Colorado’s First Certified Reverse Mortgage Specialist  - (303) 467-7821

Reverse Mortgage Radio Show

Reverse Mortgage Client Testimonial

How often are second appraisals required? Are second appraisals required more for my type of home? What if I live in the country? Bruce gives you the information you need to know about second appraisals. This show is an update on the FHA Collateral Risk Assessment program.


Reverse Mortgage Client Testimonial

Senior households are increasing their debt. Most of the assets people hold is in the form of equity in their home. We know this for the most part. Bruce was at a NRMLA conference last week and summarizes a presentation he heard while there about senior debt and equity.


Reverse Mortgage Client Testimonial

Obtaining a reverse mortgage is a process. There are numerous steps involved in getting a HECM reverse mortgage. Bruce will lay out all the steps for you in today’s show.


Reverse Mortgage Client Testimonial

“Reverse mortgages are so expensive.” How often do you hear that? On today’s show, Bruce does a deep dive into the actual costs of a HECM reverse mortgage. Bruce discusses exactly what the costs to get a reverse mortgage entail and who the fees actually go to.


Reverse Mortgage Client Testimonial

Did you know that the average loss to an older adult reported in elder financial exploitation in 2017 was $34,200? In today’s episode of Reverse Mortgage Radio, Bruce talks about the Consumer Financial
Protection Bureau’s report on elder financial abuse and their sources.


Reverse Mortgage Client Testimonial

Would a reverse mortgage line of credit ultimately be larger if opened earlier rather than later? This is the questions Bruce answers on today’s radio show. He talks about an article by Wade Pfau where he analyzes the line of credit growth on someone who takes a reverse mortgage at age 62 to someone who takes a reverse at age 90. The results may surprise you. Listen now.


Reverse Mortgage Client Testimonial

Some articles have come out recently about reverse mortgages and Bruce discusses them on his show today. One was in Forbes that was not very well thought out and one was in Family Circle. Bruce will discuss both and give his insight.


Reverse Mortgage Client Testimonial

On today's show, Bruce interviews Dan Hultquist. Dan is the author of one of the top-selling books on reverse mortgages, "Understanding Reverse 2019". Dan talks about updates in this year's version of the book, why he wrote the book and how it helps answer the most common questions people have about reverse mortgages.


Reverse Mortgage Client Testimonial

On today’s show, Bruce finished discussing the article about 25 ways to use a reverse mortgage. He talked about number 13 -25 as well as recapping the first 12 from the week before.


Reverse Mortgage Client Testimonial

Reverse mortgages can be a very flexible financial tool for people in almost any situation. On the show today Bruce discusses PART 1 of “25 Ways To Use A HECM”. He goes through the first 13 ways today and next week will discuss the next 12. If you’re not sure if a reverse mortgage would work for you, listen to the show and you might learn otherwise.


Reverse Mortgage Client Testimonial

This week’s show is all about Bruce. Bruce gives a brief account of his history and how he found himself in the reverse mortgage business. It’s always a good idea to know the person you’re doing business with.


Reverse Mortgage Client Testimonial

Today’s show is all about “Non-Borrowing Spouses”. Bruce talks about an article titled “What happens when you take a reverse mortgage, but your spouse does not?”. If you or your spouse are under 62 but may want a reverse mortgage, you need to listen to this episode of Reverse Mortgage Radio.


Reverse Mortgage Client Testimonial

On today’s show, Bruce discusses the impact the partial government shutdown has on the reverse mortgage industry as well as what the “average” borrower looked like for 2018, based on the loans he closed.


Reverse Mortgage Client Testimonial

On today’s show, Bruce discusses the impact the partial government shutdown has on the reverse mortgage industry as well as what the “average” borrower looked like for 2018, based on the loans he closed.


Reverse Mortgage Client Testimonial

On today’s show, Bruce discusses what we might expect from the Home Equity Conversion Mortgage program in 2019 as well as the reason for past changes.


