I think many lenders want to see at least six months in your current job and at least two years of steady employment in your field. I suspect the longer you've been in your field the less critical it is to be in your current position for a length of time. I think given your job hopping across fields that it may be an issue. Have you talked to a lender/mortgage broker yet? I think that would be the very first step. They can answer your questions about fired vs quitting, and give you an idea about how much you would be qualified to borrow. It doesn't make sense to me to look at homes at a certain price point if you don't even know if you'd qualify for a mortgage of the appropriate amount.

Well the manager sent me home early today. I feel the need to get my resignation letter ready and to have it in my pocket every day. That would give me two weeks worth of pay. Going for fingerprinting this week for the new job.

I think getting fired never looks good. If you think that's coming and you definitely want a different job, resign while you still have some dignity and, hopefully, don't burn your bridges in the process. Lenders mainly want to see consistent employment/income. Regardless of why you had a break in employment, what they see is a break and, therefore, higher risk.

Anything can happen between now and late October. The job offer could be reminded. If you need to make money, you work and do a good job so you won't be fired.

You think we're going to forget the never ending post with the never ending, ignored advice? SMH. Posters--do what you will, but I strongly encourage you to just say "NO"

"The business is suffering not making a lot of money, hours are being cut, people are being called in and talked about their performances, etc and the doctor needs to retire because he has done procedures that he knows won't make animals better but is doing it to make money. Yet he's a millionaire and lives in a 5000 square foot home. It's just a bad situation but as long as you keep your mouth shut and don't argue (I haven't argued and have kept my mouth shut) you should be fine."

Your blue collar, timecard mentality is convenient----of course you don't think it is your fault that your job is on the chopping block! With no training in the field by your own admission, you are making professional judgments about your employer on a public message board. Nice.

Better find a house you can pay cash for or that your fiancée can afford on her own. With your employment history and current lack of ambition it doesn't seem that you will be contributing much.

Good advice rrah, I'm wondering if some people like to start long threads..

They are not going to call your old job and ask why you are not there. Frankly, they don't care.

They care about risk of default (yours is already high) and loss in default (yours is low).

OP, you will get absolute answers if you'd just pick up the phone and start a conversation with a lender. It's easy and painless, and you will get the correct answer in 15 minutes or less.

And then you can come back here and start another thread and educate us on how a lender answered all of your questions. Now, that would be a useful thread.

I don't think they ask why you are not at your old job. They just look for consistency in employment, not job hopping. I also do believe they want to see 2 years full-time preferably in the same field. Some sellers only want people with pre-approvals viewing their home, so you'll need to look into that. Your problem with getting fired will be when the new job doesn't work out. It's the next employer who will ask why you left each position. Don't plan on getting 2 weeks pay if you resign. Many employers will show you the door when you hand in your letter. They are not obligated to pay you unless you have accrued vacation time. This is often done to protect themselves from potentially spiteful employees.

Keep in mind your monthly income. It will not be enough if you break up and have to pay the bills on your own, or if she should become unable to work. (pregnancy with bedrest, car accident etc)

Please call a lender so you know what is realistic if you have not done so.

A series of short job stints looks bad, although no one knows if you quit or were fired. For a home laon, you should be in a job a bare minimum of 6 months, with being in the same field for 2 years.

Why would you carry a resignation letter? If you plan on pulling it out to avoid being fired, resigning would normally not guarantee any severance, and will usually make certain there will be no unemployment benefits. Hold on to this position until you have cleared every hurdle in the new job.

You really do not have the next job yet. Any number of things can happen before you start the next one. ( I was in a cross country move once for a job and when I arrived at the new town, the job had dried up -- Owner's son found out wife was pregnant and couldn't get insurance yet at new job, hence he stayed at old job. We we SOL.)

Have you been trained as a Counselor? In my area a Direct Support Professional is NOT a Counselor. I am not certain you would be a good candidate for that position based on your e-mails here, so I would wait until you held it at least a year before you think of buying a home. Was your previous 2 year stint in the MR/DD field all at the same employer? If not, you really do not have a good job history yet.

The difference between getting fired and resigning:

Getting fired often includes severance and/or unemployment. Resigning does not. Employers that pay severance do it in return for your signing something that says you won't sue them. Don't know if your vet boss will do that. He may also fight the unemployment claim, so you may or may not be able to collect on that.

