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NEW! Homeowners, lenders etc check out our new "project estimator" by clicking on the link to the left. This great for your Limited 203k loans especially when contractors are too busy to get out to give you a bid. Give it a try. Bids by zip code for accuracy all over the country.

Know your project cost before you put it out to bid

   - when you know what to expect you are empowered
   - we have your back.

We completed a bid for $159,000 in five days. The borrower had her own contractor who took 4.5 weeks to turn in their bid at $298,000. It didn't take long for her to realize the contractor wasn't doing her any favors. We got the job done for $161,000 by another contractor she chose.

Why use us?

* We have a 99.99% client approval rating by our clients and many use us over and over again.

1) We have more experience than the competition. 23 years and counting. That is the year consultants were created.

2) We provide a bid within a few days while others may not provide a bid at all, or worse yet, wait for the contractor to bid the job first.

3) You might say "we wrote the book on it". You can order it here.

4) We typically save our clients many times our fee.

5) We provide allot more than the competition for our fee. We also fill out most of your lender required forms to save them time underwriting your loan.

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   Mike's 203k Blog

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Buyers - Call us for your 203k consultation, we should be the first inspector on your project to insure your contractor(s) are looking at the entire scope of work.

So many times the lender will get you out there with contractors and you will tell one everything you want to do, then the next one, you'll think of something else you want to do, and then you finally get around to calling us and we find things you didn't know you had to do and the contractors all have to rebid those new things.

The fastest way to close your 203k loan is to use a team and get us out there FIRST.  



Low interest construction money for owner occupants AND investors is now available
nationally. Up to $3,000,000.

Yes, we said investors too, call for more info




Our latest software for consultants & contractors

This version is loaded with new features, more forms, & has our proprietary system for recapturing the Limited 203k business for our consultant clients and trainees.

Want the best of all worlds - get all of our marketing strategies, training aids, and we'll help you market YOUR business in YOUR town by being one of our business partners.

Remember that when you purchase our software you own the license and there is no annual fee or charges per report. You can do as many reports as you like with no additional fees paid to us.

There are lots of areas still open but we do restrict the number of "remote offices" available in a marketing area. Be better than the rest by joining the company that prides itself on "Providing more than our clients expect"

                          Sell those fixers faster, any condition

Asset Managers

Move your listings FASTER

Why not move your listings faster than your competition. We have home buyers looking to purchase your fixers as well as financing for investors. Our lenders can close in 30-45 days and some in 21-30 days for owner occupants.

That's is the name of the game isn't it?

Actually it all comes down to KNOWING what it will cost to make the repairs in THIS home. If you have a "fixer" you are trying to sell and you have identified the cost to cure or make the necessary repairs then you have a salable home again.

No one wants to step into the unknown particularly a "first time home buyer" get your bank to cut loose with a little money to have us do a "feasibility analysis" which will identify the cost to make the repairs

1) to bring this home up to the Minimum Property Standards and

2) a second feasibility analysis to bring this this home to a "typical" upgraded condition would give you that competitive advantage but not absolutely necessary.

By doing these two feasibility analysis I can assure you that your "hard to sell" homes will be easier to sell, will sell faster, and the buyers will have more information about YOUR listing than any of the other asset managers properties and therefore Yours sell faster.

I know most of you are selling 500-1,000 homes per year but as greedy as you can be, wouldn't you like to sell another 250-500 on top of that? By the way, you would be doing your employer a service by getting the "hard to sell" properties off their books faster as well. Everyone wins !

Who can do a feasibility analysis? That is easy, every FHA 203k consultant can do them. They don't all want to do them but FHA says if you are a consultant you MUST offer that service.

What does it cost for this service? I can't speak for other consultants on this issue but we have a set fee of $350 for the first unit on a project & $100 each for units 2-4.

Then if you order the "Enhanced feasibility report" at the same time we will do both of them for a flat $500 for the two for a SFR plus $100 per unit for units 2-4. 

Some of the agents who handle lots of REOs for asset managers are finding that even if they pay the fee they move many more houses and that is what they are supposed to do.

How to become a 203k Consultant - HUD

If you are wondering what you could do to enhance your existing home inspection or contracting business or start one from scratch, this may be just what the doctor ordered.

Home Inspectors, contractors, and architects are already there. You already have the knowledge base in your arsenal.

We fill in the gaps by offering you 203k consultant training. You may have the construction background to qualify even if you don't have one of these credentials.

Our 203k training package takes you to the next level. We have trained hundreds of 203k consultants nationally since 1995 and continue to do so today.

We not only teach you about the 203k loan program but "how to" conduct the 203k consultation.

We show you how to make the bid specifications so all the contractors who may bid on your project are bidding apples to apples.

A poorly written specification results in allot of headaches during the process. While a well written specification takes the drudgery out of it and makes it easy to provide the draw inspections.

We have completed thousands of projects and our software for consultants is designed to keep you and your lender out of trouble.