Reverse Mortgage Client Testimonial

Did you know you can use a reverse mortgage to buy a home? Yes, you can! On today’s show, Bruce discusses how a reverse-for-purchase (also known as a HECM-for-Purchase) works and what you need to know and do to get one.


Reverse Mortgage Client Testimonial

Today’s show is a brief history of the FHA reverse mortgage program. Bruce explains that the Home Equity Conversion Mortgage program has been in place for 30 years come 2019 as well as the reason for the changes over the last 10 years.


Reverse Mortgage Client Testimonial

Last week we talked about what it takes to qualify for a reverse mortgage. This week we answer the question: What if I don’t qualify? That’s OK, because in a lot of cases we can still help you. In today’s show we introduce concepts like “extenuating Circumstances” and Compensating factors” that can help you qualify for a reverse mortgage.


Reverse Mortgage Client Testimonial

Today's show is all about what it takes to qualify for a reverse mortgage. There's more to it than you might be aware of. But don't let that scare you off. If you have the knowledge, you have the power. Listen now to learn more.


Reverse Mortgage Client Testimonial

What's stopping you from getting a reverse mortgage? In today's show, Bruce identifies seven reasons people do not get a reverse mortgage. Some are good reasons, depending upon your situation, some are due to lack of information or misinformation.


Reverse Mortgage Client Testimonial

On this special Thanksgiving Day show, Bruce will discuss the five reasons why someone might NOT want to get a reverse mortgage. He also throws in a couple of corny turkey day jokes as well.


Reverse Mortgage Client Testimonial

On the show today, I wanted to change things up a bit so I talked about some scams that are being run, largely against seniors. I also discussed some “reverse mortgage scams” – note – ask yourself who’s benefiting from you getting a reverse mortgage.


Reverse Mortgage Client Testimonial

Could being charged higher closing costs actually be to your benefit? Interest rates are a key component in determining how much money you can receive from a HECM reverse mortgage. Find out how you can use the knowledge of how closing costs and interest rates work together for you’re your advantage by listening to today’s show.


Reverse Mortgage Client Testimonial

In part 3 of shopping for a reverse mortgage, we finally get down to interest rates. But interest rates on a reverse mortgage are not the same as they are on a normal mortgage. Listen now to learn more.


Reverse Mortgage Client Testimonial

Today, Bruce talks about part 2 of shopping for a reverse mortgage. Once you start actually receiving quotes from a potential lender, what numbers are important and what do they mean? Listen now to find out!


Reverse Mortgage Client Testimonial

Shopping for a reverse mortgage is not like shopping for a new pair of pants. There is a process you need to know about as well as some helpful resources. Bruce addresses these issues and more in Part 1 of How to Shop for a Reverse Mortgage.


Reverse Mortgage Client Testimonial

It’s been one year since the major changes HUD made to the HECM reverse mortgage program last October.  What impact have these changes had on the industry?  Bruce talks about this and more on today’s show.


Reverse Mortgage Client Testimonial

Another October Surprise! On September 28th HUD announced a change to appraisal approval process and if an appraisal doesn’t match their estimate of valuation, they could require a 2nd appraisal. Listen to all the details now.


Reverse Mortgage Client Testimonial

What is the process for getting a reverse mortgage. Today, Bruce talks about the 10 steps for getting a reverse mortgage.


Reverse Mortgage Client Testimonial

A recent article states that 76% of older adults want to age in place. Another article cites studies showing that “Tappable” home equity grew by $256 billion dollars in the second quarter. Why not use some of that equity to help you age in place?


Reverse Mortgage Client Testimonial

Did you know there are different kinds of "equity release" program available in addition to reverse mortgages? Today Bruce discusses four other types of programs that ones you've probably never heard of before.


Reverse Mortgage Client Testimonial

There was a survey recently on a website called “Elder Orphans”. On the show today, Bruce talks about the survey as well as well as using a reverse mortgage to fix your home so you can “Age in Place”.


