Refinancing a mortgage without a job is brutally difficult. Once you lose your stable W2 income, you become dead to banks. Please refinance your mortgage before quitting or negotiating a severance please!
Once you leave your day job, you become dead to banks. Lenders need to see at least two years of qualified income to even consider lending to you.
I’ve been fortunate over the past 20 years to refinance multiple properties, multiple times. Economic Armageddon and easy monetary policy by the Fed is literally saving me hundreds of thousands of dollars in interest expense.
To experience a recovery in stocks and real estate while also being able to lower my mortgage is amazing. However, things are much dicier now. Let me share a mortgage refinance experience without a job several years ago. I’ll teach you how to refinance a mortgage without a job.
The Journey To Refinance A Mortgage Without A Job
One year, my Citimortgage officer cold called me asking whether I’d like to refinance my 5/1 jumbo ARM down to 2.375%. Banks were giving up more margins to win business as competition heats up.
The move from my original 2.625% rat down to 2.375% was only a 0.25% decrease. Normally I wouldn’t waste my time for anything less than a 0.5% reduction. However, Citibank was offering to pay for all closing costs so I figured why not.
I’ve been through this song and dance so many times I’m willing to bear potentially 100 days of frustration to save some money. Refi as many times as possible. As an unemployed person, every dollar counts!
Refinancing A Mortgage With A Job Is Extremely Difficult
The aggressive Citibank cold caller turned out not to be a mortgage officer as he indicated, but a mortgage officer assistant. Being misled was the first sign I should have been wary.
The assistant spent about 10 minutes pitching to me why I should refinance with them as I scrubbed myself with bubbles in the tub ignoring everything he was saying. Of course I want to refinance for free. “Sign me up. When is your mortgage officer available to speak?” I responded after his speech.
“How about sometime Friday morning?” the assistant asked.
“Sounds good. Let me know when on Friday and I’ll make time.” I responded.
The assistant said he’d get back to me the next day (Thursday) with a time and we left it at that. At 4:55pm on Thursday I shot the assistant an e-mail because he still had not confirmed a time. He finally responded with a time of 10:30am Friday morning and I confirmed. During this conversation I told him I no longer had any W2 income. He said that’s fine and that he’ll get the mortgage officer to walk through different scenarios.
Come 10:30am on Friday morning I receive no call. Disappointing.
At 12noon I shoot the assistant an e-mail asking him to, “Call any time. Your guy is 1.5 hours late, but I will wait until eternity for his call.” I was pissed. I absolutely hate late people who don’t provide legit excuses. If you are going to cold call me with some offer, you better follow up and execute on your offer and not waste my time!
At 3pm, four and a half hours after the Citibank mortgage officer was supposed to call, I e-mailed the assistant a final disapproving follow up. Again, no response.
Mortgage Officer Ghosting Me
It’s been a week now and still NO RESPONSE. The assistant completely ignored me after first reaching out and setting up the call. Do you know why? It’s because when we confirmed the call on Thursday, I told him that I no longer have a paycheck. He and his mortgage officer at Citibank decided that I was not worth their time, even though they were the ones who reached out to me first.
I finally got a hold of him today and ripped him a new one. To be successful in business, you’ve got to look past the short term hurdles and build long term relationships. Such relationships blossom into potentially new opportunities over time.
Your long term relationships also tend to offer referrals for more business. He apologized and asked if we could try again, but I shut him down. I kept imagining how many more unpleasant encounters I’d gave with him over a 100 day mortgage refinance process and shuddered.
A Final Solution For Refinancing A Mortgage Without A Job
I ended up reaching out to my personal banker to follow up with another Citibank mortgage officer about this deal. This person followed up, checked my documents, looked up my credit score and my payment profile. The result? No refinance for me.
Without a W2 income, it doesn’t matter whether I have more liquid assets in the bank than the size of my mortgage, my monthly debt payment to income ratio was over 40%.
Citibank and other banks have a strict 40-45% D/E ratio that cannot be crossed nowadays. In the good old days you’d have folks coming in with stated income to allow them to borrow. In the new environment, banks check everything down to the last penny.
