Best Seeds and Free Exchanges

I know you are at home wishing you could stroll the aisles of your favorite

garden supply store. My local favorite is Plant Depot and they are open

until three o'clock, but call and make sure of the hours.

In late winter my mailbox fills with seed catalogs and I spend hours reading

them just as honored as the poetry books I ordered this year when so many

book tours and release parties have been cancelled. I only go to my post office

to pick up mail every other week, to avoid my elaborate mask, glasses, hat,
alcohol spray, avoidance of touching anything, and protocol.

I want to share one of my life's pleasures with you. It's picking out seeds 

to plant for the early spring. I'm Zone 9a - yes that's like some Zodiac

sign that people say on their Match.com profile, not. 

I have posted photos of picture packets which I quite love, but serious organic gardeners or farmers would frown at the watercolor illustrations 
and a small amount of joy inside the paper folder.

For as long as I recall I've been a trader on free seed co-ops and seed trade  companies. You may search local for some affiliated with Garden Groups 
on Facebook or your local Arboretum or Botanical Garden. 
Many have annual trades, swaps or sales, and will mail out seeds to those who request them. 

You may also receive some free seeds when you request a free catalog. 

My favorite seed trade sites are:

        Seed Savers Exchange:

      Set up and account and post what you have to trade or are hoping to find. They are in Iowa. in addition to flowers, vegetables they also have herbs

Houzz Seed Exchange   offers local seed exchanges, try searching for a seed library to find one near you. 

Here is a link to a list of seed libraries:  Seed Library Social Netwo

       Backyard Gardener Seed Exchange

      GardenWeb's Seed Exchange

Seeds of Diversity (based in Canada): They have an annual Seed Exchange where members are able to obtain samples of over 1,500 varieties of seeds and plants offered by other members in exchange for return postage. They also offer "Seedy Saturdays" where members host demonstrations and different kinds of garden tips and tricks.

Seed Savers' Network (Australia): Similar to the American based Seed Saver Exchange, above.

GardenWeb 
Facebook group: Great American Seed Swap/Exchange/Trade

     North American Lily Society
    North American Rock Garden Society
You can order catalogs to be mailed to you for free from most growers. Many have lovely illustrations online and ordering is simple. Because of 2020 corona virus expect many to be short staffed, pretty much the owner is printing, bagging and mailing to you direct.

Here are some of my all time favorite companies:

Annies
request a free seed catalog 

Baker Creek The Finest with the BEST illustrations. I love this company. Super quality, tremendous descriptions and details about how to plant and what to expect.

www.rareseeds.com
Burpee
www.burpee.com
Fedco
A purist! They don’t make your grandmother’s picture packets but a poet writes the descriptions. They offer many cold hearty seeds.
https://www.fedcoseeds.com/trees/requests.htm

Johnny’s Seeds
www.johnnyseeds.com

Jung Seed
www.jungseed.com

Richters
Be prepared to spend hours here reading. Absolute cure for corona virus shut in depression, vicariously enjoy spring.
Experts on medicinal plants, advice for all types of gardeners, the finest of suppliers.
https://www.richters.com/show.cgi?page=requst2.html

Botanical interests
 free seed catalog 




Free Seed Catalog - Heirloom, Organic - Seed Savers Exchange

https://www.harrisseeds.com/collections/catalogs


John Fendley was nearly ruined by the Paradise Fire as many employees lived in Paradise, California.
I encourage you to order from this company which is a fabulous testament to America!

https://sustainableseedco.com/

gorgeous photos of flowers 

and an early peony from my garden

College 2020 Graduation Party Ideas

My son graduates college this June. We already know the UC system is not allowing
the traditional commencement, with cap and gown. My son was actually happy that
he doesn't have to "walk." High School graduation at Dana Hills was a long all day
affair where students arrived early in the morning to be searched and breath-a-lizer
tested for alcohol. I didn't know this at the time, I was the proud but oblivious Mom
helping my Mom with her walker get down on the lower field.

We had planned to take a trip together where I told him I would give him x amount
of money and he would book the flights and plan the itinerary as some of our, well,
many of our past vacations involved road trips which he hates and hiking which we
all love but was often in hot weather with mosquitoes. Our last trek was all over Alaska
partly in a rented RV and lots of hiking in the National Parks. I had the flu and son caught
a cold.

Crossing the bridge from college to work

So these are my ideas as I think travel will still be closed or not that safe in June.