Reverse Mortgage Client Testimonial

Listen now for the 3rd installment of the deep dive into the most common Frequently Asked Questions. Today we discuss closing costs and using a reverse mortgage to buy a home.


Reverse Mortgage Client Testimonial

Today’s show is a continuation of answering FAQ’s that we started on last week’s show. We discuss a couple of misconceptions that people have about reverse mortgages as well as what exactly happens when the reverse mortgage comes due. I hope you enjoy the show!


Reverse Mortgage Client Testimonial

Today we began working our way through some of the most frequently asked questions about reverse mortgages. We discussed how reverse mortgages work, who’s eligible, non-borrowing spouses, how much money you can receive from a reverse mortgage, and the payout options. Please listen now if you missed the show and be sure to tune in next week for more reverse mortgage FAQ’s.


Reverse Mortgage Client Testimonial

I had the pleasure to be a guest on another radio show today. Michael Bailey is known as the “Mobile Estate Planner” and he interviewed me for his show. He asked some great questions and we have a very good discussion.


Reverse Mortgage Client Testimonial

On today’s show, we have a special guest, mobile estate planner Michael Bailey. Michael explains what an estate plan is and why it’s good to have one in place. He also discusses how it can change over time and how it fits in with an overall financial plan.


Reverse Mortgage Client Testimonial

Today Bruce discusses appraisals and what you need to know if you are having an appraisal completed on your home. He also discusses how appraisers arrive at the value and what you can do if you don’t agree with the value the appraiser arrives at.


Reverse Mortgage Client Testimonial

Happy National Daiquiri Day! On today’s show, Bruce will be discussing two “lifestyle” articles: The best places to retire in 2018 – you’d probably never guess where it is, and the rise of the 55+ single woman homebuyer. I hope you enjoy the show!


Reverse Mortgage Client Testimonial

There is an estimated $4.5 trillion in home equity for those 65 and over in America today, many are woefully unprepared for retirement. Why don’t more people get a reverse mortgage? That’s what we’ll be talking about on today’s radio show.


Reverse Mortgage Client Testimonial

Will Americans be ready for retirement? That’s the question posed by Steve Wendell in a study published last month with Morningstar, and investment research company. In the study, Wendell states, “Nearly half of Americans have saved nothing for retirement and only 17% of American workers felt very confident in their ability to retire comfortably.

On the show today, Bruce discusses the study and the nine changes that help retirement savers (and retirees) do a better job of building and sustaining a nest egg.


Reverse Mortgage Client Testimonial

How do interest rate increases and decreases affect reverse mortgages? Did you know that rate changes can impact the amount of money you receive from a reverse mortgage? If you already have a reverse mortgage, can an increase in rates have a positive impact on your loan? Learn all this and more by listening to today’s show!


Reverse Mortgage Client Testimonial

On today’s show, Bruce talks about a reverse mortgage quiz posted on Kiplinger Magazine online. It’s a 10 question quiz that Bruce breaks down and goes into detail about the answers. If you want to take the quiz first, you visit the Kiplinger website first and then come back and listen to the show for the breakdown of the answers.


Reverse Mortgage Client Testimonial

Today we discuss two studies: One is about retired people’s income and where their money comes from, and the other is about people’s confidence in (or lack their of), in Social Security and Medicare.


Reverse Mortgage Client Testimonial

Listen now to learn the 5 (or 6) ways a reverse mortgage can help you retire.


Reverse Mortgage Client Testimonial

Do you know what a proprietary reverse mortgage is? Don’t feel bad, most people don’t. If you want to hear all about it, listen now to my Reverse Mortgage Radio replay.


Reverse Mortgage Client Testimonial

Did you know that reverse mortgages are available in other countries? These are most commonly referred to as “Equity Release Programs”. Earlier this month Australia’s government proposed making one of these programs available for every homeowner 65 and older. This money would come directly from the government.

