Apr 14

11

Can I Qualify for a USDA Loan with No Credit Scores?

Qualifying for a USDA Loan with No Credit Scores

In the situation where there is truly no credit scores established, qualifying for a USDA loan can be possible but addition qualifying steps will be needed. Today’s blog will discuss what options are available when there is NO credit score.


 

Non-Traditional Credit References for USDA Loans

In the case of no credit score reporting, USDA guidelines will permit verification of “non-traditional” credit to be considered in the underwriting evaluation. These would be accounts paid by the applicant, but normally would not report to the credit bureaus.

However, it is important to note that a buyer with “zero credit scores” must truly have a credit profile that is without any negative credit reporting, period.

Non-traditional credit CANNOT offset adverse credit.

In a no score situation, we will need at least 3 pieces of non-traditional credit provided there is a 12 month verified rental history. If no rental history can be verified, then 4 alternative lines of credit will need to be documented.

Possible examples of non-traditional credit types could be:

  • Rental History
  • Utilities
  • Car Insurance
  • Cell Phone, Cable, or Internet
  • Retail store accounts
  • Verification will be required to show an acceptable 12 month payment history:
  • Cancelled Checks
  • Non-Traditional Mortgage Credit Reports

Written account verifications directly from the creditor which would include:

  • Date the account was opened
  • Account Balance
  • Monthy payment due, and
  • Payment history reported in 0X30, 0X60, 0X90 format

Statements such as satisfactory or acceptable are not permitted.

In summary, a buyer with no credit scores can qualify for the USDA Loan. However, minimum credit conditions will apply, and each situation is reviewed on a case by case scenario.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to apply online for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Email: SeanS@mplx.org
Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Apr 14

4

What are the Minimum Property Requirements for a USDA Loan?

Are there Minimum Property Requirements for USDA Loans? 

The USDA Rural Development Loan Program does require certain conditions to be met on eligible properties in order for closing to take place. This week’s tip will explain what these requirements are, where to find them, and what potential property issues a homebuyer should be on the look out for.

Minimum Property Requirements for USDA Loans

USDA loans are covered by HUD Handbook requirements for minimum property requirements (MPR).

Administrative Notice (AN) 4699 states that:

  • “An existing dwelling must meet HUD Handbooks 4150.2 and 4905.1
  • “An FHA roster appraiser may certify compliance to the handbooks;”

It continues with the following:

“Appraisers may certify the requirements of HUD Handbooks 4150.2 and 4905.1 have been met on page three of the appraisal form in the “Comment” section, in an addendum to the appraisal, or elsewhere on the appraisal form. It is not necessary for the appraiser to specifically identify each HUD Handbook by number (4150.2/4905.1). Appraiser comments that state the property “appears to meet” or “seems to meet” HUD Handbooks are unacceptable.”

So what are some red flags to look out for?

While there can be any number of issues that may require repairs, a good rule of thumb is to observe the following:

Safety, Sanitary, and Structurally Sound

If your concerns impact any one of these aspects of the home, then it may very well need to be addressed prior to closing.  Please check out the link provided here for more details. 

Remember that today’s topic covered USDA minimum property requirements, but understand that additional conditions can be requested by the underwriter or appraiser that go above and beyond depending on the circumstances of the situation.

If you’re already approved and in process with a contract, please consult with your lender for any specific transaction related questions that may apply.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to apply online for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Email: SeanS@mplx.org
Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Mar 14

28

Can You Gross Up Tax Exempt Income When Qualifying for a USDA Loan?

How Can Tax Exempt Income Help a Buyer Qualify for a USDA Loan? 

This tip will cover a very important topic which can go a long way in determining your loan qualifications, maximum sales price, and what properties you can search for.

USDA Tax Exempt Income Guidelines

Per AN 4699: When qualifying tax exempt income for repayment:

Section 1980.345(c)(2)(ii) allows income exempt from Federal Income Tax to be “grossed up” by the amount of federal tax savings attributable to the nontaxable income for repayment purposes only. No other adjustments for tax-exempt income are authorized. Lenders must document any adjustment made. There is no flat percentage authorized for all applicants.

