Answers by Tammy Garling

Yes 👍 — I would be happy to help you here in Michigan. My name is Tammy Garling, and I am an Associate Broker with Key Realty in Delta County, Michigan. I work with many buyers, including first-time homebuyers, and I would be glad to guide you through the home-buying process from start to finish. Getting pre-approved through your bank is the perfect first step. Sellers typically require a pre-approval letter before accepting an offer because it shows you are qualified to purchase a home. Documents You’ll Usually Need for Pre-Approval Most lenders will ask for: Identification Driver’s license or passport Social Security number Income Verification Pay stubs from the last 30 days W-2 forms from the past 2 years Tax returns (especially if you are self-employed) Financial Information Bank statements from the last 2–3 months Retirement or investment account statements A list of debts (credit cards, car loans, student loans) Employment History Employer information for the past 2 years What Happens After You’re Pre-Approved Once you have your pre-approval letter, we can begin looking at homes that fit your price range and needs. The process typically goes like this: Get pre-approved Start looking at homes Write and submit an offer Complete inspections and appraisal Final loan approval Closing day and getting the keys I can also connect you with trusted local lenders and help you explore first-time homebuyer programs in Michigan, including possible down payment assistance. If you would like help getting started or have questions about what you’re looking for in a home, feel free to reach out. You can call or text me anytime up until 10 p.m. Eastern Time, and I would be happy to help. Thank you, Tammy Garling Associate Broker Key Realty – Delta County, Michigan

Feeling pressure from friends and family when you’re ready for a change is very common. The truth is, whether selling is the right move depends on your personal goals and financial situation, not what others think. Here are a few things to consider so you can make a confident decision. 1. Your Equity Position After 8 years of ownership, many homeowners have built a good amount of equity. If your home has appreciated and you’ve paid down the mortgage, selling could give you a strong down payment or cash in hand for your next move. 2. Your Current Interest Rate One reason people hesitate to sell right now is interest rates. If your current mortgage rate is very low, your next loan may be higher, which could mean a larger monthly payment. However, if your next move improves your lifestyle—whether it’s location, space, or convenience—the financial tradeoff may still be worth it. 3. Selling Costs Typical seller costs can include: Real estate commissions Closing costs Possible repairs or concessions after inspection A knowledgeable agent can provide a Net Seller Proceeds Estimate before you list so you know exactly what you may walk away with. 4. Taxes If the home has been your primary residence for at least two of the last five years, you may qualify for the capital gains tax exclusion—up to $250,000 for single filers or $500,000 for married couples—which means many homeowners pay little to no tax on their profit. 5. Lifestyle Matters Too Finances are important, but so is your quality of life. Many homeowners choose to sell because they want a different location, less maintenance, a larger home, or simply a change. A Helpful First Step Instead of guessing, it’s helpful to get a market analysis and net proceeds estimate so you can clearly see what your home may sell for and what you could potentially walk away with. My name is Tammy Garling, and I am a licensed real estate professional with over 25 years of experience. I am licensed in Florida, and I would be happy to help guide you through the selling process, answer questions, and provide you with the information you need to make the best decision for your situation. Feel free to reach out anytime if you would like to talk about your options. Tammy Garling Licensed Realtor – Florida

If you’re selling a home and expecting to walk away with equity, it’s good to understand how the closing process works and what happens with that money. Here’s a simple breakdown of what to expect: 1. Accepting an Offer Once you accept an offer, you and the buyer sign a purchase agreement. The buyer will usually complete inspections, appraisal, and financing during the contingency period. 2. Title Work and Closing Preparation A title company or closing attorney will: Verify ownership and check for liens Prepare the closing documents Calculate the final settlement statement (ALTA or Closing Disclosure) 3. Paying Off the Mortgage At closing, the title company will: Pay off your existing mortgage Pay any property taxes, commissions, or other liens Deduct closing costs 4. Your Equity Your equity is the difference between: The sale price Minus mortgage payoff and closing costs The remaining amount is your net proceeds. Example: Sale price: $300,000 Mortgage payoff: $180,000 Closing costs & commissions: $25,000 Equity you receive: $95,000 5. Receiving Your Money After closing: The title company usually wires the funds to your bank or provides a cashier’s check This typically happens the same day or within 24 hours depending on the state and lender 6. Things Sellers Should Know Realtor commissions are usually 5–6% (split between agents) You may owe capital gains tax if it’s not your primary residence If it is your primary home, many sellers qualify for a capital gains exclusion ($250k single / $500k married) Plan where your funds will go if you're buying another home 7. Costs Sellers Often Forget Title insurance Transfer taxes (depending on the state) Repairs negotiated after inspection Prorated property taxes or utilities

