If you currently have an FHA loan, you may have heard about the FHA Streamline Refinance—a simplified refinance option designed to make lowering your interest rate fast and easy.
But is it the right move for you?
Let’s break it down in plain language so you can make a confident decision and have an understanding of the program’s pros and cons.
What Is an FHA Streamline Refinance?
The FHA Streamline Refinance is a special program from the Federal Housing Administration that allows homeowners with an existing FHA loan to refinance without the typical hassle. Here’s why people love it:
✅ No appraisal required – Your home’s current value doesn’t matter. ✅ Minimal documentation – Less paperwork than a traditional refinance. ✅ Fast process – In many cases, it can close in as little as 30 days.
The main goal? To help homeowners take advantage of lower interest rates and reduce their monthly payments without jumping through all the usual hoops.
Who Qualifies for an FHA Streamline?
To be eligible, you need to meet a few basic guidelines:
You must already have an FHA-insured mortgage.
You need a history of on-time payments. Generally, the last 6 months should be current.
Your new loan must have a net tangible benefit. That means it should lower your payment or move you to a more stable loan (like from an ARM to fixed).
One more important note: You cannot take cash out with this refinance. If you’re looking for cash from your equity, there are other options we can discuss.
What About the Appraisal?
No appraisal is usually required—which is a huge benefit if your home’s value hasn’t skyrocketed or if the market is soft. As long as you meet the payment history requirements and the loan has a net tangible benefit, you’re good to go.
What Are the Downsides?
Like any loan, there are trade-offs. A few things to keep in mind:
Mortgage insurance stays – If you have an FHA loan, you still have MIP (Mortgage Insurance Premium).
Not for cash-out needs – This is a “payment-saving” refinance only.
Closing costs still apply – Even though they can be financed, there are costs involved.
How Long Does It Take?
In most cases, FHA Streamline Refinances close in 30 days or less. That’s significantly faster than a traditional refinance because there’s less documentation and no appraisal to slow things down.
Is It Right for You?
If you: ✔ Have an FHA loan ✔ Want a lower payment ✔ Don’t need cash-out ✔ Like the idea of a quick and easy process
…then the FHA Streamline Refinance could be a perfect fit.
Ready to See Your Savings?
Every situation is different, so let’s crunch the numbers together.
If an FHA Streamline Refinance can help you lower your payment, reduce your interest rate, and keep more money in your pocket, we’ll find out together!
Let’s dive into a timely economic topic that’s buzzing in real estate circles: how potentially overstated inflation figures could pave the way for favorable conditions in the housing market, especially with the Federal Reserve’s upcoming meeting on September 17, 2025.
This is particularly relevant for real estate agents guiding clients, buyers eyeing their dream home, and sellers looking to capitalize on improving market dynamics.
Let’s break it down step by step, drawing from recent analysis by MBS Highway and current market data.
The Inflation Disconnect: BLS Data vs. Real-Time Reality
Inflation metrics like the Consumer Price Index (CPI) and Personal Consumption Expenditures (PCE) are key drivers of Federal Reserve policy, influencing everything from interest rates to mortgage affordability. But here’s the catch: these official numbers might be painting an overly pessimistic picture due to methodological quirks.
According to a recent MBS Highway snippet, Zillow’s Observed Rent Index showed blended rents decelerating to just 2.6% year-over-year in July— a clear sign of cooling in the rental market. In contrast, the Bureau of Labor Statistics (BLS) relies heavily on imputed data, such as Owners’ Equivalent Rent (OER), which stood at 4.1% in their calculations. OER essentially estimates what homeowners would pay if they rented their own homes, but it’s based on surveys and guesswork rather than real-time transaction data.
When you adjust the Core CPI using Zillow’s more granular, market-based figures and apply the appropriate weightings (shelter costs make up about a third of CPI), the inflation reading drops significantly.
MBS Highway estimates Core CPI is overstated by 0.5%, meaning it would clock in at 2.6% instead of the reported 3.1%. Similarly, Core PCE— the Fed’s preferred gauge— is overstated by 0.2%, landing at 2.6% rather than 2.8%. These adjustments even account for external factors like tariffs, which add some upward pressure but are hard to quantify precisely.