  • Annual Income: Tax exempt income sources should not be grossed up for annual income purposes.

Remember that repayment income is for loan qualifying and annual income is for USDA household income calculations.

Let’s illustrate by using the following example:

  • Mr. Smith is currently working as a W2 employee and receives a monthly salary of $2,000 before any taxes are taken out.
  • In addition, he is a Veteran and receives $1,500 monthly in tax exempt VA benefits.

He is in a 15% tax bracket, so you could then “gross up” the non-taxed VA income by 15%, from $1,500 to $1,725.

His total loan qualifying or repayment income would be as follows:

  • Employment gross monthly income: $2,000 (Before taxes taken out)
  • Tax Exempt VA Benefits (Grossed up): $1,725
  • Total eligible income for loan qualifying would be:  $3,725 per month

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to apply online for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Email: SeanS@mplx.org
Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Mar 14

21

Can a USDA Loan Help with a New Construction Property?

Can a USDA Loan Finance a New Construction Property?

Today’s blog will cover why a USDA loan can be a flexible choice in the case of a new construction property and is a must read for any buyer, builder, or Realtor.

For a point of clarification, the USDA Guaranteed Program does not offer construction to permanent financing or provide builder draws.

Our topic today will be discussing permanent financing also known as an end loan.

Here are the acceptable options available to document these requirements.

USDA New Construction Property Guidelines

USDA guidelines define a new construction property as: “New dwellings that have been built for less than 12 months and have never been occupied.”

When dealing with a new construction property the following benefits will apply:

  • Expiration dates for credit reports and appraisals are 180 days
  • Normally they are 120 days for existing dwellings

This allows for an extended time to handle both loan qualifying and construction of the home.

USDA Rural Development guidelines require the following for new construction properties:

  • Evidence that construction inspections were performed throughout the project in accordance with published guidelines.

It can be exciting when a home is built to your specifications, and while the USDA program is an equally exciting loan option, be careful that you are working with a highly experienced mortgage professional due to the additional steps required under USDA guidelines for new construction properties.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to apply online for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Email: SeanS@mplx.org
Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Mar 14

14

How Does the New USDA Rural Definition Affect Future Area Eligibility?

How Does the New USDA Farm Bill Impact Eligible Areas? 

Stop the presses because I have great news to share this week. Since the Farm Bill passed earlier this year, we have been waiting on USDA to finalize their rural definition and that day is finally here. This is an important announcement, so let’s find out what this means for future USDA area eligibility!

Before we get started today, please be patient with the details.  I realize this topic can be complicated, but having this knowledge is critical for future success.

When Will The USDA Rural Definition Changes Take Effect? 

The Agriculture Act of 2014 (H.R. 2624) was passed earlier this year, which ended months of uncertainty surrounding key features of the USDA Loan Program. Also known as the Farm Bill, it authorizes $956 billion in spending over the next ten years for programs such as rural development.

Since then the USDA has spent significant time working to finalize their rural definition, along with when the changes would take effect. The rural area definition has been amended as follows:

  • Any area deemed to be a “rural area”, beginning January 1, 2000 and ending December 31, 2010, shall continue to be classified as such until new census data in the year 2020
  • The USDA has removed the 25,000 population limit from the Farm Bill and amended it to 35,000

Additionally, Section 737 of the Consolidated Appropriations Act, 2014 (H.R. 3547) authorized any area that was eligible as of September 30, 2013, to remain eligible until September 30, 2014.

Rural Development is now in the process of implementing this new definition and revising the existing rural area maps. The new rural area definition will be implemented in the following two phases:

Phase 1, May 6, 2014:

Areas meeting any of the three following criteria shall be classified as eligible:

  • The area was eligible as of September 30, 2013; 
  • The area was eligible prior to October 1, 1990, or
  1. Was deemed eligible at any time between January 1, 2000 and December 31, 2010, and
  2. Subsequently became ineligible and was ineligible on September 30, 2013, and
  3. Has a population which does not exceed 35,000, and
  4. Is rural in character.    
  • The area population decreased following the 2000 decennial census, and the 2010 decennial census indicates it is now below the population limit for the area. Please note that additional population data does apply to this 3rd portion of criteria.

