Every neighborhood has one. The house people slow down to look at — and then keep driving.

Overgrown yard. Dated everything. Maybe it needs real work. And almost everyone assumes the same thing: that one’s for investors.

It isn’t. Not anymore. A renovation loan is the reason why.

The myth: only cash investors can buy a fixer

For a long time, that was basically true. If a house was rough, most regular loans wouldn’t touch it. So the only buyers were people with cash and a contractor on speed dial.

That left first-time buyers and move-up families fighting over the small pile of finished homes — and priced out of the streets they actually wanted.

What a renovation loan actually covers

A renovation loan rolls the purchase and the cost of the work into a single mortgage. You’re not draining savings to fix the place up after you close.

Depending on your situation, that can include things like:

• A full kitchen or bathroom remodel
• Structural repairs — the kind that scare other buyers off
• Landscaping rolled into the loan
• In some cases, building an ADU at the time of purchase

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The idea that changes everything: after-improved value

Here’s the part most people have never heard. The loan isn’t limited to what the house is worth today, sitting there rough.

It can be based on what the home will be worth after the renovation is done. That’s what turns a scary listing into a real opportunity.

So who is this really for?

Not just investors. A first-time buyer can use it to land in the zip code they thought was out of reach. A move-up family can buy the bigger house that needs updating instead of overpaying for done.

And if you’re an agent reading this: your rough listing isn’t an investor-only listing anymore. The right financing opens it up to a whole new set of buyers.

The honest caveats

This takes more coordination than buying a finished home. You’ll get real contractor bids. There’s a timeline, and it’s rarely as fast as you hope.

And not every property or every situation qualifies. That’s exactly the kind of thing worth a quick conversation before you fall in love with a specific house.

The post The Fixer-Upper Loan Most Buyers Miss appeared first on Chenine Lozano.

Almost every family I talk to about an ADU stops at the same place. Not zoning. Not permits. The money.

They’ve looked it up. They’ve seen the estimates. And the assumption underneath every one of those conversations is that you save for years, pull from retirement, or borrow against the house you already own.

There’s another way. If you’re asking how to pay for an ADU, the answer may be that you don’t bring the cash for the build at all.

What everyone assumes an ADU costs

Search the cost of building an ADU in California and you’ll get a big number back. It varies enormously by size, site, and finish, so I won’t pretend there’s one figure.

But whatever the number is, most people read it as cash they need to have. That’s the assumption worth examining, because it’s the one that stops the project before it starts.

The version nobody mentions

There are loans that let the cost of construction be financed as part of the mortgage itself. Not a separate build loan you arrange later. Part of the financing on the property.

And here’s the piece that changes the math: the loan can be based on what the property will be worth after the ADU is built, not what it’s worth today with an empty backyard.

Which means this can be done at the time of purchase. You can buy a house and finance the ADU in the same transaction, before you’ve ever made a mortgage payment on it.

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The three families this changes everything for

Why I care about this one

I’ve funded hundreds of loans, and the ones that stay with me aren’t the biggest. They’re the ones where a family got to stop choosing between being near each other and being able to afford it.

An ADU isn’t a product to me. It’s a grandmother close enough to walk over for dinner. It’s a kid who gets a real start instead of a rent receipt. It’s a piece of property that does more for your family in twenty years than it does today.

I think about my clients’ legacy, not their loan. This is the clearest example I know of the difference.

The honest part

This is more work than a straightforward purchase. There are real contractor bids, an appraisal that looks at plans rather than a finished building, and a timeline that runs longer than anyone wants.

Not every property works. Not every situation qualifies. Lot size, local rules, and the numbers themselves all have a say, and I’d rather tell you that early than let you fall in love with a plan that won’t pencil.

But if the only thing standing between your family and this is the assumption that you need the cash up front, that’s worth a conversation.

The post How to Pay for an ADU Without Cash appeared first on Chenine Lozano.

Would you believe someone just bought a million-dollar home with about thirty thousand dollars down?

Most people wouldn’t. Because most people are still doing the math on a number they picked up somewhere along the way and never questioned.

If you think you need 20% down to buy a home in California, that belief may be the only thing standing between you and a house.

