Cory Ryan • Broker Associate • DRE# 01481879
The Complete
Real Estate Guide
Everything you need to know about buying, selling, 55+ communities, foreclosure, and the real estate process — from someone who will tell you the truth.
Buyers
Sellers
55+ Community
FSBO
Foreclosure & Short Sale
Working Checklists
20+
Years Experience
500+
Marketing Sites
1.5%
Listing Commission
55+
Community Specialist
01
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Working Documents: See the Buyer Checklist & Contact Log in Chapter 7 for checklists, contact logs, and fillable reference pages.
Buying a home is one of the biggest financial decisions you will ever make. Understanding the process from start to finish puts you in a far stronger position. This chapter walks you through every step so there are no surprises.
The 8-Step Buyer Process
| Step / Timeline | What Happens |
|---|---|
| Step 1 | Meet with your agent. Discuss type, style, location, price range, and timeline. A good agent listens first. |
| Step 2 | Get Pre-Approved. Gather pay stubs, W-2s, tax returns, bank statements, and ID. A fully underwritten pre-approval is the gold standard. |
| Step 3 | Search for Homes. Your agent provides MLS access with real-time listings before they hit public sites. |
| Step 4 | Make an Offer. Agent prepares the Residential Purchase Agreement with price, contingencies, and terms. |
| Step 5 | Negotiation & Contract. Counteroffers are common. Your agent guides each round. |
| Escrow Days 3-10 | Home Inspection. Plan 2-3 hours. Attend in person — it is educational. |
| Escrow Days 14-16 | Appraisal. Ordered by your lender. Low appraisals may require renegotiation. |
| 3-5 Days Before Close | Sign Loan Docs & Final Walkthrough. Bring certified funds. Closing Day recording = you own it. |
Do NOT make any large purchases, open new credit accounts, or change jobs between pre-approval and closing. Even small changes can derail your loan at the last minute.
How Much Money Do I Need?
Down Payment by Loan Type
| Loan Program | Down Payment Required |
|---|---|
| VA Loan (Veterans / Active Military) | 0% — no down payment required |
| USDA Loan (Rural / Qualifying Areas) | 0% — no down payment required |
| FHA Loan | 3.5% minimum (580+ credit score) |
| Conventional Loan | 3% to 5% for first-time buyers; 5%+ standard |
| Conventional — Avoid PMI | 20% or more eliminates private mortgage insurance |
| Jumbo Loan (High-Balance) | Typically 20%+ depending on lender |
| Cash Purchase | 100% of purchase price |
Common Buyer Closing Costs in California
| Fee | Typical Range |
|---|---|
| Loan Origination / Lender Fees | 0.5% to 1% of loan amount |
| Appraisal Fee | $500 to $900 |
| Title Insurance — Lender's Policy | $600 to $1,500+ |
| Title Insurance — Owner's Policy | Optional but strongly recommended |
| Escrow Fee | Roughly $2 per $1,000 of purchase price plus base fee |
| Tax Service Fee | $75 to $100 |
| Recording Fees | $100 to $250 |
| Prepaid Interest & Impound Setup | 2 months of taxes and insurance held in reserve |
| HOA Transfer Fee (if applicable) | $200 to $500+ |
| Transaction Coordinator / Doc Prep | $350 to $700 |
| Home Warranty (optional) | $400 to $800 — often negotiated into the sale |
Many of these costs are negotiable. Sellers can cover a portion, lenders may offer credits, and certain fees can be rolled into the loan. I will help you structure the offer to minimize what you bring to closing.
02
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Working Documents: See the Seller Checklist & Contact Log in Chapter 7.
My Concierge Service
- Clear outline of fees and costs — no surprises at closing
- Discounted services for 55+ homeowners and Veterans
- One-on-one consultations at every stage
- Professional photography, videography, and 3D virtual tour — every listing
- Individual property website + syndication to 500+ websites
- Weekly communication and status updates
- Access to my trusted vendor network at discounted rates
- Expert negotiation and complete transparency throughout
Smart Pre-Sale Upgrades — What Actually Pays Off
| Upgrade | Why It Works |
|---|---|
| Fresh interior paint (neutral tones) | Highest ROI of any interior project. Makes everything look newer instantly. |
| Curb appeal — landscaping, clean entry | First impression before a buyer walks through the door. |
| Deep professional cleaning | Shows the home has been cared for. Affects buyer perception immediately. |
| Refinished or replaced flooring | Worn carpet is a top buyer objection. Fresh floors change the feel of a home. |
| Updated lighting fixtures | Inexpensive, high-impact, signals a maintained home. |
| Kitchen hardware and faucets | Modernizes the space without a full renovation. |
| Bathroom refresh — caulk, fixtures, mirrors | Makes a dated bathroom look well-kept without a remodel. |
| Minor repairs — doors, trim, leaky faucets | Removes buyer objections, signals pride of ownership. |
| Pre-listing termite inspection | Speeds escrow, removes a common sticking point. |
No cash upfront? Certain improvements can be paid at close of escrow — costs come out of your proceeds, not your pocket. Ask me about this option before you list.