The bottom line? The BLS’s use of lagging, imputed data could be inflating perceptions of economic heat. If policymakers shift toward real-time sources like Zillow’s index, we might see a more accurate (and lower) inflation narrative.
Fed Rate Cuts on the Horizon: What It Means for Real Estate
This discrepancy matters because it directly ties into the Fed’s actions. With inflation appearing stickier than it might actually be, the Federal Open Market Committee (FOMC) has been cautious. However, markets are now pricing in a strong likelihood of a 25-basis-point rate cut at the September 17, 2025, meeting— with over 85% odds according to CME FedWatch data.
Economists from firms like J.P. Morgan and Nomura have brought forward their forecasts, expecting this cut amid signs of a softening labor market and broader economic cooling.
Lower federal funds rates typically translate to reduced mortgage rates, making borrowing cheaper. If the Fed acknowledges that inflation is lower than BLS figures suggest (perhaps influenced by real-time data), we could see even more aggressive easing.
This is a game-changer for the real estate sector, where high rates have sidelined many participants in recent years.
Rising Inventory: A Buyer’s Market in the Making
Compounding this opportunity is the steady improvement in housing inventory. As of July 2025, active listings nationwide reached over 1.1 million— up 28.9% year-over-year in June and continuing to surge.
Regions like the West and South are seeing the biggest gains, with increases of 32.5% and 25.4%, respectively. This shift toward pre-pandemic levels means more choices for buyers, potentially easing price pressures and creating negotiating leverage.
For real estate buyers: If Zillow’s rent data proves more reflective of true shelter costs, corrected inflation could accelerate rate cuts, lowering your monthly payments.
With inventory climbing, now’s the time to lock in a property before competition heats up. Imagine securing a low-cost mortgage that fits your long-term goals— building equity and wealth for generations.
For sellers: More buyers entering the market due to affordability improvements could mean quicker sales and stronger offers. But don’t wait too long; as inventory grows, the balance might tip further toward buyers.
For agents: Educate your clients on these dynamics. Highlight how overstated inflation might be holding back rate relief, and position September’s Fed decision as a pivotal moment. Tools like Zillow’s real-time insights can help demonstrate market realities beyond official stats.
Seizing the Moment: How I Can Help
As The Lending Coach, I’m all about transparency and tailoring solutions to your needs.
Whether you’re a first-time buyer in Arizona, or an agent partnering on deals in California, let’s chat about how a potential rate cut could work in your favor.
The blog postings on this site represent the positions, strategies or opinions of the author and do not necessarily represent the positions, strategies or opinions of Guild Mortgage Company or its affiliates. Each loan is subject to underwriter final approval. All information, loan programs, interest rates, terms and conditions are subject to change without notice. Always consult an accountant or tax advisor for full eligibility requirements on tax deductions.
When you start exploring real estate investing, you’ll likely hear about a variety of lease structures—gross leases, modified gross leases, and triple net leases, just to name a few.
One that often gets overlooked, especially among newer investors targeting 1 to 4 unit residential properties, is the triple net lease, commonly abbreviated as NNN lease.
While traditionally associated with commercial properties, the principles of NNN leases are starting to show up in more residential-style investments, especially for investors looking to minimize day-to-day management and stabilize income.
What is a Triple Net Lease?
A triple net lease is a leasing agreement where the tenant agrees to pay three key expense categories in addition to the base rent: property taxes, insurance, and maintenance.
In other words, the tenant assumes much of the financial responsibility that landlords typically carry.
This structure reduces the landlord’s operational costs and creates a more predictable income stream, making it especially appealing to hands-off investors or those scaling their portfolio.
Check out this link to see the specifics of Real Estate Agent Linda Gerchick’s triple net property…
Why Target a NNN?
For investors who are considering small multifamily homes, duplexes, or even single-family rentals with long-term tenants—an NNN-style lease can offer significant advantages.
While residential leases typically operate under a gross rent structure, savvy investors can negotiate lease terms that emulate the NNN model.
