Hi Bethesdamanman, My apologies then, Dave. I thought that I had recalled you posting on the other board that mortgage rates would stay low for years and years, and that we would never return to the high rates of years past. My error. Eeeesschhh .... well.... actually... kinda sorta, YES.... your apologies in this case are NOT warranted. Herein lies a case of "text failing where a verbal conversation *may* have worked better." I've never said rates would stay low "well... forever".... I HAVE said rates (30 FRM rates to be precise) will unlikely climb over 7% in our lifetimes. I *STILL* stand by that.... albeit, I am now offering that we are entering a territory of government-induced inflation at levels I (perhaps naively) thought the United States political system was above. If we continue down the path of dollar-dilution that we've begun accelerating along, there are only two end-game results; A) we reverse course back out of it before we self-destruct in revolution, B) we self-destruct (and the devil we do not know is always a potential problem.) *IF* we successfully reverse and dig ourselves out of the hole of trouble our most recent past and our current government administrations are hell-bent on digging us into... there are only two ways of "sopping back & vacuuming up" the diluted unbacked funny-money that has been injected out into the system; A) The Treasury collects more taxes than it provides to the government to spend, and/or, B) The Fed increases interest rates higher than its blended payout on the treasury bonds (and then some... the greater the positive income spread to the Fed, the more painful to the "fixed-income retired crowd" which is our baby-boomer bubble... who will rally with AARP-sponsored pitchforks.) Both A & B will be met with *MASSIVE* resistance from the only crowd that the poloticos *KNOW* will consistently show up to vote, and have almost unlimited spare time to write, call, email, and generally pester the daylights out of the politicians; The Seniors. SO.... I've learned to never rely on "common sense" when it comes to anticipating "government logic" (an oxymoron if there ever was one.) Obama has enlisted the original architect of option B... Paul Volcker... as a "senior economic advisor." ("Senior" may (MAY) work somewhat to our advantage here... as Gramps Volcker *MIGHT* have some age-gained sensitivity to his classmate comrade's plight.) Volcker is the one who decided to fight inflation in the 1970's by driving short-term interest rates up to the 20%'s... The late '70's and early '80's result was that Volcker recaptured (in a VERY painful way) the excess liquidity (flooding of funny money) our country created by going off the gold standard and adopting a "weak dollar" policy through the 1960's. WHAT WILL WA DC DO??????????????? I dunno.... (I know what I pray/chant/meditate they will do...) *IF* the government (both the loonie left & jackthug right) get OUT of the way of the naturally balancing markets... then my expectations and predictions stand, with virtually my 100% confidence. My fears are that the United States idea of a market-based capitalist self-righting system has been a grand and wonderful social experiment... but that the human frailties (compounded in mob psychology) are sabotaging the underlying DNA strands that made it possible to stand. My COMFORTING REALIZATION... is that despite my egoistic pride for being part of a "successful system".... even if that system turns out to be a decaying failure, INDIDIVIDUALLY I and my family, and those I guide, can still retain their own personal success and quality of life. Cheers, Dave Donhoff Leverage Planner

