TxAg in Pcola

Husband, father of 3, Texan, Texas Aggie, Houston sports lover, and also a Disability attorney in Pensacola, Florida.

[TxAg in Pcola @pns_disability]

@JustinSadauskas @ImYouthSoccer I agree completely. I’m just pointing out the current system is leaving a lot of ‘potential’ on rural fields. More than training, I believe it’s constantly playing against elite competition that really makes them great.

[TxAg in Pcola @pns_disability]

@CoachDHansen Could not be a more accurate insight.

[TxAg in Pcola @pns_disability]

@IHateSoccerPod @PaulSpacey Agree. My issue is bias toward large clubs and large metropolitan areas. Small towns have some ballers, but most are never seen or found.

[NOBUNAGA🇯🇵🏯_夏樹蒼依 @japan_nobunaga]

In Texas I went to a game where the entire student side of the stadium did not sit down for four hours.

I assumed the seats were broken. I checked the one next to me. It worked.

I asked a student named Tyler why nobody was sitting.

He said, "In case they need us."

That was the whole answer. In my land we have a saying, always on the battlefield. A samurai does not lounge in the presence of a lord who may call him. He stands, so that when the call comes there is no distance between the call and the man.

Here were thirty thousand of them. Standing. In case.

I asked Tyler how often they are needed.

He thought about it. "Once."

Once. In 1922. The team was running out of healthy men, and a student named Gill was called down out of the stands. He put on an injured player's uniform and stood on the sideline, ready, for the rest of the game. He never went in. They won without him.

That is the whole origin. A man who did not play. A hundred years of standing for a man who did not play.

So I stood. I am not a student. I was not going to be called under any reading of the rules. My knees began filing complaints in the third quarter and I ignored them, because Tyler was nineteen and had stood through every home game for three years and had never once been called, and was not bitter about it, and was in fact eating nachos.

Nobody was called. Nobody has been called since 1922. The knees of Texas do not care.

In my land we say be ready at every moment.
Texas built thirty thousand seats and refuses to use them.

[TxAg in Pcola @pns_disability]

@AggiesRecruitEx I miss playing Nebraska in College Station. Great team. Better fans.

[TxAg in Pcola @pns_disability]

@goddek That’s Oklahoma keeping Texas and Colorado from throwing hands because if anyone is going to fight Texas it’s going to be Oklahoma.

[Makayla | Real Estate Investor @REIMakayla]

Someone is selling a house right now with a $250,000 mortgage at 2.99% attached to it, and you are allowed to take over their payments

Not refinance it. Not match it. Take it. Same rate, same balance, same 26 years left on the clock. Today's rate is 6.89%, the highest in a year. The difference on that one loan is $592 a month

It's called a mortgage assumption and the bank has to let you do it if you qualify. Here's how it works:

Every FHA and VA loan in America was written so it can be transferred to the next buyer. That's millions of mortgages. As of this spring, 40% of the money sitting in government-backed home loans still carries a rate under 4%. Those houses are on the market like any other house. The rate travels with the deed if you know to ask for it

You don't have to be a veteran to take over a VA loan. You don't have to have had an FHA loan before. You qualify the way the seller qualified: credit, income, debt. The loan's servicer processes it. The seller is released. The rate never moves

The math on that $250,000 balance:

At 2.99%, the payment is about $1,053
A new loan for the same $250,000 at 6.89%: about $1,645
Difference: $592 a month
Over the 26 years left: about $184,000

Now the part that stops most people, so it doesn't stop you:

The seller owes $250,000. The house is worth $400,000. The $150,000 gap is your down payment. Cash, a second loan, or a mix. Even if you borrowed the entire gap at 9%, your combined payment lands around $2,260. A brand-new loan on that same house with 3.5% down is about $2,540. Every dollar of the gap you cover with cash instead of a second loan drops it further

"Why isn't everyone doing this?"

Because nobody can find them. There is no Zillow filter for "seller has a 2.99% FHA loan." A startup called Roam built exactly that marketplace in 2023. It shut the service down last month. Your realtor has probably never closed one. The servicer makes almost nothing on it compared to writing a new loan, so nobody in the transaction is motivated to bring it up

So you bring it up:

1. Search listing remarks for the word "assumable." Some agents know to list it
2. For every house you like, ask one question: "What kind of loan does the seller have and when did they get it?" An FHA or VA loan from 2020 or 2021 is the jackpot
3. Mortgages are public record. Your county recorder's website shows the loan type and date on any address. Pull it before you offer
4. Write the assumption into the offer. Plan on 2 to 3 months instead of 30 days. The agencies cap the fees and there's usually no appraisal

The catches, in full. FHA loans written after 2013 carry mortgage insurance for the life of the loan, so run the payment with it included. If you take a VA loan from a veteran, part of their VA benefit stays tied up in your house until it's paid off, so some veterans want extra money for it. And a few sellers know exactly what that rate is worth and price it in. Most don't

A stranger locked in a rate three years ago that you will not see again in your lifetime. The law says you can have it. You just have to ask before the house sells to someone who didn't

I will teach you how to flip houses. Link in my bio, fill out the form and I'll hit you back

[TxAg in Pcola @pns_disability]

@kylesheldon Haaland

[Fan @maybef4n]

Looks like the storm will make landfall around Port Arthur and do millions of dollars worth of improvements to the area

[TxAg in Pcola @pns_disability]

@IHateSoccerPod The solution is “play local clubs”? That may work in Houston or Atlanta, but those of us in small towns don’t have a ton of clubs within an hour or 2 of our club. We HAVE to travel.

[Brilliant Maps @BrilliantMaps]

North American Cities Transposed Onto Europe At The Same Latitude

Surprised?

See the reverse here: https://t.co/EGKj8wfhyb

[TxAg in Pcola @pns_disability]

@cornbreadcowboi He’s nuttier than squirrel shit. They try to trick him into picking the peanuts out of his own shit. Its doesn’t work. They boil his peanuts.

[TxAg in Pcola @pns_disability]

@MensHumor Just protecting his voting base

[TxAg in Pcola @pns_disability]

@mjtn_mj @realScrapinthe1 A private school fielding a state wide all star team they paid for beat a public school using player that happen to live close to the school. This is not a flex.

[TxAg in Pcola @pns_disability]

@Don_K_Williams Give me a team full of Messi’s and we’ll win the battle. Give me 2 Luca Modric’s and we’ll win the war - #Zlatan probably

[TxAg in Pcola @pns_disability]

@cecegkh @grok is there a way to block all posts that contain a variation of the phrase “make it make sense”? Asking for a friend.

[TxAg in Pcola @pns_disability]

@TheBolivianYank What did he say? “Go look at Europe”? I need better details and some specifics from the critics before I give them more energy than a tweet.

[TxAg in Pcola @pns_disability]

@catorano This tweet deserves a Nobel Prize.