The Seller Timeline
| Timeline | Action / Milestone |
|---|---|
| Day 1 | Sign the Listing Agreement |
| Days 2-5 | Photo shoot, 3D tour, signage, showing schedule set up |
| Day 6 | Home active on MLS and 500+ websites |
| Days 6-21 | Showings and open houses — procure offers |
| Day 21 | Negotiate best offer and accept |
| Day 22 | Open escrow |
| Escrow Days 1-7 | Termite inspection and all disclosures completed |
| Escrow Days 3-10 | Buyer completes home inspection |
| Escrow Days 14-16 | Buyer appraisal completed and reviewed |
| Escrow Days 18-24 | Loan submitted to underwriting |
| 3-5 Days Before Close | Buyer signs loan docs; final walkthrough |
| Closing Day | Recorded at County Recorder's office |
| Day After Close | Seller funds disbursed |
03
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Working Documents: See the 55+ Reference Sheet in Chapter 7.
The 55+ market is unlike any other segment of real estate. The decisions are more complex, the stakes are higher, and the financial tools available are ones that most agents have never heard of. I have spent years specializing in this community — particularly the Inland Empire.
Buying in a 55+ Community
- At least one person in the household must be 55 or older (HOPA rules)
- At least 80% of occupied units must have at least one qualifying resident
- Always confirm HOA age rules before writing an offer — each community is different
- Review HOA reserve fund health, CC&Rs, special assessments, and meeting minutes
Financial Strategies
| Tool or Strategy | Best For |
|---|---|
| Prop 19 Tax Base Transfer | 55+ sellers buying a replacement home anywhere in California — can save thousands per year |
| Capital Gains Exclusion ($250K / $500K) | Long-term homeowners with significant appreciation (2 of past 5 years primary residence) |
| HECM Reverse Mortgage (Refinance) | Equity-rich homeowners 62+ who want to stay in place and access cash |
| HECM for Purchase | 62+ buyers who want to buy a new home with no monthly mortgage payment |
| Asset Depletion Qualifying | Retirees with significant savings but lower monthly income |
| Living Trust | Any homeowner who wants to avoid probate and protect heirs |
| Downsizing Strategy | Sellers looking to free up equity, reduce expenses, and simplify |
Prop 19 is one of the most powerful and underutilized tools for California homeowners 55+. If you are buying a less expensive replacement home, you may be able to carry your current low tax base with you. Ask me to run the numbers.
Reverse Mortgages
IMPORTANT NOTICEPlease consult a licensed mortgage professional for program specifics, current rates, and eligibility. The information below is for general educational purposes only and does not constitute mortgage advice or a loan offer. I am happy to connect you with a trusted, licensed reverse mortgage specialist at no obligation.