Where the 20% rule even came from

Twenty percent isn’t a law. It isn’t a requirement. It’s the threshold where you avoid mortgage insurance, and somewhere along the way that turned into folklore about what it takes to buy a house at all.

Your parents may have put 20% down. Your coworker may have. That doesn’t make it the entry fee.

What that rule actually costs you in California

Run it on a million-dollar home, which in a lot of Southern California is an ordinary house on an ordinary street.

That gap isn’t a rounding error. For most families it’s the difference between buying this year and buying in a decade.

____________________________________________________________________________________________________________________________________

So what do you actually need?

The honest answer is that it depends on you, and that’s not me dodging the question. Different programs ask for very different amounts down, and the one that fits you depends on your income, your credit, the property, and whether you’ve owned before.

What I can tell you is that the number is almost always far less than 20%. And in some situations it is dramatically less than people expect.

The part nobody adds up: the cost of waiting

Saving toward 20% feels responsible. But while you’re saving, prices move, rents go up, and the target moves with them. You save for years and arrive at a bigger number than the one you started chasing.

Meanwhile someone who bought with less down has been building equity the whole time. Not because they were smarter. Because nobody told them to wait.

The honest caveat

Putting less down means a bigger loan and usually mortgage insurance, and that’s a real monthly cost you should see clearly before you decide. Sometimes waiting genuinely is the right call.

But that should be a decision you make with real numbers in front of you. Not one you make because of a rule nobody ever checked.

The post Do You Really Need 20% Down? appeared first on Chenine Lozano.

How to Afford a House in the Long Beach Neighborhood You Actually Want

You found the neighborhood. You can picture the walk to coffee, the school, the street you’d want to raise a family on.

Then you look at the prices, and your stomach drops. Everything move-in ready is out of reach. So you tell yourself the same thing most people do: maybe in a few years.

Here’s what I want you to hear: if you’re trying to figure out how to afford a house in Long Beach, you’re probably not priced out of the neighborhood. You’re shopping for the wrong house in it.

The belief that keeps good buyers stuck

Most buyers only look at homes that are already finished. Fresh kitchen, new floors, nothing to do but move in.

So they’re all competing for the same handful of pretty listings — and skipping right past the house that could actually get them onto the street they love.

The house nobody’s fighting for

There’s almost always one on the block. Dated. A little rough. Maybe it’s sat a while because everyone assumes it’s a project only an investor would take on.

That’s the opportunity. Because there’s a type of loan that lets you buy that house and finance the renovation — in one mortgage.

How a renovation loan actually works

In plain English: you don’t bring cash for the renovation. The cost of the work gets built into the loan.

And the loan isn’t based on what the house is worth today, sitting there dated. It’s based on what it’ll be worth after the work is done.

So the “ugly” house on the great street stops being a problem to avoid. It becomes the smartest way onto that street.

How to afford a house in Long Beach, in practice

Say you love a pocket where the finished homes are all just above your budget — but there’s a tired one that’s been sitting.

Instead of stretching for a “done” house in a zip code you like less, you buy the one that needs work in the zip code you love — and finance it into the shape you actually wanted.

The honest part

This isn’t magic, and it isn’t for every house or every person. There’s a real process — contractor bids, timelines, an appraisal. It takes a little more patience than buying something finished.

But I’d rather you spend that patience getting into the right neighborhood than spend years waiting to afford the wrong version of your life.

The post How to Afford a House in Long Beach appeared first on Chenine Lozano.

Past, Present & Future: Long Beach’s Legacy, Lifestyle, and What’s Next

Some cities are just a stop on the map—but Long Beach is a destination. Coastal, cultural, and constantly evolving, this city continues to balance its rich history with a forward-looking vision for the future.

In our latest American Dream TV segment, hosts Chenine Lozano and Kim Purdy explore Long Beach through time, revealing how its past shaped the community we know today.

Local historian Keon Holmes walked us through The Pike—once a vibrant amusement zone filled with roller coasters, tattoo parlors, and carnival lights that defined the city’s identity. Beneath Ocean Boulevard, the historic Jurgens Trust Tunnel still sits sealed, a hidden remnant of a 1920s-era passageway lined with shops and businesses.