A “Hands-Off” Approach
For example, in a long-term rental agreement with a single tenant, you might stipulate that the tenant handles all utilities, landscaping, minor maintenance, and even a portion of taxes or insurance through structured rent increases.
One of the primary benefits of this structure is reduced landlord responsibility.
You’re no longer on the hook for that leaking water heater or the rising property tax bill—those costs are built into the lease.
This can significantly decrease the time and stress associated with managing rental property, freeing you up to focus on acquiring more assets or simply enjoying passive income.
Steady Cash-Flow
Another powerful benefit is predictable cash flow. With fewer surprise expenses coming out of your pocket, the net income from your property becomes easier to forecast.
That predictability is crucial for financial planning and is especially attractive to real estate investors using leverage (i.e., a mortgage) to finance their purchases.
Knowing your fixed monthly income simplifies budgeting for mortgage payments, reserves, and future property improvements.
A Great ROI
In addition to predictable income, triple net leases can also lead to higher returns on investment over time.
When tenants take care of minor repairs and routine upkeep, you’re not only saving money in the short term—you’re also reducing long-term capital expenditures.
That preservation of the property’s condition helps protect and even enhance your asset’s value.
The Best Tenants
This model also tends to attract high-quality tenants.
Tenants willing to take on NNN-style responsibilities usually value stability and take greater pride in the property, leading to longer lease terms, fewer vacancies, and less wear and tear.
For residential investors, this could mean fewer turnover costs, lower vacancy risk, and a smoother long-term experience overall.
How The Lending Coach Can Help
For investors working with me as their mortgage coach, this strategy aligns well with long-term wealth-building goals.
Lower expenses, steady cash flow, and less hands-on management mean you can scale your portfolio more quickly and focus on the bigger picture—whether that’s financial freedom, early retirement, or building a legacy for your family.
Pairing the right financing strategy with the right lease structure can be a game-changer.
I’d be glad to coach you through structuring your financing and put you in touch with real estate agents like Linda Gerchick who can make sure your investment works for you—not the other way around.
The blog postings on this site represent the positions, strategies or opinions of the author and do not necessarily represent the positions, strategies or opinions of Guild Mortgage Company or its affiliates. Each loan is subject to underwriter final approval. All information, loan programs, interest rates, terms and conditions are subject to change without notice. Always consult an accountant or tax advisor for full eligibility requirements on tax deductions.
If you’re carrying student loan debt and dreaming of owning a home, you’re not alone—and you’re certainly not out of luck.
One of the biggest myths I hear from first-time buyers is that student loans automatically disqualify them from getting a mortgage.
The truth is, buying a home with student loan debt is absolutely possible. In fact, I’ve helped many clients just like you navigate the process successfully.
With the right plan, a little guidance, and a mortgage coach in your corner, you can turn the dream of homeownership into a reality—even with those loan balances hanging around.
How Does Debt Impact Eligibility?
Let’s start by addressing the elephant in the room: student debt does impact your mortgage eligibility—but not always in the way people assume.
Lenders don’t just look at your loan balance; they’re far more focused on your monthly payments and how they fit into your overall debt-to-income ratio (DTI).
This ratio is simply a calculation that compares your monthly debts (including student loans, car loans, credit cards, and your future mortgage payment) to your monthly income.
Most loan programs have DTI limits, but if your payments are manageable and you’ve got steady income, qualifying is often well within reach.
Student Loans in Deferment
Now here’s where it gets interesting: even if your student loans are in deferment or income-based repayment (IBR), there are options.
For example, FHA loans use a standardized 0.5% of the loan balance if there’s no payment reported—or they’ll use the actual IBR payment if it’s fully documented.
Conventional loans through Fannie Mae or Freddie Mac often allow you to qualify using the lower actual IBR payment, which can make a huge difference. Each loan program treats student loans a bit differently, and knowing how to match the right loan to your financial profile is key.
That’s where smart mortgage coaching really comes into play.
Credit Score and Financial Health
Aside from loan program guidelines, your credit score and overall financial health also matter. The good news?