The Two Main Types
| Product | What It Does |
|---|---|
| HECM Refinance (Traditional) | Homeowners 62+ convert equity to cash — lump sum, monthly payments, or line of credit — without monthly mortgage payments. Loan repaid when the homeowner moves, sells, or passes away. |
| HECM for Purchase | Buyers 62+ purchase a new home with a large down payment (typically 50-60%) with no required monthly mortgage payment on the remaining balance. |
Side-by-Side Comparison
| Factor | HECM Reverse Mortgage | Traditional Mortgage | All Cash |
|---|---|---|---|
| Down Payment (Purchase) | ~50-60% | 5-20% | 100% |
| Monthly Payment | None (taxes & insurance still due) | Required monthly | None |
| Equity Over Time | Decreases as interest accrues | Grows as loan is paid down | Full equity from day one |
| Cash on Hand | High — keeps cash reserves | Lower — payments reduce flow | Very low — cash locked in home |
| Impact on Heirs | Home sold to repay loan; heirs keep remaining equity | Home passes with mortgage | Full value passes to heirs |
Clearing Up the Most Common Myths
| Common Claim | Verdict | The Reality |
|---|---|---|
| The bank takes ownership of the home | False | You retain full title throughout the life of the loan. |
| My kids will be stuck with debt | False | Non-recourse loan — heirs never owe more than the home's value at time of sale. |
| Only for people in financial trouble | False | Many savvy retirees use them strategically to preserve savings and improve cash flow. |
| The fees are too high | Partially True | Upfront costs are higher — but eliminating monthly payments changes the full cost comparison. |
| You can be forced out of the home | Partially True | As long as you pay taxes, insurance, and maintain the home, you cannot be forced out. |
| The loan will drain all equity | Depends | Balance grows over time, but in appreciating markets home values may outpace loan growth. |
I work with trusted, licensed reverse mortgage professionals and can connect you for a no-pressure consultation. The conversation is always free and you are never obligated to proceed.
04
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Working Documents: See the FSBO Coordination Checklist in Chapter 7.
Even if you are handling the sale yourself, I am here to help. A flat-fee or limited-service arrangement may be the right fit. Just call me and we can talk through the options.
California Required Disclosures
These are not optional regardless of whether you use an agent. Failure to disclose known material facts can create legal liability.
- Transfer Disclosure Statement (TDS) — condition of property and known defects
- Seller Property Questionnaire (SPQ)
- Natural Hazard Disclosure (NHD) Report
- Lead-Based Paint Disclosure (homes built before 1978)
- HOA documents and financials if applicable
- Permit history and any known unpermitted work
Combined FSBO Timeline
| Timeline | Action |
|---|---|
| Day 1 | Price agreed, escrow opened, deposit delivered |
| Days 1-7 | Seller provides all required disclosures |
| Days 3-10 | Buyer completes home inspection |
| Day 10 | Escrow instructions signed by both parties |
| Days 14-16 | Buyer's appraisal completed |
| Days 18-24 | Loan submitted to underwriting |
| 3-5 Days Before Close | Loan docs signed, final walkthrough |
| Closing Day | Recording completed, keys transferred |
| Day After Close | Funds disbursed to seller |
05
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Working Documents: See the Distressed Property Situation Log & Checklist in Chapter 7.
You have more options than you think. Time is your most critical asset. Read this before you assume there is nothing you can do.
Your Four Options
| Option | What It Means | Credit Impact |
|---|---|---|
| Regular Sale | Sell with equity, pocket the profit, regroup. You can always purchase again. | None — positive outcome |
| Short Sale | Bank agrees to accept less than the payoff. Debt forgiven. Takes 2-6 months. | Significant but less than foreclosure |
| Deed in Lieu | You voluntarily deed the property back to the lender. Faster, more cooperative. | Significant but less than foreclosure |
| Foreclosure | Lender takes legal action to repossess. Last resort — serious long-term consequences. | Severe — 7 years on credit report |
California Foreclosure Timeline
| Timeline | What Happens |
|---|---|
| Day 1-90 | Reinstatement Period. NOD filed. Options are most flexible here. This is the time to act. |
| Day 91+ | Notice of Trustee Sale filed. Specific auction date set — minimum 21 days out. |
| Day 112+ | Trustee Sale / Auction. You still own the home until this exact moment. |
| Post-Sale | REO. If no successful bidder, property becomes bank-owned. Eviction begins. |
I have been in the Inland Empire for over 35 years and in real estate for 20. I do not work for the banks or the collectors. Your information is private. I am just here to answer questions and give you a clear picture of your options. — Cory Ryan, 951.292.0070
06
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Working Documents: See the Agent Master Checklist & Transaction Call Log in Chapter 7.