The contracts we provide are HUD recommended and come as part of our 203k software or 203k consulting software, whichever you may choose to call it.

We typically call it 203k software as we have designed it to handle several other similar products as well. If you are doing a HomeStyle®Renovation Mortgage by FannieMae you just click on a button and all the forms will be populated with their name instead of 203k pertinent data.

Similarly Wells Fargo has their own rehab program, just a click of a button and your forms are populated with their information.

In addition some of the lenders have forms unique to them which are added this same easy way... just a click and you have it.

Now the kicker

- 15 CE Credit for our course with ASHI and CREIA

203k Lenders will love that you use our 203k software and have take our 203k training as our software will provide the lender with 100% of everything they need to add to their 203b paperwork to make it a 203k.

This includes a MMW (Maximum Mortgage Worksheet). While the MMW is a form that the lender is required to fill out, all they have to do it take your numbers and insert them on their form and it is done for them.

If you have a lender who takes our "203k training" we will extend your 203k consulting software to them as well and unlock it on your behalf so they can take the file electronically and then they can adjust the numbers if needed before they print the MMW for themselves.

We enjoy assisting you as you take off on this 203k journey and are happy to take your emails and answer any questions that we can to help make your business more profitable and enjoyable for you.

You can always reach us at info@203kOnLine.com.

                                 The Mike Young Team
That is correct... Your very own "in house" consultants so you get to schedule them.
We can provide this service anywhere in the country, wherever the need exists.
We train investors to create bid specs, and provide them the owner/contractor contract that will keep them out of court...go to our.203k training course above.


I've always looked at the 203k as a team sport, even when I first got involved with it. When we put out our audio tapes in 1998 we even discussed it.

You are only as good as your 'team' in any case. If your consultant can't write a good report, the lender won't have much to work with and on the other hand if the lender can't get the loan closed it doesn't matter how good the 203k consultant writes the report. T

his is true of the rest of the team as well. Your teams each should have a Lender that can close an FHA loan, even a 203b quickly.

Our trained 203k consultants will provide 100% of the 203k portion so the lenders can take our MMW and use it to help them fill out their form... it is their responsibility but we try to make it easier for them.

If we all do our part of the project and then pass the baton to the next team member this frees us up to get the next project started.

Example: A 203k loan may begin anywhere by any one of the team members. We quite often get calls from our websites or the HUD website from a borrower... we immediately asses the situation and more than likely we'll send them to a lender to get that process started.

They may already have a property, that is okay, we still need to get that lender take on the borrower to be sure they are credit worthy. Not wanting to waste time or the borrower's money we need to verify they have the ability to get the 203k loan going.

If they don't have a property then we suggest a realtor or agent to help them find one in a neighborhood of their choosing.

We may actually start consulting to determine what type property they might want. There are several possibilities in this realm.

Once they locate a property suitable for their needs we set up a 203k consultation and inspect the property to create the 203k bid specifications.

Once those 203k specs are complete the borrower should look them over to be sure everything looks like they want it. Then they go to the lender.

The lender takes the 203k specs and provides that information to the appraiser and the appraisal is completed with an 'after improved' value. Once we reach this point the loan should close within a week or so typically.

Once the loan closes the borrower needs to get that information to the contractor so they can get that project in their schedule.

This is an important step as this is the only way the contractor has of learning the loan has closed.

They have up to 30 days to get their first draw inspection but in most cases they will have someone start long before that. In many cases they will start within a few days of your closing the loan.

Go to the "Procedure Link" at the left side of this page near the top to see where to go from here or to place an order go to www.my203kconsultant.com or order here

Mike Young, 203k Consultant

PMB 168, 5055 Business Center Drive, Ste 108. Fairfield, CA 94533


Cell phone 1.704.451.1599

Be part of our network of consultant partners, maybe we should talk about it.

We look forward to helping you build your 203k business.

Know that this is much more than just 203k, you will be trained in all renovation loan products that you can also consult on.

You will have access to our marketing materials and power point presentations to increase your "Referral Partner" Base too.

We have referral partners that provide a considerable amount of work for us in the FHA 203k loan program.

We'll show you a way to finance 80% of the pool repairs or even add a swimming pool to a home that doesn't have one.

Lender Training

Now available. Be the best you can be. We'll show you how to provide the best possible service, help you with your Quality Control program, getting you set up right in the beginning can make all the difference in your success or failure with the FHA 203k.

Did you know the lender is REQUIRED to choose the consultant yet we see borrower's changing that assigned consultant now and again. We'll even show you what works and what works better with your marketing efforts.

Why spend a lot of money on things that we already know "doesn't work" marketing the FHA 203k loan program is so simple that most won't do it, thinking it is so easy it won't work... we prove it works, every time, If you want more loans this simple and inexpensive technique works wonders.

Call for an estimate tailored to your needs

1.707.812.7668 ask for Mike

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