to make sure we are adequately protected as well as the seller feeling comfortable.

Yeah, our credit is in a funk due to a mess with a very nasty bank. FHA got involved and slapped there wrists, forbid them from coming after us, but we still ended up with foreclosure even after have three pre-approved contracts within a couple thousand of our pay off price. Bank sat on them for over 6 months, lost the contracts and it was a mess. After the third we just couldn't float it anymore. Thankfully, there isn't a ding on our credit in over a year so in a couple more we should be cleared to purchase conventionally again. Both Realtors know the situation, know that we are solid. The bank just insisted we could afford 2 homes and insisted we not pay our medical bills, we refused to not not pay the Drs that worked so diligently on my sons for various surgeries. Not a place I ever want to be in again. Honestly, I don't want to buy right now, but available rentals are almost non-existent up here. :(

Thanks everyone! I went and looked at it this morning. My realtor is pulling comps right now and I am waiting for my dh to get up here so he can see it and decide if we want to go through with this. I think we are going to go through a very formal route with this. Down payment, contracts, and the whole bit. If we get to that point and everyone is agreeable I will pay to have a inspection done and I suppose that is the final thing to figure out. I am not as intimidated as I was this morning after having a long talk with my realtor. At least she has some experience with it! ;)

I would appreciate it! We are considering doing this, but I want to make sure I understand how it works and what it entails. What are my responsibilities and what are the seller's? When do things like downpayment, commissions and official financing come into place? Does the lease payment go toward the total purchase price? Or am I just paying a regular lease until my credit improves enough for traditional financing?

Sweetie there was more than one victim that day. Maybe try practicing being merciful to the younger you. I know with my mom it helped if she gave herself that day to really grieve. She was sad for the loss, sad for the situation that led to the loss, just sad. It is okay to be sad and it is okay to extend that young woman some grace. Then step forward and live the life that dear one would want you to. ((((((hugs))))))

I wanted to add that not all competitive trainers are like this. My trainer growing up was on the US equestrian team for many years. She strongly encouraged me to ride with many other trainers while I remained and even managed her barn. Heck, a few times she forced me too! ;) The other trainers were not like her and I could tell they didn't like, but I did always consider her my "main" trainer. Working with her formed many of my own training philosophies. My daughter presently competes in "A" and "AA" level shows, yes I am her main coach but I happily have her riding with quite a few other trainers as well. Also, if your daughter ever joins a Pony Club, they are supposed to bring in different trainers for every mounted meeting. Now, when and if my daughter chooses to show beyond National lines she will probably settle with one, but that is a logistical issue dealing with travel and training schedules. Edited: I think the difference may lie in the fact that I don't do Hunter's :p My background is more Eventing and Jumper's. With Eventing I often sought out different trainers for the different specialization I was presently focusing on.

I will drive my in-laws van. ;)

Thank you! I just called and it looks like they will be able to issue a code and new key when I get a chance to drive in.

I just moved to Northern Michigan and have my GMC Sierra with me. I lost the key somewhere. Have been looking for them for over a week and they have disappeared. Possibly in the snow somewhere, but there is no way to find out. My husband left his little car to be tuned up at his cousins dealership and accidentally left the spare on the ring. He called them to have them overnighted to me. Well, the mail came and they put the key in a freakin envelop and it is gone. Now, we do not have either key. What do I do?