Oh, gdogni. I tried to make this short, but it can't be said in a few sound bites. Who was doing the jobs before the illegals came? They were being done. Have we been quick to buy the idea that Americans don't want to do these jobs because we, ourselves, wouldn't want to do them? Americans have done jobs for many years I wouldn't want to have to do. I would do anything I could do, if necessary, but I do have my 'druthers. I wish you could have talked with the young woman I just spent time with the other day. She was almost in tears because she was pretty sure she was going to loose her jobs because the company had just brought in a new group of illegals. She commuted 60 miles - one way - to work on the assembly line of a chicken processing plant. I've been just in the office of a processing plant and my stomach lurched from the smell. It's a job I don't want to have to do - but others have for many years. She said, in a shakey voice, 'I've just got to have this job.' The shocking thing she told me is, if this company lays someone off, not fired for reason, but laid off because of slowdowns, etc., they will only rehire you one time. That means you can be rehired, but if laid off again (because a batch of illegals come in) you are no longer 'qualified' to work for that company. By way of their hiring practices, they are creating 'unqualified' workers in the area. People know to not apply for the job again. So when the news media goes to the spokesman for that company he/she can say things like 'we just can't find qualified workers', or 'we just haven't had any applicants' or the old stand by 'no one wants to do these kinds of jobs'. Neither they nor the media are going to tell you they fixed the situation. When you see jobs being filled by illegals - the only thing that means is they have the job. It means absolutely nothing else. We don't know how many others applied for the job, and didn't get it. One thing you have to realize is that in many areas, people are aware that only illegals will be hired, and they don't even apply. I saw illegals building the houses that got built in the frenzy of the last few years. Can we assume that Americans no longer wanted to do carpentry, dry walling, electrical,plumbing, bricklaying?? I don't think so. I know a lot who wanted the jobs. They are a bargain to employers because the employers have no responsibility. They don't have to comply with overtime laws, collect and match taxes, worry about OSHA regulations, workman's comp. If one gets hurt, they are taken to the hospital and the taxpayers pay for it. The media and the politicians are not giving out the true story on this. Now the reason I mentioned illegals was the fact they are working here. Americans already are competing with them for jobs, and if things get bad, it will be even more so. There is nothing wrong with mowing lawns and bussing tables, but that is not the only jobs they are doing. We will be hampered by the fact employers will have to work within the labor laws when hiring Americans, so given the choice, they will take illegals. The illegals are also getting benefits that are going to be needed for American families who loose their jobs. Again, just because Americans aren't doing the jobs, don't assume they won't or don't want to - now - but especially in the future.

Berniek is right: Much of the blame here falls upon the shoulders of the politicians (led by then-President Clinton), who forced banks to begin some rather foolish lending practices. Alan Greenspan certainly did his share to push this concept of "everyone can borrow" during his time as Fed chairman. Between creative financing, no money down offers, and other such options, the government has given people plenty of rope with which to hang themselves. We Americans haven't proven ourselves to be particularly strong in the moderation and self-discipline categories over the last 30-40 years. Also, remember the climate that existed in the 90s, when I bought my first house: Spurred on by the soaring housing prices, people were convinced that buying "as much house as you can afford" was a good move. Housing was considered an investment that couldn't fail. Yes, the experts began preaching about "the housing bubble" long before it hit, but the masses couldn't grasp how this sure-thing could ever fall. And there's always been a (faulty) basic belief that "If I couldn't afford it, the bank wouldn't lend it to me." I fully agree with those who say that Real Estate agents will push buyers to their upper limits and beyond, and banks will lend what they can -- it's all about profits for them. Yet, the home owner DOES also bear the brunt of personal responsibility. After all, who cares most about whether I can afford my mortgage -- and still buy groceries and other things I need? Clearly, it's ME! I reap the rewards or punishments of my decisions, so I should do the math and know whether I can comfortably afford a house (or anything else) before I buy it. However, we've sort of left that thinking behind in today's buy-now-pay-later society. We're constantly told that "we deserve" this or that thing. That if we're going to finance it, we deserve to have exactly what we want. That "everyone" has debt. We've got to get past that.

Edward, the problem is that you are now married and a couple. You have a bankruptcy on your credit. No bank will ignore that, and it completely changes the eligibility for a mortgage. If you had not married, then the pre-approval would probably have held if her income alone qualified her for the amount she was seeking---if she was hiring a contractor to oversee the build. Now, you are a couple and have joined your finances and problems together. I'm presuming that you are on disability in addition to your bankruptcy. The bank will look at that, and your plan to self construct the home and wonder how a disabled person will manage to do that. Objectively, it's not a smart money move for any bank to give you money for this home if you are GCing or laboring on the project. Even in the best of times, with no bankruptcy, they'd want around 40% of the projected cost of the house as a down payment for you to be approved for the build. The land and it's improvements could be part of that, but they'd also want to have more assurance about the your ability to DIY the project given your history. If you want to proceed with the project, wait a few years for the bankrupcy to clear, save more down payment, and then hire a General Contractor and his crew to do the work. Unless you have recovered from your disability for several years at that time. Or look at alternative housing for the lot if that's allowed. Like a mobile home. Those often have incentives for poor credit purchasers and they will provide you some shelter while you DIY a cash build a little at a time if that is your ultimate goal.