1. An outdoor family picnic down by the now sinking Pilgrim in Dana Point Harbor.
I don't think they will be hauling it our soon and the backdrop of the sinking ship that
my children enjoyed in grade school pared with coronavirus graduation has a funny
ring to the idea,  will they cut it up for souvenirs before June?
I can make a brunch and they have fire pits which I would reserve. Inviting my family
and his cousins, but still allowing distance and fresh air. Then give him the IOU that
we will take a trip next spring when God willing this pandemic is over.

or
2. Do a picnic on the beach in Santa Cruz where he great grandmother liked to sunbathe
and order food. This would likely only involve myself, his sister and roommates, again
with the promise of a future trip

or
3. Send out cards for a virtual party that we Zoom. This sounds terrible as I'm already
tired of online work and videos of my wrinkles but we could all
wear clothing in the style of the year we individually wore when we graduated. Forget
about the trip and use the money to pay off all his student loans, its about the same
amount. Please keep in mind I was the sole support of my children and his father paid
nothing for all his years of schooling and college, no I take that back he gave him twenty
dollars for gas last year.  Son only had to get small loan in his last year, and I got a large
parent loan.

or
You tell me

Me making table decorations for Mom's B day

New Mortgage Restrictions Tighter hands

Restriction: Non-Liquid Assets

Statement from current quarter required

Restriction: Self Employed Qualifying Income

The following is required for Self Employed or 1099 income:

·         Reduce qualifying income by 25% OR

·         12 months reserves required

Restriction: Future Income

Not Permitted

·         If borrower qualifies without future income the loan may proceed

Restriction: Manual Underwrite

Ineligible

Restriction: Age of Documents

Credit, income and asset documentation must be ≤ 60 days prior to note date

Guideline Update | FHA

☐ Retail            ☐ Consumer Direct         ☒ Correspondent            ☒ Wholesale

---

Effective with locks on or after April 2, 2020

Restriction: Min FICO

WHOLESALE AND CORRESPONDENT
Transaction Type	FICO
Purchase, Rate & Term, Streamline, Cash Out	640
Manual Underwrites	660
203K Limited and Standard	640
203K Limited and Standard Manual Underwrites	660

Note: No Extensions or Relocks permitted

Effective with note dates on or after April 6, 2020

Restriction: DTI and Reserves Requirement

DTI	Required Reserves
>45% and <50%	2 months PITIA liquid reserves
≥50%	6 months PITIA Liquid reserves

Restriction: Transactions with Gift Funds

Max DTI 45%

Restriction: Manual Underwrite Reserve Requirements

2 months PITIA liquid reserves

Restriction: First Time Home Buyer

If living rent free, 6 months PITIA liquid reserves required

Restriction: Non-Liquid Assets

Statement from current quarter required

Restriction: Self Employed Qualifying Income

The following is required for Self Employed or 1099 income:

·         Reduce qualifying income by 25%, or

·         12 months reserves required

Restriction: Future/Expected Income

Not Permitted

·         Loans with future income must cease at this time

o   If borrower qualifies without future income the loan may proceed

Restriction: Age of Documents

Credit, income and asset documentation must be ≤ 60 days prior to note date

Guideline Update | USDA

☒ Retail            ☒ Consumer Direct         ☒ Correspondent            ☒ Wholesale

---

Effective with locks on or after April 2, 2020

Restriction: Min FICO

WHOLESALE AND CORRESPONDENT DIRECT
TRANSACTION TYPE	MIN FICO
Purchase, Rate & Term, Streamline Assist	640
Manual Underwrite	660

Note: No Extensions or Relocks permitted

Effective with note dates on or after April 6, 2020

Restriction: DTI and Reserves Requirement

DTI	Required Reserves
>45% and <50%	2 months PITIA liquid reserves
≥50%	6 months PITIA Liquid reserves

Restriction: Transactions with Gift Funds

Max DTI 45%

Restriction: Manual Underwrite Reserve Requirements

2 months PITIA liquid reserves

Restriction: First Time Home Buyer

If living rent free, 6 months PITIA liquid reserves required

Restriction: Non-Liquid Assets

Statement from current quarter required

Restriction: Self Employed Qualifying Income

The following is required for Self Employed or 1099 income:

·         Reduce qualifying income by 25%, or

·         12 months reserves required

Restriction: Future/Expected Income

Not Permitted

·         Loans with future income must cease at this time

o   If borrower qualifies without future income the loan may proceed

Restriction: Age of Documents

Credit, income and asset documentation must be ≤ 60 days prior to note date

Guideline Update | VA

☒ Retail            ☒ Consumer Direct         ☒ Correspondent            ☒ Wholesale

---

Effective with locks on or after April 2, 2020

Restriction: Min FICO

WHOLESALE AND CORRESPONDENT
Transaction Type	FICO
Conforming Loan Amount	640
Manual Underwrite	660

Note: No Extensions or Relocks permitted

Restriction: IRRRL – Collateral Value

WHOLESALE AND CORRESPONDENT

The following must be provided to support value: ·         AVM or Drive by Appraisal

Note: No Extensions or Relocks permitted

Effective with note dates on or after April 6, 2020

Restriction: DTI and Reserves Requirement

DTI	Required Reserves
>45% and <50%	2 months PITIA liquid reserves
≥50%	6 months PITIA Liquid reserves

Restriction: Transactions with Gift Funds

Max DTI 45%

Restriction: Manual Underwrite Reserve Requirements

2 months PITIA liquid reserves

Restriction: First Time Home Buyer

If living rent free, 6 months PITIA liquid reserves required

Restriction: Non-Liquid Assets

Statement from current quarter required

Restriction: Self Employed Qualifying Income

The following is required for Self Employed or 1099 income:

·         Reduce qualifying income by 25%, or

·         12 months reserves required

Restriction: Future/Expected Income

Not Permitted

·         Loans with future income must cease at this time

o   If borrower qualifies without future income the loan may proceed

Restriction: Age of Documents

Credit, income and asset documentation must be ≤ 60 days prior to note date

 IN SUMMARY

SELF EMPLOYED GET A BIG INCOME HAIRCUT

NO more rental income to offset

More cash reserves

Lower debt to Income RATIOS

MUCH HIGHER FICO SCOREs

California we are in for a difficult ride

Age of Documentation

Age of documents are being modified to two months (60) days from four months (120 days) for most income and asset documentation.  If an asset account is reported on a quarterly basis, the most recently issued quarterly statement is required.

Third Party Employment verification will now require the vendor’s database to be no more than 60 days old as of the note date.

Standard age of document requirements will remain for Military Income documented using a Leave and Earnings Statement, Social Security, Retirement Income, Long Term Disability, Mortgage Credit Certificates, Public Assistance, Foster Care, or Royalty Payments.

Due to the federal income tax filing extension granted through July 15, 2020, the following documentation requirements are being eliminated:

• A copy of the IRS Form 4868 (Application for Automatic Extension of Time to File U.S. Individual Tax Return), AND
• IRS Form 4506-T (Request for Transcript of Tax Return) transcript to confirm “No Transcript Available” for the 2019 tax year.

All other requirements in regards to Allowable Age of Credit Documents and Federal Income Tax Returns continue to apply.

Verification of Self Employment

When using self-employment income to qualify a borrower, the existence of the borrower’s business must be verified within 120 calendar days prior to the note date.  Due to latency in system updates or re-certifications using annual licenses, certifications, or government systems of record, additional steps must be taken to confirm that the borrower’s business is open and operating.   This must be confirmed within 10 business days of the note date.

Below are examples of methods that may be used to confirm the borrower’s business is currently operating:

• Evidence of current work (executed contracts or signed invoices that indicate the business is operating on the day self-employment is verified);
• Evidence of current business receipts within 10 days of the note date (payment for services performed);
• Certification the business is open and operating (confirmed through a phone call or other means); OR
• Business website demonstrating activity supporting current business operations (timely appointment for estimates or service can be scheduled).
• They may ask for last two weeks business deposits or letters explaining how operations is continuing
• keep in mind in California they have to be an essential business to be out and about normal

Market Based Assets

Stocks, Stock Options, and Mutual Funds -

In light of current market volatility, the following updates are being made when the borrower is using stocks, stock options, or mutual funds for assets:

• When used for down payment or closing costs, evidence of the borrower’s actual receipt of funds realized from the sale or liquidation must be documented in all cases.
• When used for reserves, only 70% of the value of the asset must be considered, and liquidation is not required.

Mortgage FORBEARANCE Cares Act

The Cares Act Does Not provide Guidance for Servicers or Owners or Trustees of Mortgage Notes, yet 



Keep in mind that forbearance does not mean forgiveness of debt. This is not a modification. This is not debt forgiveness. This is not reducing the balance. In fact they can charge you fees. In fact they can create a balloon due. In fact they can foreclose when this is lifted.









Only government loans guaranteed by Fannie Mae, Freddie Mac, USDA, and FHA will even think about offering forbearance. If you already are rolling late payments Chase for example has sent you to the punishment unit: Specialized Loan Servicing. All the big banks have their unit they spin off mortgage loans where the borrower is difficult, slow payment record, and they police like politsiya.

 The owner, investor or trustee who owns the note has a say in how or what kind of delayed payment agreement they might offer. One can assume there will be tiered deals depending on the amount of equity in your real estate, the payment record, the location of subject property and how hard the economy is hit in the subject property surrounds.

It's going to be difficult to track what a servicer offers to Borrowers and I assume none of it will be a level playing field, and this we won't see until 2023. They may offer borrowers to pay half for three months, then double down for three. They may offer borrowers to pay some reduced amount then it will be all due and payable in a year. Borrowers must understand they need to have an exit strategy ready at the date of the balloon or acceleration.

 This pandemic may continue for more than a year. Finding a replacement job at the same pay scale may not be realistic in six months or a year. Renting a room to increase your monthly nut may not be a healthy choice as this brings into your home more opportunities for the virus to be carried inside. Values will certainly decrease, the equity in the home may not exist in a year. Location weighs heavy on the decision making.

As we saw in the crash of 2008 and 1990 property values came back for single family in coastal and desirable employment areas in two years but not so for condominiums and inland. Each borrower situation is unique and not easy to make the choice. If you intend to call your servicer
(Ocwen MR Cooper or the bank...) you must say the word coronavirus and ask for a forbearance package. Once you receive it in writing get some advice as to the best course of action.

I keep you all in my prayers.
If you haven't refinanced and  gotten rate down to the 3's - let's talk.

C G
NMLS 324982

(949) 784-9699

here is the cares act

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Text - S.3548 - 116th Congress (2019-2020): CARES Act ...