Long Beach’s Navy roots run deep, influencing everything from its nightlife to the small, two-bedroom homes originally built for service members—many of which still stand today.

Fast forward to the present, and the same energy thrives in places like Shoreline Village, where locals and visitors alike enjoy waterfront views, carousels, surrey bikes, and harbor cruises.

Looking ahead, Long Beach is poised for global attention as the 2028 Summer Olympics bring up to 11 events to the city, including sailing, BMX racing, and water polo. Alongside the new Long Beach Amphitheater, the city is redefining what it means to be both coastal and cultural.

From the echoes of The Pike to the cheers of the Olympics, Long Beach proves that legacy lives, lifestyle thrives, and the future is already here.

The post Past, Present & Future | American Dream TV Long Beach appeared first on Chenine Lozano.

If you’ve been watching the headlines, you already know: the federal government is in shutdown mode. But what does that actually mean for buyers, sellers, refinances, and investors who are trying to move forward with real estate?

The truth is, deals are still getting done. But depending on the loan type (or if you’re in commercial real estate), you could see delays, detours, or even roadblocks. Let’s break it down.

Residential Real Estate: What Buyers, Sellers, and Borrowers Need to Know

For most homebuyers and homeowners, the impact is minimal—but not invisible. Here’s where we stand:

• Conventional (Fannie Mae/Freddie Mac): No impact. These loans continue as usual.

• VA Loans: Still active, but expect appraisal delays. Veterans and their agents should pad timelines.

• FHA Loans: Single-family FHA loans are still closing. But if you’re working with condos or need staff approvals, expect slower turnaround.

• USDA Loans: No new commitments or guarantees are being issued during the shutdown. Deals already in the pipeline may close once USDA reopens.

• Tax Transcripts (IRS): The IRS says transcripts will still be processed, so refinances and verifications shouldn’t stall here.

• Social Security Verification: Still required, still functioning.

• Flood Insurance: The National Flood Insurance Program (NFIP) may pause new or renewal policies. Private flood insurance could be the workaround.

• Federal Employees as Borrowers: If furloughed, their income can’t be used to qualify until they return to work.

What this means: Sellers may wait longer to close, buyers may need backup strategies, and refinances are moving forward but could slow if income verification is tied to federal employment.

Commercial Real Estate: Where the Impact Is Heavier

Commercial real estate (CRE) is feeling the brunt more directly. That’s because federal agencies and approvals play a bigger role here:

1. IRS Transcripts Halted: With the IRS IVES system down, underwriters may have to pause while waiting for 4506-Cs.

2. Economic Data Delayed: Reports on jobs, inflation, and construction spending aren’t being released. That makes it harder for lenders to gauge market risk.

3. SBA Loans on Hold: No new 7(a), 504, or Express loans are being processed. Deals relying on SBA financing will stall until funding is restored.

4. HUD/FHA Multifamily Slowdowns: Limited staffing means endorsements and approvals are dragging.

5. Federal Courts Delayed: Bankruptcy and other civil cases tied to CRE may get postponed if the shutdown continues.

The Bottom Line

This isn’t a market shutdown—it’s a government slowdown.

• For residential: Buyers and sellers should prepare for slightly longer timelines on VA, FHA, and USDA loans, but conventional deals will keep moving.

• For commercial: Expect underwriting slowdowns, SBA loan freezes, and a lack of economic data to guide lending.

The last shutdown lasted 35 days. This one could stretch weeks, not days. But here’s the good news: opportunities are still out there. The agents and lenders who stay proactive, anticipate bottlenecks, and educate their clients will come out ahead.

✅ If you’ve got a client worried about delays, or a deal that feels stuck, let’s talk. Together, we’ll navigate the changes, find solutions, and keep your deals moving forward.

The post What the Government Shutdown Means for Real Estate Right Now appeared first on Chenine Lozano.

Buying a home is stressful enough. The last thing you want is one innocent cash deposit to raise red flags, slow underwriting, or put your closing at risk. If you’re preparing to buy, here’s what you need to know about cash deposits and mortgage rules, explained simply so you can protect your deal and close on time.

