Philip Lucrezia- Mortgage Loan Originator

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Brooklyn, NY
Philip Lucrezia- Mortgage Loan Originator

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Helping homebuyers & property investors achieve their dreams with education so they can build wealth. NMLS ID # 914609
Lucrezia Team | GoRascal Inc.

(NMLS 2072896)

11/02/2026

You have equity and a project. There are three ways you can use it.

A cash-out refinance replaces your current mortgage with a larger one, and you keep the difference.

A HELOC is a line of credit behind your existing mortgage, so you draw only what you need. There's even a HELOC that uses the after renovated value factoring in the improvements you are planning to make.

A home equity loan gives you one lump sum with a fixed payment you can plan around.

Different tools. Different situations.

Anyone who leads with one option before asking about your situation is selling, not advising for what your family needs.

10/30/2026

The doorbell rings. Nobody is there. Just a bag of candy on the step.

You have been booed.

If you have kids in school you know this one. A classmate sneaks up, leaves a treat, rings the bell and runs. Then you have to figure out who did it so you can boo them back.

We have been booed five times this year. I caught one kid at the door. The other four are still unsolved.

But here is the thing. This is our first Halloween in a temporary neighborhood, and not everybody knows we moved.

So the family who bought our old house is getting a pile of candy from total strangers. They keep texting Steph about it. We are getting about half the usual.

The candy did not go there because anyone forgot about us. It went there because they did not know where we were.

Past clients work exactly the same way.

If you have not been on their doorstep in a while, their attention goes to whoever shows up. Another agent, a postcard, a neighbor with a license.

This week’s newsletter has what to actually put in a pop-by bag, what to say at the door, and the text to send two days later.

Comment “NEWSLETTER” and I will send you the link.

10/30/2026

You’ll pay for title insurance and probably never fully understand what you bought.
It’s not coverage for something that happens after you move in.

It protects you from problems that happened before you owned the house.
An unpaid lien. A bad deed. An heir nobody knew about. A boundary line dispute that was never properly resolved.

It’s protection against the past.

10/29/2026

If the house you want is part of an estate, plan for more time.

Not because there’s anything wrong with the property. The people selling may need court authority before they can legally sign and move the sale forward.

That process takes as long as it takes, and no amount of pressure can speed it up.

It’s not a red flag. It’s a calendar.

Find out early so your closing date isn’t just a work of fiction.

10/27/2026

I give every client the same speech about moving day.

Movers load in the morning. You close your sale and your purchase back to back around midday. Movers unload in the afternoon.

I say it like it is a piece of cake.

Last Friday it was our turn. Steph and I sold our house and bought the next one on the same day, with four kids under ten, and moved into a temporary place because we are renovating the new one.

The movers needed two full days and a third truck. I did a walkthrough at nine, closed the sale at ten, met the movers at eleven, closed the purchase at noon, went to the office at one, and was back with the movers at four thirty.

Steph had all four kids and the boxes the entire time.

It worked. But it worked because every single person on both deals was kind. One difficult personality and the whole thing falls apart.

This week’s newsletter has the full day, the ten addresses Steph and I have lived at, and what I am going to tell clients from now on when they say they want to sell and buy on the same day.

Comment “NEWSLETTER” and I will send you the link.

10/27/2026

Get a homeowners insurance quote before you go under contract. Not after.

Insurance has gotten harder in a lot of places, and what a house costs to insure can affect your monthly payment more than you might expect.

An older roof, wood stove, pool, or prior insurance claim on the property can all change the quote or even affect whether coverage is available.

Ten minutes on the phone early can save you from a surprise three weeks before closing.

10/26/2026

That Rider Attached to Your Contract Is Not Boilerplate

It’s where the real terms live: deadlines, what happens if the inspection turns something up, who pays for what, and what you’re actually obligated to do and by when.
Most buyers sign it without reading past the first page.

Read it with your attorney. That’s the document that can determine how the next 45-60 days go.

10/23/2026

The Loan Most Buyers Have Never Heard Of

There’s a loan most buyers have never heard of, and it can change what you can afford to look at.

A renovation loan lets you finance the purchase and the improvements together, based on the home’s projected value once the work is completed.

That dated kitchen, the bad roof, the house nobody else wants to deal with, that could be the one with opportunity.

Ask about your renovation loan options before you rule out a listing based on photos alone.

10/21/2026

Condo vs. Co-op: They’re Not the Same

In New York, these two often get used interchangeably. They are not the same thing.

With a condo, you own real property. With a co-op, you own shares in a corporation along with a proprietary lease for your unit.

That difference can affect the financing, the approval process, and who gets a say in whether you're allowed to buy.

If you're shopping for both, know which one you're looking at before you fall in love with it.

Address

Brooklyn, NY

Telephone

+18454945848

Website

https://lo.gorascal.com/phil/

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