Where Your Home Gets Exposed
- Zillow, Trulia, Realtor.com, Redfin, Homes.com — premium placement on all major sites
- 500+ additional real estate websites with automatic syndication
- Professional photography, walkthrough video, and 3D Virtual Tour — every listing, no exceptions
- Individual property website — your home gets its own dedicated URL
- Facebook and Instagram advertising to targeted buyer demographics
- Just Listed postcards, open house promotion, and direct mail campaigns
What I Actually Do — An Honest Accounting
| Phase | What Happens on Your Behalf |
|---|---|
| Before Listing | CMA and pricing strategy, property walk-through, vendor coordination, title report ordered, all paperwork prepared, MLS listing built, photography arranged, advertising launched |
| Active Listing | All showings managed, buyer feedback collected after every showing, weekly written updates delivered, competing listings monitored, open houses hosted |
| Offers | Every offer reviewed in detail (terms, not just price), buyer lender verified, counter-offers drafted and negotiated, acceptance communicated to all parties |
| Escrow | Disclosures tracked, termite inspection coordinated, buyer inspection managed, repairs negotiated, appraisal monitored, all contingency deadlines tracked, HOA transfer coordinated, closing statement reviewed line by line |
| After Closing | Full document package delivered, post-closing questions answered, ongoing market updates and vendor referrals |
What My Skillset Brings to the Table
| Background | How It Benefits You |
|---|---|
| 20+ years Inland Empire real estate | I know this market — pricing patterns, neighborhoods, history. I do not guess. |
| Banking & financial services background | I understand loans and financial structures. I can spot a weak offer before it wastes your time. |
| Short sale & foreclosure specialization | When deals get complicated — and distressed properties always do — I know exactly what to do. |
| 55+ community expertise | 55+ community HOA nuances, Prop 19, reverse mortgage coordination — I live in this world. |
| 1.5% listing commission model | Full-service representation. More money stays in your pocket at closing. |
My goal: get you the best possible outcome with the least amount of stress. The transaction should feel easy on your end — because I am handling everything on mine.
07
7A — BUYER PACKET
Buyer Checklist, Do Not Do List & Contact Log
DOCUMENT CHECKLIST — What Your Lender Will Need
DO NOT DO THIS — Protect Your Loan From Pre-Approval to Closing
BUYER CONTACT LOG
Real Estate Agent
Name
Company
Phone
Email
File #
Mortgage Lender / Loan Officer
Name
Company
Phone
Email
File #
Escrow Officer
Name
Company
Phone
Email
File #
Title Company
Name
Company
Phone
Email
File #
Home Inspector
Name
Company
Phone
Email
File #
Homeowner's Insurance Agent
Name
Company
Phone
Email
File #
HOA Management Company
Name
Company
Phone
Email
File #
KEY TRANSACTION DATES
7B — SELLER PACKET
Seller Checklist, Contact Log & Property Information
PRE-LISTING CHECKLIST
ESCROW CHECKLIST
SELLER CONTACT LOG
Real Estate Agent
Name
Company
Phone
Email
File #
Escrow Officer
Name
Company
Phone
Email
File #
Title Company
Name
Company
Phone
Email
File #
HOA Management Company
Name
Company
Phone
Email
File #
UTILITY & SERVICE ACCOUNTS — For Transfer to Buyer
Electric
Provider
Account #
Phone
Transfer
Gas
Provider
Account #
Phone
Transfer
Water
Provider
Account #
Phone
Transfer
Trash
Provider
Account #
Phone
Transfer
Internet
Provider
Account #
Phone
Transfer
Cable / Satellite
Provider
Account #
Phone
Transfer
Solar Lease / PPA
Provider
Account #
Phone
Transfer
Solar Loan
Provider
Account #
Phone
Transfer
Security / Alarm
Provider
Account #
Phone
Transfer
Pool Service
Provider
Account #
Phone
Transfer
Landscaping
Provider
Account #
Phone
Transfer
EQUIPMENT & LEASE INFORMATION
List any leased equipment or ongoing service contracts that need to be transferred or addressed at closing.
Lease / Equipment 1
Equipment
Company
Contract #
Mo. Payment
Contact
Lease / Equipment 2
Equipment
Company
Contract #
Mo. Payment
Contact
Lease / Equipment 3
Equipment
Company
Contract #
Mo. Payment
Contact
Lease / Equipment 4
Equipment
Company
Contract #
Mo. Payment
Contact
HOA INFORMATION
KEY TRANSACTION DATES — SELLER
7C — DISTRESSED PROPERTY SITUATION LOG
For Homeowners Facing Foreclosure or Short Sale
Use this section to track all critical information, dates, and communications. Organized records are one of the most important tools you have.