Listen now for more about reverse mortgages around the world.


Reverse Mortgage Client Testimonial

Today we discuss two studies: One is about retired people’s income and where their money comes from, and the other is about people’s confidence in (or lack their of), in Social Security and Medicare.


Reverse Mortgage Client Testimonial

Today’s show is all about how to buy a home using a reverse mortgage – called HECM for Purchase, or H4P – But during the show, Bruce adds a spin to the “normal” H4P program. Bruce talks about the possibility of “overfunding” the purchase and leaving extra funds in the form of a Line of Credit.


Reverse Mortgage Client Testimonial

Why doesn’t my financial advisor recommend reverse mortgages? The reason may be that he or she is restricted by the company she works for.

In today’s show, Bruce talks about an article he read where a financial advisor was fined by his company for recommending a reverse mortgage. Listen now for the details.


Reverse Mortgage Client Testimonial

Bruce’s assistant, Mary White, joins the show today to talk about all the steps required in processing your reverse mortgage application. It’s a peek behind the curtain of what is going on to get a reverse mortgage application approved. Here’s a hint…it’s more than you think.


Reverse Mortgage Client Testimonial

Today Bruce discusses an article that appeared in U.S. News & World Report earlier this month called “8 Factors Retirees Should Consider Before Getting A Reverse Mortgage”. Bruce goes into some details not available in the article and provides insights gained from over 15 years in the reverse mortgage industry.


Reverse Mortgage Client Testimonial

Have you ever wanted to talk with someone who has a reverse mortgage to learn why they did it or what they were thinking? Listen to today’s show and you will hear Steve from Littleton talk about his experience in getting a reverse mortgage for him and his wife who is not yet 62 years old.


Reverse Mortgage Client Testimonial

On the show today, Bruce answers three NOT so Frequently Asked Questions, but still important information you should know.

1. Are you “Losing” equity when you have a reverse mortgage?

2. Will getting a reverse mortgage affect my government benefits?

3. What if my home needs repairs?

Listen now to get the answers you need to make an informed decision.



Reverse Mortgage Client Testimonial

In today’s show, Bruce discusses an article that highlights three varied research reports that together, make a strong argument to thoughtful sensible retirees (and their financial advisors), that they can benefit from a more comprehensive look at a retirement funding plan that considers using a reverse mortgage.


Reverse Mortgage Client Testimonial

Ever wonder what happens after you close on your reverse mortgage? Listen to this week's show and learn exactly what happens.


Reverse Mortgage Client Testimonial

Have you ever heard of the term “silver Divorce”? If you got divorced after age 60, you’re part of the silver divorce era. In today’s show, Bruce will discuss how a reverse mortgage might help if you find yourself in that situation.


Reverse Mortgage Client Testimonial

Interest rates are on the rise. On the show today, Bruce provides some insights into how interest rates work and, more importantly, how rising rates impact reverse mortgages. Listen now to hear the whole show.


Reverse Mortgage Client Testimonial

On today’s show we Bruce asks the question “Should you get a reverse mortgage if your spouse is under 62?” Bruce discusses the pros and cons as well as questions to ask yourself if you are in this situation.


Reverse Mortgage Client Testimonial

What do you think about “virtual applications”? What about signing documents online? On the show today, Bruce discusses these topics as they affect reverse mortgage borrowers.


Reverse Mortgage Client Testimonial

Why don’t more people get a reverse mortgage? It might be a good idea or it might not, but you have to get the facts to make an informed decision. Ignorance and mistrust are the two primary reasons. Listen now to learn more.


Reverse Mortgage Client Testimonial

What happens to reverse mortgages during a government shutdown? How is the government involved with reverse mortgages? Listen to today’s show to learn the answer to these questions and gain insightful information into the reverse mortgage industry.