Phase 2, October 1, 2014: 

Areas meeting any of the following criteria shall be classified as ineligible:

  • The area was eligible prior to October 1, 1990, or deemed to be eligible between January 1, 2000 and December 31, 2010 AND the population exceeds 35,000 per the 2010 decennial census.
  • The area has been annexed into a larger ineligible area and has become part of the larger Census Data Place.
  • The area was formerly eligible but is no longer rural in character due to further development and urbanization that is inconsistent with the new rural area definition.

In summary, all current eligible areas will stay so until 9/30/14.  Starting in 10/1/14, is when changes will take place for any areas that fall under this criteria.  Some areas could lose their eligibility, while others can possibly gain eligibility they did not previously have.

Now that we have some certainty, this is a great time for homebuyers and their Realtors to take advantage of this window of opportunity.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to apply online for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Email: SeanS@mplx.org
Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in USDA FAQs, USDA News, USDA Qualifying Property

Mar 14

7

What are the Benefits of a USDA Rural Home Loan?

What Benefits Do USDA Rural Home Loans Offer?

USDA Rural Home Loans are a sought after program by consumers, so it is important for Realtors and homebuyers to understand the facts about this unique and valuable program.

USDA Rural Home Loan Benefits

  • 100% Financing.  USDA loans offer no down payment, which when compared to FHA or Conventional programs, offers an immediate reduction in out of pocket expenses.

In addition to saving money with no down payment, USDA loans offer the ability to finance out of pocket settlement charges.  In cases when the appraised value is higher than the sales price, USDA loans will provide this added flexibility and allow homebuyers the option of financing these expenses.

FHA, Conventional, and VA loans will not permit the financing of these costs.

  • No maximum loan limits. Mortgage amounts are determined by loan qualifying, thus not restricting qualified applicants by setting loan limits like FHA or Conventional.
  • Flexible credit qualifying.  While minimum credit conditions are required, exceptions can be made for previous short sales, bankruptcies, and foreclosures. Manual underwriting can also be used for lower score scenarios, but be cautious because not all lenders offer this option.
  • USDA loans are not restricted to only First Time Homebuyers.  While many assume that only first time homebuyers can be eligible, previous homeowners are also possible candidates provided they are purchasing a primary residence and meet the qualifying criteria.

With all of the above mentioned benefits, please note that there are two main requirements needed before additional eligibility can be reviewed.

  • The subject property being purchased must be located in an approved USDA Rural Development area:  There are no exceptions to this policy.  Eligible areas can vary per county, so be aware when planning to look for homes.

USDA Benefits

  • There are income limitations based on family household size: USDA loans take into account income from all family household members, and not just who is on the loan.  This can be complicated, so contact us for any specific questions.

USDA eligible areas and income limits can be found directly at the USDA website.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to apply online for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Email: SeanS@mplx.org
Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in USDA Advantages, USDA FAQs

Feb 14

28

Do USDA Loans Require a Stove as an Appliance?

Do USDA Loans Have a Minimum Appliance Requirement? 

Per Administrative Notice 4699: “An existing dwelling must meet HUD Handbooks 4150.2 and 4905.1

These sections cover both existing housing property requirements and valuation analysis for Single Family homes. FHA roster appraisers will follow this when completing a USDA appraisal.

The existence of kitchen appliances is not a minimum property requirement (MPR), and the appraiser should not complete the appraisal subject to the installation of appliances.

However, please remember that if the subject property does not have appliances, then the appraiser will need to consider any applicable adjustments when determining value.

Remember that today’s topic covered minimum appliance requirements, but understand that additional conditions can be requested by the underwriter or appraiser that go above and beyond depending on the circumstances of the situation.

If you’re already approved, and in process with a contract, please consult with your lender for any specific transaction related questions that may apply.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to apply online for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Email: SeanS@mplx.org
Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in USDA FAQs, USDA Qualifying Property

Feb 14

21

Can You Qualify for a USDA Loan If You Already Own a Home?

Do you need to sell your house in order
to qualify for a USDA Loan? 