KEY DATES & LOAN INFORMATION
Loan Number
Servicer Name
Servicer Phone
Servicer Loss Mit. Dept. Phone
Assigned Negotiator
Negotiator Direct Phone
Negotiator Email
Servicer Reference #
Date of First Missed Payment
Date First Notice Received
Date of NOD Filed
NOD Recording Number
Reinstatement Amount
Reinstatement Deadline
Date of Notice of Trustee Sale
Scheduled Auction Date
Date of BPO / Appraisal
Estimated Market Value
Short Sale List Date
Short Sale Offer Accepted
Approval Letter Received
Estimated Close Date
DOCUMENT COLLECTION CHECKLIST
SERVICER COMMUNICATION LOG
Log every call. Date, time, rep name, confirmation number, and what was said. This record can be critical if there are disputes.
| Date | Time | Rep Name | Dept / Company | Conf # | Notes / Outcome |
|---|---|---|---|---|---|
IMPORTANT NOTES / DECISIONS MADE
7D — AGENT MASTER CHECKLIST & TRANSACTION LOG
For Internal Use — Print One Per Transaction
TRANSACTION INFORMATION
KEY DATES
MASTER CHECKLIST
| ✓ | Task | Date Completed |
|---|---|---|
| PRE-LISTING PHASE | ||
| Consultation completed — goals, timeline, pricing discussed | ||
| CMA completed and pricing strategy agreed upon | ||
| Listing agreement signed | ||
| Pre-listing property walk-through completed | ||
| Pre-sale vendor coordination: cleaning, repairs, staging scheduled | ||
| Preliminary title report ordered and reviewed | ||
| HOA documents requested (if applicable) | ||
| Disclosures packet prepared: TDS, SPQ, NHD, lead paint, addenda | ||
| MLS listing built and reviewed for accuracy | ||
| Photo shoot scheduled and seller prepped | ||
| Photography, video, and 3D tour completed | ||
| Individual property website live | ||
| Social media and digital advertising launched | ||
| Just Listed mailers sent to surrounding neighborhood | ||
| Showing schedule and lockbox set up confirmed | ||
| Signage installed | ||
| ACTIVE LISTING PHASE | ||
| Showing activity monitored and confirmed | ||
| Buyer feedback collected after each showing — relayed to seller | ||
| Week 1 update delivered to seller | ||
| Week 2 update delivered to seller | ||
| Week 3 update delivered to seller | ||
| Open house scheduled, promoted, and executed (if applicable) | ||
| Competing listings monitored — any changes flagged | ||
| OFFER & NEGOTIATION PHASE | ||
| Offer(s) received and reviewed in detail | ||
| Buyer pre-approval letter verified — lender called | ||
| Offer terms presented to seller with full explanation | ||
| Counter-offer prepared and delivered (if applicable) | ||
| Final offer accepted — all parties signed | ||
| Accepted offer delivered to escrow | ||
| Earnest money deposit confirmed received by escrow | ||
| ESCROW & CLOSING PHASE | ||
| Escrow instructions reviewed by both parties | ||
| Seller disclosures delivered to buyer — acknowledgment tracked | ||
| Termite inspection scheduled and completed | ||
| Termite clearance obtained (if required) | ||
| Buyer's home inspection scheduled and completed | ||
| Inspection repair requests received and reviewed | ||
| Repair negotiation completed — documented in writing | ||
| Agreed repairs completed and verified | ||
| Appraisal completed | ||
| Low appraisal response strategy executed (if applicable) | ||
| Loan contingency removal received | ||
| HOA transfer paperwork ordered and completed | ||
| Demand and payoff ordered by escrow | ||
| All contingency deadlines tracked — no lapses | ||
| Final walkthrough scheduled and completed | ||
| Closing statement reviewed line by line | ||
| Any errors corrected with escrow | ||
| Recording confirmed at County Recorder's office | ||
| Seller proceeds confirmed disbursed | ||
| Keys, remotes, garage openers, manuals delivered to buyer | ||
| Complete transaction document package delivered to seller | ||
| Post-closing follow-up call with seller completed | ||
TRANSACTION CALL LOG
Log all significant calls for this transaction.
| Date | Time | Rep Name | Dept / Company | Conf # | Notes / Outcome |
|---|---|---|---|---|---|
TRANSACTION NOTES
Broker Associate · DRE# 01481879
Cory Ryan
Just Call Cory!
With over 25 years of experience in financial services and real estate across the Inland Empire, I bring a level of knowledge and transparency that my clients rarely find anywhere else. I specialize in clients who have been told they have no options. More often than not, they do.
Realty Masters & Associates · Serving Hemet, San Jacinto, and the Inland Empire