Reverse Mortgage Client Testimonial

Today’s show features a special guest who joined Bruce in the studio. Jill Eelkema is a social worker who founded Western Care Partners, a private practice dedicated to providing support for people caring for another adult, whether they are parents, a spouse of a friend. Jill has some very interesting insights to how the brain works.


Reverse Mortgage Client Testimonial

On today’s show, Bruce talked about a very good reverse mortgage book he recently read and was giving away free copies of it. It’s too late to claim your free copy, but you can find out what the book is and then get your own.”


Reverse Mortgage Client Testimonial

On today’s show Bruce talks about a 2016 survey titled “The effect of low reverse mortgage literacy on the usage of home equity in retirement income plans”. Listen now to see if you can pass the reverse mortgage test.


Reverse Mortgage Client Testimonial

Today Bruce discusses the 5 functions of equity and defines what “equity release” means.


Reverse Mortgage Client Testimonial

On Reverse Mortgage Radio this week, we compare the benefits of a traditional bank home equity line of credit to an FHA insured Home Equity Conversion Mortgage line of credit. The results may surprise you.


Reverse Mortgage Client Testimonial

Are Home Equity Conversion Mortgages expensive? Listen now to hear Bruce go over the actual charges that you could have if you decided to take out a reverse mortgage.”


Reverse Mortgage Client Testimonial

On today’s show Bruce will introduce some different terminology relating to interest rates that you may not be familiar with, but need to know. Listen to the show and learn how interest rates impact the amount you qualify for on your reverse mortgage.


Reverse Mortgage Client Testimonial

On this week’s show, Bruce is joined by special guest Kathy Sawyer-Snow who is a Sr. Housing Counselor with the City of Aurora. Kathy shares her insights into the reverse mortgage counseling process.


Reverse Mortgage Client Testimonial

On this special Thanksgiving Day show, Bruce will discuss the five reason why someone might NOT want to get a reverse mortgage. He also throws in a couple of corny turkey day jokes as well.


Reverse Mortgage Client Testimonial

“A reverse mortgage sounds like it might work for us, but I have a unique situation.” If you find yourself in this situation, your home is in a trust, or in need of repairs, listen to today’s show to learn how a reverse mortgage can work for your specific situation.


Reverse Mortgage Client Testimonial

What are the steps you should take before you get a reverse mortgage? On today’s show, Bruce goes over how to prepare to get a reverse mortgage.


Reverse Mortgage Client Testimonial

On this week’s show Bruce explores four key questions you should be talking about with your financial advisor. (Here’s a hint, everyone of them could be helped with a reverse mortgage).”


Reverse Mortgage Client Testimonial

Today’s show is all about the upcoming changes to reverse mortgages. Bruce explains how and why the amount HUD allows lenders to loan is being reduced.


Reverse Mortgage Client Testimonial

Most people want fixed rates on their mortgage loans. But quite often, an adjustable rate makes more sense on reverse mortgage mortgages. Listen now to learn the pros and cons of adjustable rates for reverse mortgages.


Reverse Mortgage Client Testimonial

With the recent changes HUD made to the HECM program, is it still worth it to do a reverse mortgage Listen in now to hear Bruce’s take on the new reverse mortgage lending environment.


Reverse Mortgage Client Testimonial

There are many different ways to use a reverse mortgage to improve your financial well-being. On today’s show, Bruce talks about a number of different uses you can use a reverse mortgage.


Reverse Mortgage Client Testimonial

What exactly is the process of obtaining a reverse mortgage? Listen now and Bruce will explain the ten steps everyone goes through to get a reverse mortgage.


Reverse Mortgage Client Testimonial

Finishing up on his explanation about the changes coming 10/2/17, Bruce goes into what mortgage insurance is and is for as well as the reason it is needed on reverse mortgages.


Reverse Mortgage Client Testimonial

Today’s show is all about the upcoming changes to reverse mortgages. Bruce explains how and why the amount HUD allows lenders to loan is being reduced.