Here’s a *real‑world estimate of the value of a 1985, 16×100, 2‑bed, 1‑bath mobile home (home only – no land) in the Highland, Florida area (prices vary by condition, age, and market): 🏡 Typical Value Range (Florida, used mobile homes without land) Low end (older, needs work): ~$10,000 – $25,000 Smaller or older single‑wide listings in central Florida show prices in the teens to low‑20s. Mid range (average condition): ~$25,000 – $45,000 Many used single‑wide mobile homes 1980s‑era list in this range statewide. Higher end (well‑kept, updated): ~$45,000 – $70,000+ Homes with upgrades, good flooring, kitchen/bath updates, etc., can list higher. 👉 Industry averages suggest a used mobile home without land averages around $70,000‑$123,000 statewide, but that includes some newer or larger models — older single‑wides like a 1985 model typically will be below the statewide average. 📍 What affects the price Condition & updates (new flooring, roof, kitchen, fresh paint = higher). Park vs. private placement: Homes in mobile home parks with lot rent may sell cheaper because the buyer continues to pay lot rent. Local demand: Smaller local markets in central/polar Florida areas tend to command lower mobile home values than larger metro areas. 📊 Rough valuation for your specific home (1985, 16×100, laminate, open plan) Given age and features, and assuming fair condition (functional flooring, livable interior, no major structural issues): Estimated range: ~$20,000 – $55,000 At the lower end if it needs repairs, updates, or is in a park with lot rent. At the higher end if it’s been maintained/upgraded and is move‑in ready. 📅 Important note Since mobile homes without land typically depreciate over time (unlike houses on land), they often behave more like used vehicles in terms of value. Most of the price is tied to condition, upgrades, and local demand rather than age or original cost. If you want, I can help build a quick comparable market analysis using current listings in Highland, FL or nearby Highlands County so you get a more precise price range — just let me know!

🏡 Buyer Overview — Florida Home Search with Foreclosure Potential Client Goals ✔ 3–4 bedrooms ✔ Finished living space that feels open and spacious ✔ Basement or lower level (where feasible in Florida) ✔ Nice backyard / outdoor space ✔ Interest in foreclosure or distressed property opportunities 🔍 1. How to Find Foreclosure Properties in Florida Work Through the MLS First As a licensed agent in Florida, you can set up custom MLS searches to include: Foreclosure / Bank‑Owned (REO) listings Pre‑foreclosure / short sale opportunities Properties with keywords like “as‑is,” “needs TLC,” or “distressed” Only agents have full MLS access and can set automated alerts for these types of homes. Public Records & Auction Sales County clerks and courts publish foreclosure calendars and auction listings. These lists show addresses going to sale and dates — great for early discovery. Foreclosure‑Specific Sites Use platforms that specialize in distressed properties or auctions (e.g., Auction.com, Xome, Foreclosure.com) — keep in mind some require paid accounts. 🧠 2. Important Things for Your Buyer to Know ⚠️ Foreclosed Homes Sell “AS‑IS” Foreclosures and auction properties often come with no seller repairs — buyers must be prepared for potential repair costs, which can be significant, especially if the home has been vacant. 📝 Due Diligence Is Critical Inspections: Highly recommend professional home inspections (especially on REO bank‑owned properties). Title Search / Insurance: Ensure clear title or be aware of lingering liens (e.g., HOA dues, taxes, or code enforcement fines can survive foreclosure). 🏦 Financing Considerations Auction purchases typically require cash at closing and very quick payments. REO bank‑owned properties can often be financed with conventional, FHA, or VA loans, making them more accessible for most buyers. Consider renovation loans like FHA 203(k) if the home needs major work. 📍 3. Florida‑Specific Considerations 🛠 Condition & Location Properties that have been unoccupied may have water damage, mold, pest issues, or outdated systems like plumbing and electrical. 🏡 Basements in Florida Traditional basements are uncommon in most of Florida due to high water tables. Many lower‑level spaces are engineered crawlspaces, garage conversions, or daylight basements in specific higher‑elevation areas (e.g., parts of northern or central Florida). Be prepared to discuss alternatives with your buyer. 📈 How You Can Help As Their Agent ✔ Set up tailored MLS searches based on their specific needs (location, bedrooms, lot size, open floor plans, foreclosure status). ✔ Provide daily alerts for new foreclosure/REO listings. ✔ Coordinate inspections, title searches, and financing options (traditional or renovation loans). ✔ Explain foreclosure risks, timelines, and bidding strategies if a property is at auction. ✔ Advise on market comparables and pricing strategy, especially for distressed properties. 👍 Helpful Tips for Your Buyer Have pre‑approval or proof of funds ready before making offers. Attend inspection and walkthroughs when possible. Be aware foreclosure deals require more due diligence than traditional listings. Set realistic expectations on condition and repairs. Thank you Tammy Garling