Why Cash Deposits Are a Red Flag for Mortgage Approval

Lenders and title companies must verify where every dollar of your down payment and closing funds comes from. When you suddenly deposit a large amount of cash during the loan process, it creates problems:

• Unverified funds: Cash is the hardest to document.
• Underwriting delays: Lenders may request extra paperwork like bills of sale, gift letters, or account histories.
• Closing risks: If you can’t prove where the cash came from, the lender may not allow you to use it — leaving you short on cash to close.
• Legal concerns: Banks run anti–money laundering checks. Unexplained cash can trigger Suspicious Activity Reports (SARs) and even legal scrutiny.

The Risk in Plain English

Two big rules to keep in mind:

1. Banks must report large cash deposits (typically over $10,000) to federal authorities.
2. Splitting deposits to avoid reporting is illegal. This is called “structuring,” and it creates even bigger problems for your mortgage approval.

Real-World Example: How a Cash Deposit Jeopardized Closing

Imagine you deposit $12,000 in cash just one week before closing. Your lender flags the deposit and asks where the money came from. You don’t have paperwork proving it was yours. Now the underwriter requires:

• Additional bank statements
• A signed gift letter (if it was gifted money)
• A bill of sale (if it came from selling something)

If you can’t provide acceptable documentation, the lender won’t let you use that $12,000 toward closing. Even though you still qualify for the loan, you’re suddenly short on funds — and without enough verified money, the purchase could fall through.

What To Do Instead: Safe Ways To Move Money for a Mortgage

If you want to avoid headaches, here are practical steps to handle deposits the right way:

1. Plan Ahead

Move funds into your bank account before you start the loan process — ideally weeks before applying.

2. Document Everything

• Selling an item? Keep a bill of sale and proof of payment.
• Receiving a gift? Get a signed gift letter and proof that the donor had the funds.

3. Use Traceable Transfers

Prefer wire transfers, cashier’s checks, or direct bank transfers. These create a clear paper trail that underwriters trust.

4. Communicate Early

Tell your loan officer and your bank if you plan to deposit a large sum. Ask what documents they’ll need upfront.

5. Don’t Split Deposits

Never break up cash into smaller amounts to “fly under the radar.” This is illegal and creates more scrutiny.

6. Ask a Pro First

Not sure how to document funds? Don’t risk your deal by guessing. Call me before you deposit any cash so I can guide you on exactly what’s acceptable.

Bottom Line: Protect Your Mortgage Approval

Unexplained cash deposits won’t stop you from qualifying if your income and credit are strong — but they can leave you short on acceptable funds to close. Be proactive, document everything, and use traceable funds. That keeps underwriting smooth, escrow on schedule, and you walking into your new home with confidence.

Call me directly at (562) 620-7662 or (562) 762-7511 before you move money. I’ll walk you through the right way to handle deposits so you close on time — without surprises.

The post Don’t Let Cash Blow Up Your Home Purchase: How Cash Deposits Can Kill Your Mortgage Deal appeared first on Chenine Lozano.

When most people think about buying rental properties, they picture the monthly rent check covering the mortgage and putting extra cash in their pocket. And yes, cash flow matters—but here’s the truth: the real wealth in real estate often comes from places you don’t see on a spreadsheet at first glance.

One of the biggest advantages? Taxes.

Real Estate as a Tax Shelter

Owning rental property isn’t just about rental income—it’s about how the IRS treats that income. Real estate is one of the few assets where the tax code works heavily in your favor.

The crown jewel is depreciation. On paper, the IRS lets you “write off” the value of your property over time, even though in reality, that property is usually increasing in value.

Here’s what that means in plain English:

• Let’s say you buy a rental home for $400,000.
• You can depreciate (deduct) a portion of that purchase price each year for up to 27.5 years.
• Even though your property might actually appreciate $20,000 in value this year, the IRS still lets you claim a loss on your taxes.

This “phantom expense” reduces your taxable income, meaning you could owe less in taxes while your investment quietly grows.

Why That Matters for Investors

For high-income professionals and investors, the tax shelter strategy can be just as powerful—sometimes more powerful—than chasing big monthly cash flow. If you’re in a higher tax bracket, depreciation can offset rental income and sometimes even other types of income (depending on your tax situation and how active you are in managing your rentals).