Can you qualify for a USDA loan if you already own a home? This is a common question, and while this scenario can be possible, additional USDA qualifying guidelines will apply.

USDA Primary Residence Guidelines 

The USDA Rural Loan Progam may not be used for second homes or investment properties.  Only for primary residences located in eligible areas.

However, in situations where a homeowner wants to purchase a new primary residence before their current property sells, a USDA loan can help, but proceed with caution!

In order to qualify for a USDA loan with this scenario, the loan will have to be approved by both underwriting and USDA Rural Development (RD) to have met their property superiority condition which could be anyone of the following:

  • Upgrading from a manufactured home to a single family residence. (Restrictions do apply on this scenario, so contact my office for more details.)
  • Increase in family size requiring a larger home.  For example, a 2 bedroom/1 bath home for a family of 5 may be deemed inadequate.
  • Current residence is outside of a reasonable commuting distance due to employment change, relocation, etc. as determined by underwriting and USDA Rural Development.
  • Provided the reason is acceptable and makes sense, the home buyer then must still be able to qualify with both housing expenses since their prior residence has not yet sold.

Upfront work and communication at the beginning is critical between all parties to determine if this could be considered an eligible situation.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to apply online for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Email: SeanS@mplx.org
Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in USDA FAQs, USDA Underwriting Guidelines

Feb 14

14

What Is Considered a USDA High Cost County?

Are There Benefits to Buying a Home in a USDA High Cost County? 

USDA income limits for the Guaranteed Program are both generous and based on household income size, but many are not familiar with the eligibility advantages for what is considered a high-cost county.

USDA High Cost Counties

While many make the assumption that the USDA loan program is strictly for smaller loan amounts, this is simply not true. Unlike FHA loans, for example, the USDA loan program does not have a set loan limit. The maximum loan size is based on the applicant’s ability to repay.

The USDA Guaranteed Rural Housing (GRH) Program breaks down income limits for tiers of 1-4 person households and 5-8 person households. Income calculations vary from state to state and from county to county.

High cost counties are considered part of a Metropolitan Statistical Area (MSA), so the income limits are increased to allow for the higher cost of living.  The United States Office of Management and Budget  defines an MSA to “have at least one urbanized area of 50,000 or more population, plus adjacent territory that has a high degree of social and economic integration with the core as measured by commuting ties.”

For today’s comparison, we’ll use the Florida counties of Highlands and Collier.

USDA income limits for Highlands County start at $74,750 for a household size of 1-4 and increase to $98,650 for households consisting of 5-8 members. In comparison, Collier County has income limits of $83,750 and $110,550 respectively.

Please note that household income eligibility is based on total income by all household members, NOT just those who are on the loan application.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to apply online for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Email: SeanS@mplx.org
Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in USDA Advantages, USDA FAQs, USDA Income Qualifying

Feb 14

7

How Do You Know If Your Income Qualifies for a USDA Loan?

What are the Income Requirements for the USDA Rural Housing Guaranteed Loan Program?

While this topic can be complicated, today I will guide you step by step through the USDA website and how to determine if your income qualifies for a USDA Loan.

Income Qualifying Calculator for USDA Loans

  • First, go to the USDA homepage: For your convenience, I’ve included the link below.

http://eligibility.sc.egov.usda.gov/eligibility/welcomeAction.do

  • Next, click on Single Family Housing under the Income Eligibility section: From here you will begin to input individual information such as your state, county, and household information.
  • Once all individual and household information has been added, hit next to be brought to the next page: Here you will enter information about your monthly expenses and income. Remember, if you are unsure of what to enter you can click on the question mark next to each line to receive clarification.
  • Once all relevant information has been added, click finish towards the bottom of the screen to see the results on if your income qualifies for a USDA Loan.

Please remember, this calculator is only to be used as a tool and does not guarantee eligibility. Certain income or deductions may not be applicable based on specific USDA income qualifying guidelines.  The bottom line is do not qualify or disqualify yourself, always check with a mortgage professional who is experienced with USDA Home Loans.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to apply online for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Email: SeanS@mplx.org
Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in USDA FAQs, USDA Income Qualifying


Sean Stephens

Metroplex Mortgage Services

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