I've never heard of an employer paying an employee severance for resigning.

What you might get, by turning in your notice before you're called in to be fired, is he might halt the write-ups, etc., and wait you out, knowing you're leaving on your own. But you should wait until the new job is a sure thing before you do that. Why will it take 6 weeks??? You can also give more than 2 weeks notice, and as an employer I'd appreciate that, because it gives me more time to find a replacement.

Lenders don't care if you were fired or resigned from a job. They care about how much you make and how stable that income is.

Future employers care about your reason for leaving. I would keep it simple: "I was in the counseling field, decided to change to vet for more money and found it didn't suit me as well as counseling, so I moved back." Leave out the drama.

You can also give more than 2 weeks notice, and as an employer I'd appreciate that, because it gives me more time to find a replacement. - I would personally advise against this, as a general course of action. I have found myself as an owner or investor in several small businesses, and we rarely even let people work out their two weeks. Typically if a low level employee gives a two week notice, we will let them work out the posted schedule and either not put them on future schedules or drastically reduce their hours.

It has been my experience that once a notice is given effort, dependability, and stewardship all go right out the window. This is especially true at lower paying positions.

John: I sense a bigger problem - emotional? I think there's some sort of self esteem problem. Find someone to help you work it out.

So here is another question from John?!? This one asks -

Fired vs Quitting with new job in place? Any difference?

Yes, there is a BIG difference, I think you know the definition for both Fired and Quitting and realize the issues associated with being fired. Either way, your work record is one that would have me leaving your resume in the "DO NOT CALL" file.

One can't help but be stunned by the reasoning: wants a house in a safe neighborhood, large enough for an office for his fiancee, but mentally unstable people knowing where their counselor lives is fine.

Also wondering if this is for real. In my country there was a case where a young female therapist had a home office for patients. Unfortunately all it took was for one psycho to see her ad and he booked a therapy appt, she was found dead. Therapists etc, generally don't invite patients to their home, no matter how thrifty it might sound, since there is no way of knowing if prospective patients are unstable or not. Just not a good idea. The op also seems to ignore that if the fiance starts a private practice, there are all sorts of hurdles, including starting from scratch to build up a client base, no matter what business it doesn't happen overnight, and when it comes to therapists, probably not a good idea to run a business from home in this case, much better to use an office space where there are others around.

And all, most lenders are concerned about job changes. FHA just came out with a new Mortgage Credit Handbook and added additional requirements of when you can use the income from someone with frequent job changes and/or gaps in employment. The borrower needs to evidence stable income/employment to repay the mortgage.

My fiancées private practice have even on the radar at this point. She wants to help children and parents mostly. She has a full time job doing mental health counseling and enjoys it. We both understand building a clientele and being successful in a private practice is tough and that there is money involved and laws, etc.

I put in our 3800 combined income and what's left before a mortgage is 1980 a month. We have been looking at home mortgages with insurance, taxes and monthly payment at 1500-1800.

This is is not including my second job money.

hasn't been on the radar at this point*

"What's left before a mortgage is 1980 a month." Please tell me you mean what's left AFTER a mortgage is $1980.

John has been through his budget in one of the other posts. What's left over is $1980 a month, but they also have car payments (which I think we're $450-$500 a month), and with a new job John would also be taking a pay cut, so their left over would be less based on whatever his new position pays.

Not to be mean or maybe I am but this guy is so erratic in his own life why would anyone go to him for counseling? He needs to get himself together before anything else.

I hope this one is not going to be more than 200+ posts but it is kind of fascinating watching this train wreck. Oy Veh!

Thanks Emma. I don't know how they could survive on $1500 per month for gas, food, utilities (think of winter heating!), clothing, medical co-pays, etc-----not to mention saving for unexpected expenses.

Kswl I'm not sure you understand I put all those into consideration here in this breakdown. That's probably why you misunderstood my numbers.