Reverse Mortgage Client Testimonial

On today’s show we take ask the questions “What if you look at a reverse mortgage more like a ‘normal’ mortgage?” Listen in now to see what we find.


Reverse Mortgage Client Testimonial

This week HUD announced major changes coming to the HECM reverse mortgage program beginning October 2nd. Bruce will explain how these changes will impact you and your reverse mortgage plans. He also discusses a recent article about reverse mortgages in a major newspaper.


Reverse Mortgage Client Testimonial

Today’s show centered around unique situations and properties. If you live in a log home or an A-frame home or have a spouse that is under age 62, you will want to listen to today’s show.


Reverse Mortgage Client Testimonial

On today’s show, Bruce finishes up on some of the Most Frequently Asked Questions that he receives from homeowners and professionals.


Reverse Mortgage Client Testimonial

Have you ever wondered exactly how reverse mortgages work? Or who is eligible to get a reverse mortgage? What if you have a mortgage on your home? Listen to part 1 of Bruce answering your most frequently asked question.


Reverse Mortgage Client Testimonial

How did reverse mortgages get such a bad rap? Today’s show Bruce discusses the how and why reverse mortgages have been viewed negatively by so many people as well as how the tide is turning in a more positive direction.


Reverse Mortgage Client Testimonial

A lot of people think that reverse mortgages came around sometime in the early 2000’s when they began seeing the TV commercials. They were actually around for decades before that.


Reverse Mortgage Client Testimonial

Last week we discussed the line of credit option. Today we discuss the other 3 payment plans. Listen in to find out what they are.


Reverse Mortgage Client Testimonial

Today Bruce talks about the pros & cons of leaving your reverse mortgage funds in a line of credit. He’ll discuss ways people have used the LOC in the past as well as how the line grows larger over time.


Reverse Mortgage Client Testimonial

Closing costs are one of the most talked about issues for people who have never researched reverse mortgages. Today Bruce will also talk about them but from a different perspective…someone who knows and understands them.


Reverse Mortgage Client Testimonial

Bruce follows up his show from last week about underwriting guidelines with how you might still be able to get a reverse mortgage even if you don’t qualify under the new requirements.


Reverse Mortgage Client Testimonial

In April of 2015 the Department of Housing and Urban Development (HUD) began requiring lenders to verify credit and income on all Home Equity Reverse Mortgage (HECM) loans. Today Bruce will go over how these underwriting guidelines work and what they mean for you.


Reverse Mortgage Client Testimonial

This week Bruce’s assistant Mary joins him to talk about how interest rates impact reverse mortgages. It’s not as simple as you think.


Reverse Mortgage Client Testimonial

This week's show was all about being flexible. Reverse mortgages are probably the most flexible type of loan that you can get. Tune in now to hear more!


Reverse Mortgage Client Testimonial

What is by far the most common misconception about reverse mortgages? That is what Bruce Simmons discusses today on his radio show. *Hint* It has to do with what people think happens at the end of the loan.


Reverse Mortgage Client Testimonial

Today Bruce will tell you how to use a reverse mortgage for purchase program to buy the perfect home for your retirement.


Reverse Mortgage Client Testimonial

Learn what NOT to do when getting a reverse mortgage. Bruce explains the most common errors people make when getting a reverse mortgage and how to avoid them.


Reverse Mortgage Client Testimonial

Today Bruce talks with his new assistant Mary about how they discovered reverse mortgages and the doubts that stop people from learning the facts.


Contact Info

Bruce Simmons Reverse Mortgage Specialist

American Liberty Mortgage, Inc.
Bruce E. Simmons, CRMP
Reverse Mortgage Manager
NMLS #409914

1932 W 33rd Ave
Denver, CO 80211

Direct: (303) 467-7821
Cell: (303) 513-2748
Toll Free: 1-877-467-7801

Fax: (303) 600-7871
bruce@almortgageinc.com

Licensing: Colorado LMB #100036937 // American Liberty Mortgage, Inc NMLS #1462
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