Making consistent student loan payments over time can actually help your credit score. If your credit needs some TLC, don’t worry—that’s something I help clients with regularly.
Sometimes just a few small tweaks can raise your score enough to improve your rate or open up better loan options. We can review your credit report together and come up with a strategy that puts you in a stronger position.
Other Options
Another way to improve your chances is to lower other monthly debts or increase your income—two things that can quickly shift your DTI in the right direction. This could mean paying off a small car loan or credit card, picking up a side hustle, or even getting a co-borrower involved if it makes sense.
Remember, every situation is unique, and that’s why working with someone who takes the time to understand your goals makes all the difference.
Don’t Do It By Yourself – Get Expert Advice
One thing I always stress with my clients is this: don’t try to “figure it all out” on your own. The mortgage process can feel overwhelming, especially when student loans are part of the picture—but it doesn’t have to be.
My job as The Lending Coach is to break things down clearly, help you understand your options, and walk you through a plan that fits your life and your timeline. There’s no pressure—just clarity, strategy, and support.
So, if you’ve been holding off on buying a home because of your student loans, now is the time to take a fresh look. You might be closer to qualifying than you think.
You can connect with me here – so we can review your full financial picture and create a custom plan to move you forward. You absolutely can build wealth through real estate—and student debt doesn’t have to hold you back.
The blog postings on this site represent the positions, strategies or opinions of the author and do not necessarily represent the positions, strategies or opinions of Guild Mortgage Company or its affiliates. Each loan is subject to underwriter final approval. All information, loan programs, interest rates, terms and conditions are subject to change without notice. Always consult an accountant or tax advisor for full eligibility requirements on tax deductions.
As a potential home buyer, investor, or real estate professional, understanding inflation is critical to making informed financial decisions.
As The Lending Coach, I’m committed to helping my clients in Arizona and California build generational wealth through smart mortgage strategies.
One tool gaining attention in the economic landscape is Truflation, a blockchain-based, real-time inflation index that claims to offer a more accurate and timely alternative to the traditional Consumer Price Index (CPI) reported by the Bureau of Labor Statistics (BLS).
In this post, I’ll explore what Truflation is, evaluate its reliability compared to BLS data, and discuss how borrowers, investors, and real estate agents can leverage this metric to spot market opportunities.
What is “Truflation”?
Truflation is a decentralized, blockchain-based platform that tracks inflation in real time, using over 18 million data points from more than 60 data providers.
Unlike the BLS CPI, which relies on a fixed basket of goods and services and is updated monthly with a 45-day lag, Truflation pulls daily price data for a wide range of consumer goods and services. This allows it to reflect current market conditions more dynamically.
Truflation’s methodology is transparent, auditable, and market-driven, aiming to address perceived shortcomings in traditional inflation metrics, such as outdated frameworks and subjective adjustments.
For example, posts on X have highlighted Truflation’s advantages, noting its use of 15 million data points compared to the BLS’s 80,000, and its real-time updates versus the BLS’s delayed reporting.
Additionally, Truflation avoids “black box” methodologies and centralized control, making it an appealing alternative for those seeking economic transparency.
Is Trueflation More Reliable Than BLS CPI?
The BLS CPI, while widely used, has faced criticism for its limitations. The CPI framework, last significantly updated in 1999, may not fully capture the realities of today’s economy, where e-commerce, electric vehicles, and other modern factors play significant roles.
For instance, the CPI uses “hedonic adjustments” to account for quality improvements, which introduces subjectivity and can understate inflation’s impact. Additionally, the CPI excludes asset prices like real estate and stocks, potentially missing key drivers of wealth and cost-of-living changes.
Truflation, by contrast, offers several advantages:
Real-Time Data: Truflation updates daily, providing a near-instantaneous view of price changes, while BLS data lags by weeks. This timeliness can be crucial for anticipating market shifts.
Granular and Transparent: With millions of data points and an auditable blockchain framework, Truflation reduces reliance on subjective adjustments and centralized control.
Correlation with CPI: Despite its differences, Truflation’s inflation measurements have shown a high correlation (0.97 to 0.99) with headline CPI since the Federal Reserve began tightening monetary policy, suggesting it’s a credible alternative.