That’s why you’ll often hear seasoned investors say: “I don’t buy rentals just for the cash flow—I buy them for the tax benefits and long-term appreciation.”

Lending for Investors: My Favorite Tool

I originate loans for investment properties not only here in California but also across other states, which opens the door for clients to diversify their portfolios.

One of my favorite loan products for investors is the DSCR loan (Debt Service Coverage Ratio). Here’s why:

• Approval is based on the property’s cash flow—not your personal income.
• Perfect for investors who want to scale quickly, even if they don’t “look perfect” on paper.
• Works for long-term rentals, short-term rentals, and even portfolio building.

Pair that flexibility with the tax benefits of depreciation, and you can see why investors use DSCR loans to unlock opportunities they might otherwise miss.

The Big Picture

Cash flow is nice, but real estate wealth is built on three pillars:

1. Appreciation – your property’s value increases over time.
2. Amortization – your tenants help pay down your loan balance.
3. Tax Benefits – depreciation, deductions, and sometimes even tax-free 1031 exchanges.

When you put those together, you start to see why real estate is a favorite strategy for building generational wealth.

Final Thought

Buying rentals isn’t just about making a few hundred dollars a month. It’s about positioning yourself to build wealth in ways the average person doesn’t even see—using the tax code to your advantage, stacking appreciation on top of tax savings, and playing the long game.

That’s why smart investors look beyond the immediate cash flow. They know the real money is in the strategy—and with the right loan, it’s more accessible than you think.

The post Why Buying Rentals Isn’t Always About the Cash Flow appeared first on Chenine Lozano.

Long Beach isn’t just a city on the coast—it’s a lifestyle. In our very first segment with The American Dream TV, we set out to capture the unique mix of adventure, culture, and coastal charm that makes Long Beach one of California’s most vibrant communities. From paddleboarding with dolphins to sipping wine in Naples, every stop reminded us why this city is more than just a place to live—it’s a destination to experience.

A Perfect Day on the Bay

Even though summer is winding down, Long Beach weather makes it easy to enjoy the outdoors year-round. For our Play on the Bay adventure, we highlighted four experiences that show why this city is such a gem:

• Paddleboarding at Kayaks on the Water: Calm waters, incredible wildlife sightings, and even harmless moon jellies make Alamitos Bay the perfect starting point for beginners and seasoned paddlers alike.
• Wine & Charcuterie at Wine on 2nd: This family-owned Belmont Shore favorite is known for its carefully curated European wines and local charm. It’s the ideal stop before a night on the canals.
• Gondola Ride with Gondola Getaway: Tucked into Naples, the canals transport you to Venice, Italy—complete with romantic views, historic bridges, and some of Long Beach’s most stunning waterfront homes.
• Sunset Hydrobiking with Long Beach Waterbikes: Imagine a spin class on the water, but with golden-hour skies and panoramic views of the bay. It’s active, fun, and the perfect way to end the day.

Why Long Beach is Poised for the Spotlight

Long Beach has always been known for its cultural diversity, coastal living, and affordability compared to nearby cities. But with the 2028 Summer Olympics bringing sailing and other events to our waters, Long Beach is stepping onto the global stage. That means more attention, more opportunity, and more reasons to explore everything our community offers—whether you’re considering a visit or a long-term investment.

Meet Your Long Beach Lifestyle Experts

We’re Chenine Lozano and Kim Purdy—two locals passionate about sharing all things Long Beach. Kim brings her expertise as a real estate agent, while I bring a finance and lifestyle perspective. Together, we’re here to spark conversations about our city’s hidden gems, community highlights, and the unique opportunities that come with living by the coast.

Whether you’re looking for your next adventure or considering making Long Beach your home, we invite you to follow along as we continue to explore the heart of this incredible city.

Join the Conversation

We want to hear from you! What’s your favorite Long Beach activity? Would you paddle, sip, gondola, or ride first? And if you’re a local business that deserves the spotlight, drop us a note—we’d love to feature you in a future episode.

The post Play on the Bay: Exploring the Best of Long Beach Lifestyle appeared first on Chenine Lozano.

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