Hi all, I would greatly appreciate any input, criticisms, comments or your personal experiences concerning the situation below. Please read through, taking special note of the bold items.
Quick run down: I'm a 4th year, graduate May, start Emergency Med residency in July, married (wife's salary max's around 32k), and a total student loan debt of approx. 270,000 (includes undergrad). Program allows lots of moonlighting, and lots of hours are available to work at the start of 2nd year (big reason I came here) at around 70 bucks an hour, then 80/hour 3rd year and over 100/hr as a 4th year. Undergrad was a business degree, bartended 30 hours a week through 1st two years of med school and currently during this last 6 months of 4th year. I don't come from a family with any money, so no input from them. My residency is in a low cost of living area, my salary sucks at around 40k first year, sum of assets are my used car and about 10k in checking account.
Goal: My wife and I want to buy our first home in the 200,000 range.
Problem: After learning much of the home buying process it seems we won't be able to afford what we want. This is attributed to unusually high property taxes in this area, the ABSOLUTELY RIDICULOUS IBR plan requiring immediate payment of loans, modest(relatively speaking)credit card debt, and our lack of cash and stable work history. All these "hidden" fees contribute to a crappy Debt/income ratio (the single greatest determining factor of you getting a mortgage)
Plan: Using a physican mortgage program with a 5/1 ARM loan thus gaining the lowest possible APR.
Outside the box idea: In order to defer Student loan payments of approximately 300 per month, which is a huge monthly count against our debt to income ratio, I would register for 6 credits of online courses at the community college near my current legal address and knock em out real easy in my free time. These cost only $100 per credit for "locals". Assuming I signed up for the summer semester now, I think that will keep all my Stafford, sub and un-sub, and grad plus loans at the "IN SCHOOL DEFERMENT" stage while our loan is being processed. I say that I think it would, even better without even needing to ask, apply, or beg for permission from the crooks er.. I mean Federal Student Loan Admin.
This would drop our Debt/Income ratio into an acceptable range allowing us to buy the house we want. Then after the summer and thereby the classes end, I would allow the Income based repayment to kick back in, and it won't matter cause we'll already have our house for a one time fee of $600! Factor in a 200,000 house payment including tax and insurance at the rates I mention is only around 1350.00 per month I think is pretty dooable on any residents salary. Once wife's job starts in late summer and moonlighting starts up within a year of closing I think we stand to come out on top without stretching ourselves too thin. Theoretically you could do this perpetually through residency if your monthly student loan payment is astronomical for whatever reason(or want to buy a big house like us), and inch you closer to a "normal" financial life by keeping your loans in an INTEREST FREE deferment state for around 1200-1800 per year depending on your local community college rates. As a bonus, the classes I plan to take are online real estate and business classes to refresh myself and prepare for my attending life when I have several start-up business ideas that I will take a run at once I get some nice ER attending cash flow.
So, am I bat s@#t crazy or just a crazy genius. YOU DECIDE!!! Thanks for any reply's or comments, hopefully this idea can help someone else.