However, Truflation is not without challenges. Its lack of seasonal adjustments and reliance on actual prices without imputation may lead to volatility in its readings.
Additionally, as a newer metric, it lacks the long-term track record and institutional acceptance of the BLS CPI, which remains the Federal Reserve’s primary reference for monetary policy. While some X users argue Truflation is “way more accurate than the market,” its reliability depends on the context and use case.
As The Lending Coach, I specifically value transparency and accuracy, and Truflation’s approach aligns with my commitment to honesty and understanding of my clients’ needs.
While the BLS CPI remains the standard, Truflation’s real-time insights offer a compelling complement for those navigating fast-moving markets.
Market Opportunities for Borrowers and Real Estate Agents
For borrowers, investors, and real estate agents, Truflation’s real-time data can provide a competitive edge in identifying market opportunities, particularly in the housing market. Here’s how:
For Borrowers
Anticipating Interest Rate Trends: Truflation’s ability to signal inflation trends earlier than the BLS CPI can help borrowers anticipate Federal Reserve actions. For example, a post on X noted that Truflation identified a disinflationary trend in December 2024, ahead of the BLS’s confirmation. If Truflation indicates rising inflation, borrowers may want to lock in fixed-rate mortgages sooner to avoid higher interest rates. At Efficient Lending, we guide clients to secure favorable terms early, ensuring affordability in an inflationary environment.
Leveraging Fixed-Rate Mortgages: Inflation benefits borrowers with fixed-rate mortgages, as future payments are made with “cheaper” dollars. Truflation’s real-time insights can help borrowers time their applications to capitalize on this dynamic before rates rise.
Wealth-Building Opportunities: Real estate is a proven hedge against inflation, as home values often rise faster than the CPI. Truflation’s data can help borrowers identify periods of accelerating inflation, signaling a strong time to invest in property to build long-term wealth.
For Real Estate Agents and Investors
Market Timing: Truflation’s daily updates allow agents to spot inflationary trends that could affect housing demand and pricing. For instance, if Truflation signals rising inflation, agents can advise clients to act quickly before higher mortgage rates reduce affordability.
Rental Market Insights: During inflationary periods, rental prices tend to rise due to increased demand and limited supply. Truflation’s granular data can help agents identify markets where rental demand is surging, enabling them to guide investor clients toward high-return opportunities.
Client Education: Agents can use Truflation’s transparent data to educate clients about market conditions, building trust through clear, data-driven advice. This aligns with Efficient Lending’s value of explaining the nuances of mortgage and real estate decisions to empower clients.
Recent Results and Context
As of July 2025, Truflation reported a U.S. inflation rate of 1.82%, compared to the BLS CPI’s 2.7% for the 12 months ending June.
This discrepancy suggests Truflation may detect deflationary or disinflationary trends faster than the BLS, potentially giving borrowers and agents an early warning to adjust strategies.
For example, a lower Truflation rate could signal a window to secure lower mortgage rates before the market catches up.
How The Lending Coach Can Help
I believe in building lasting relationships based on trust, transparency, and education.
Whether you’re a borrower looking to secure a mortgage that fits your unique needs or a real estate agent seeking to guide clients through a dynamic market, I’m here to help.
By staying informed about tools like Truflation, I can provide timely advice to help you capitalize on market opportunities and build generational wealth through real estate.
The blog postings on this site represent the positions, strategies or opinions of the author and do not necessarily represent the positions, strategies or opinions of Guild Mortgage Company or its affiliates. Each loan is subject to underwriter final approval. All information, loan programs, interest rates, terms and conditions are subject to change without notice. Always consult an accountant or tax advisor for full eligibility requirements on tax deductions.
Thomas Eugene Bonetto
Mortgage Loan Originator
NMLS: 1431961
About The Coach
Tom Bonetto has been helping his customers and players achieve their best for nearly 30 years. His goal is to provide both a superior customer experience and tremendous value for both his business associates and his players alike.
The views expressed are my own and do not necessarily reflect those of Starlight Mortgage.