The interesting thing is that 44% of my mortgage payment is principal, but the bank still included my total payment (along with property tax and everything else) as part of my debt rather than just the interest portion.
Given I had low expectations, I wasn’t disappointed because I know the unemployed are dead to banks. I also didn’t want to potentially go through a 100 day mortgage refinance ordeal again like I did last Spring for 0.25%.
It sucks not to be able to save additional money, but what can I do except go back to work? In fact, that’s exactly what my mortgage officer somewhay smugly told me.
“Sorry we cannot go through with the refinance. Thanks Sam for your understanding! I’m sure we’re hiring. Check our career section, I’ll put a good word in for you.” said the mortgage officer.
What a nice guy. Perhaps going through one’s mortgage broker is a way to get a job at a bank!
How To Refinance A Mortgage Without A Job
1) Asset based mortgage refinance. If you do not have W2 income, banks may be able to do an asset based mortgage refinance. Let’s say billionaire Mark Zuckerberg retired, sold all his stock, and has zero income streams. A bank would figure out what level of assets they are comfortable with to allow for a mortgage refinance.
The problem with asset based mortgage refinances is that they are very rare and there is no standard for how much in assets a borrower needs to qualify. It’s up to you to ask for specifics. Also remember that if you have a jumbo loan, your bank likely still owns the loan as opposed to selling it off in the secondary market. When a bank owns a loan it has more flexibility to alter the terms.
2) Invite a loved one. If your income doesn’t qualify, you can invite a loved one to co-borrow with you to improve your debt to income ratio. Unless someone really loves you back and is utilizing the property, you are unlikely to convince anybody to share a mortgage loan with you, especially if the person doesn’t get added to the title.
However, this strategy is useful for couples who get married where one spouse has a preexisting home, wishes to refinance, but can’t qualify on his/her own for whatever reason. This is a chance to join financial forces to save money on mortgage interest and a whole lot of other things. Just don’t split up OK?
3) Utilize the internet. The internet has allowed for lenders to compete to offer the lowest rates. You can go through a mortgage broker or you can check the latest mortgage rates online for free.
I always check online before and after I get solicited by a bricks and mortar bank to make sure they are indeed giving me the lowest rate at the time. It’s like checking Amazon.com for the lowest price after you see something you like at the store. It’s a no brainer.
Refinance BEFORE You Quit Your Job
Now that you know refinancing a mortgage without a job is almost impossible, everyone needs to refinance their mortgage before they quit their jobs or retire.
If you have no job, you’re really only left with the three options above. The obvious fourth option is to get a job at least temporarily so you can refinance your mortgage. But who wants to work when we’ve got the magnanimous support of our government anyway?
I’m now more motivated than ever to improve my passive income streams in order to qualify for a mortgage refinance without having to work. My biggest fear is that by the time I’m able to earn enough passive income, interest rates will have already moved higher!
Invest In Real Estate More Strategically
Real estate is my favorite way to achieving financial freedom because it is a tangible asset that is less volatile, provides utility, and generates income. Stocks are fine, but stock yields are low and stocks are much more volatile.
The combination of rising rents and rising real estate prices builds tremendous wealth over the long term. Meanwhile, there are more ways to invest in areas of the country where valuations are lower and net rental yields are higher thanks to crowdfunding.
Take a look at my two favorite real estate crowdfunding platforms that are free to sign up and explore:
Fundrise: A way for accredited and non-accredited investors to diversify into real estate through private eFunds. Fundrise has been around since 2012 and has consistently generated steady returns, no matter what the stock market is doing. The real estate platform has over 300,000 investors and manages over $3 billion.
CrowdStreet: A way for accredited investors to invest in individual real estate opportunities mostly in 18-hour cities. 18-hour cities are secondary cities with lower valuations, higher rental yields, and potentially higher growth due to job growth and demographic trends.
I’ve personally invested $810,000 in real estate crowdfunding across 18 projects to take advantage of lower valuations in the heartland of America. My real estate investments account for roughly 50% of my current passive income of ~$300,000. I’ve received roughly $500,000 in distributions so far.