Marc Edelstein-Ross Mortgage - NMLS 533706

09/04/2026

Thinking about buying a home that needs some work? Or maybe you're already in a home and want to renovate but don't know how to pay for it?

The FHA 203(k) loan lets you finance a home purchase (or refinance) and the renovation costs into one loan. No need to save up separately or take out a second loan after closing.

I broke down everything you need to know in my latest blog post:

Standard vs. Limited 203(k): what's the difference and which one fits your project
Why most people prefer the Limited option (it saves time and money)
What actually counts toward your total renovation cost. It's more than just the contractor's bid, and this trips a lot of people up
The 2026 loan limits for Wayne, Oakland, Macomb, and every county in Michigan

If you've been passing on homes that need updating because you didn't think you could afford both the house and the renovation, this loan might change that math.

Read the full breakdown here: https://www.thatmortgagebanker.com/fha-203k-loans-in-2026-full-vs-streamline-and-whats-changed/

Questions? Drop them below or send me a message.

A current look at FHA 203(k) renovation loans for Metro Detroit buyers — Full vs. Streamline differences, 2026 loan limits, and what's changed in the program.

09/03/2026

In many divorce settlements, the agreement clearly outlines who will remain in the home.

What is not always addressed with the same clarity is who remains on title after the divorce.

When title is not properly resolved, both parties may still be legally connected to the property long after the case is finalized. That can lead to:

• Continued legal liability tied to the property
• Obstacles when refinancing or selling the home
• Disputes regarding future equity or appreciation
• Exposure to liens or judgments

When title ownership, mortgage debt, and settlement terms are not aligned, the risk of post-decree complications increases.

As a Certified Divorce Lending Professional (CDLP®), I work with attorneys and mediators to analyze the housing implications of settlement decisions — including title structure, mortgage feasibility, and buyout options — before the agreement is finalized.

This type of analysis is a critical part of divorce mortgage planning and helps ensure housing decisions made during divorce are actually sustainable after the divorce.

If you are working through a case involving real property, I’m always happy to collaborate with the divorce team to help evaluate these considerations early in the process.

09/01/2026

A client tells you she just needs to keep the house. It usually arrives before the intake is even finished, and it sounds like a clear instruction rather than a question.

The Divorce Lending Association's September briefing argues that it is the wrong question, and I think the argument is right.

Not because keeping the home is a bad outcome. Because "how do I keep the house" has a binary answer, and a yes gets recorded as a win. The briefing's point is that yes is not one answer. It is at least three:

Yes, you qualify. That is not the same as yes, you can carry it. Yes, you can keep it. Here is what keeping it costs. Yes, and here is what the same dollars would have done instead.

In my experience only the first one gets tested before signing. The other two show up in year two.

The better question the piece proposes is forward-facing: how does this house fit into the life I am about to live? That one does not resolve to a yes or a no. It resolves to a design, and it opens four inquiries that determine whether a settlement holds.

Worth reading if you have housing questions open on a current file. It also covers how to raise the reframe in the room without it sounding like a refusal.

https://divorcebriefings.com/4yedAmL

If you have a file where the housing question is still open, I would rather look at it now than after the decree is entered.

08/27/2026

Possession resolves occupancy. It does not resolve ownership.

In divorce cases involving real property, decree language alone does not eliminate:

• Ongoing title liability
• Exposure to future liens or judgments
• Refinance infeasibility
• Equity distribution ambiguity
• Tax reporting complications
• Long-term “phantom ownership”

When title and mortgage feasibility aren’t evaluated together, the risk doesn’t disappear — it simply becomes tomorrow’s problem.

Family law practitioners who proactively assess title structure before settlement reduce post-decree disputes, failed refinances, and unintended financial exposure.

This month’s newsletter breaks down why title strategy must be addressed alongside settlement terms — not after.

Read it here: https://divorcebriefings.com/4l8kLHV

If real property is part of the case, a forward-looking mortgage and title analysis should be part of the legal strategy.

08/26/2026

Big changes have arrived for condo financing in Metro Detroit, and more are on the way.

Fannie Mae and Freddie Mac released coordinated updates to condo lending standards this year — one of the biggest overhauls in years. Here's where things stand:

As of August 3, 2026, Limited Review is gone for most condo projects over 10 units. That means a much deeper dive into HOA finances before a loan can close. Projects with 10 or fewer units can still qualify for an expanded Waiver of Project Review.

As of July 1, 2026, condo associations with a master insurance deductible above $50,000 per unit risk being classified as non-warrantable, which means conventional loans aren't available for units inside them.

Reserve funding requirements are next: HOAs will need to raise reserves from 10% to 15% of their budget by January 4, 2027.

If a condo association falls out of compliance, it's not just one seller who's affected. It can impact every owner in the building trying to finance or sell.

Whether you're a Realtor working with condo clients, an HOA board member, or a buyer or seller with a condo transaction in the pipeline, understanding where things stand now will make for a smoother closing. Full breakdown in the link below.

New Fannie Mae and Freddie Mac condo financing rules take effect in 2026-2027. See what Metro Detroit buyers, sellers, and Realtors need to know before closing.

08/25/2026

If you've hesitated to bring a CDLP® into a case because you weren't sure it was big enough to warrant it, this is for you.

There is no minimum. A case can be one question about whether your client can qualify on their own income. It can also be months of analysis ending in testimony. Same credential, same standard of care, entirely different work.

You are not expected to scope the engagement before you refer. Scoping it is what I do first.

What I'd rather avoid is the version where the question goes unasked because the case didn't seem to justify a call.

08/24/2026

There’s more to the cost of homeownership than the price of the home. Property taxes, insurance, HOA fees, maintenance and utilities can all impact your monthly budget. Before you start shopping, consider the full cost of owning a home so you can set a realistic budget, avoid surprises, and find a home that fits comfortably within your finances. Curious what buying could look like for you? Reach out anytime. I’m here to help.

08/22/2026

Divorce isn’t only about dividing assets—it’s about creating a sustainable future. The marital home plays a critical role in that process.

As a CDLP®, I help divorcing clients and their professional teams evaluate the home not just for its emotional significance, but also for its financial impact and mortgage feasibility.

This article dives into what really matters when the marital home is part of the settlement. http://bit.ly/3IpbV9S

08/19/2026

This is why we review bank statements BEFORE a loan gets to underwriting.

We recently had a borrower whose bank statements showed multiple deposits coming through payment apps like Cash App, Venmo, PayPal and Zelle.

At first glance, these transactions may seem harmless. People use payment apps every day to split dinners, reimburse friends, pay contractors, transfer money between accounts and send money to family.

But when you’re getting a mortgage, those deposits can create questions that need to be answered.

Payment app accounts can be treated like any other liquid asset being used in the transaction. We may need to verify:

• Who owns the account
• The available balance
• Where the money came from
• Whether the deposits represent recurring income
• Whether there could be an undisclosed source of income

One important point: multiple payment-app deposits do NOT automatically mean the borrower has additional recurring income.
We have to look at the actual activity and determine what those deposits represent.

And if an individual deposit is over $1,000, additional investigation may be required to verify that it isn’t coming from an undisclosed income source.

That’s why I tell buyers:

Don’t wait until you’re under contract to start looking at your finances through the eyes of an underwriter.

Our job isn’t simply to get you pre-approved.

It’s to identify potential issues early, document them properly and build the cleanest loan file possible before those issues have a chance to delay your closing.

The best mortgage problems are the ones we solve before they become problems.