Gas/Oil - Estimated $150
Electric - Air Conditioning - Estimated $100
Water - Every quarter is water (every 3 months) $50 a month
Insurance (covered in mortgage)
Cable, Internet, Telephone - Triple Play package $150 a month

Outside Home

Gas for Cars: $400 month (could be covered by second job, but was included in the equation)
Car Insurance: for both $250 a month (paid every six months)
Groceries: $100 a week (could be covered by second job, but was included in the equation), so $400 month
Car loans: $410
Cell phone bill - $150 month at most two people (could get plan where it shuts off after 100 percent data is used so we don't get overage charges)

Wife income: $2500 (lower than what she makes now, to estimate perhaps having to bump job down at some point or take a lower job than what she has now)
Husband income: $1300 (after taking on benefits - this is projected as 150-200 less of what I made at old job, which was 1440 per paycheck, so will need to calculate the exact numbers when benefits kick in for my new job)

Second job income: Not included (would be money to pay gas and groceries)

Total as of now: $3800

What we would have left is $1,940 in total a month for a mortgage, so the lower the home monthly payment the better (before second job money)

I think you should quit because the animals you are supposed to care for deserve better. I would be extremely angry if someone with your attitude was taking care of my beloved pet. I hope you take more care for your human patients.

A few posts above it was $1980. a month; now it is $1940. a month. Next post is it going to be $1900. a month? This 30+ YO but maturity at 12 year old can't keep his stories straight.

I'm sorry but I still call BS on him. What a waste of time. Why do I come back to see what else he is babbling about? I gotta get a life!

Its like a train wreck, literally, you just can't help looking.......

If your dad is a real estate investor cant he help you with these decisions? What does he think???? He knows you better than all of us.

" He knows you better than all of us". is probably the reason John is trying to get better answers from strangers. I can't help but think that dad wants John who is 30+ years old to get his own life and place. But, not so quick, John is going to move over to the GF's parents house and live in their basement...

Your numbers are unrealistic. $100 per week for groceries? Does that include brown bag lunches at work? I don't see anything budgeted for lunches out or any entertainment/ dinners.

How about health insurance premiums? Co-payments when either of you has to go to the doctor? Dental? How about basic supplies for your home---vacuum bags, stamps, paper, pens, printer paper, computer software and upgrades, a new laptop every several years for one of you?

Gifts--- for each other for Christmas, birthdays, Valentine's Day, etc., for your parents anniversaries/birthdays/Christmas, occasions with friends, etc. You and your fiancée are in that stage of life during which all your friends are getting married or having babies. When your wife is asked to be a bridesmaid there is a lot of expense involved, often including a destination bachelorette party. Wedding gifts and showever, baby showers----gift opportunities (and costs) abound.

Garbage pickup? Purchase of a lawn mower? Do you own a rake? If you end up commuting on toll roads, there's another possible future expense.

Clothing? Just planning to wear what you already have forever?

The first few years of home ownership are a steep learning curve. You will need tools for inside and out, and after buying will likely be spending your weekends at Home Depot and Lowe's, trying to fix/update/beautify your house and garden. Don't think you won't---it's human nature to want to improve your surroundings.

Savings--- the dollars you put aside in the early years of your working life will multiply much more than those saved or invested when you have more money because of the magic factor of time. Don't forgo a savings/investing plan for a house!

I think you are on shaky ground with a $1400 mortgage per month (including taxes and insurance) and would never advise any of my adult kids to do what you are doing.

Well after reading everyone's responses again, I am open to a co op as is my fiancée (it's not something she wants per say, but if we cannot afford a home, which it seems we can't comfortably, then she's fine with it). I calculated a 2 bed 1 bath
and with 200k down on a 200k co op with maint fees, taxes and insurance
it would be $1,150 a month or if $150k down it would be just under $1,400 a month.

With a home and to be in a safe area in a range of $399k on LI
for 200k down it will be 1800 a month. In my opinion it would be the cheapest living expense and better than renting or
owning a home. It's something to consider regardless of the negative
aspects.

Renting is 2000 a month, if not more here on Long Island, for 2 bed 1 bath, hell may even be 2200 and above, I'd have to double check, but the intriguing thing is to pay under $1,400 a month, possibly under $1200 for the maint fees and insurance, taxes and mortgage for if totally paid off, that's unthinkable here on LI.

So let's say after gross income we make $4,000 a month. 1/4 goes to our mortgage rather than half. I think that's a win-win. Now I know unloading a co-op is difficult, but to live on our own and to start our lives towards independence would be a great thing and we'd be in the same town as our parents.

Another idea is to live an hour east, in Holbrook at a condo area that has an upstairs and may be a few more hundred square feet, maybe not by much. That would be tough I feel more so than living near where we live and where my job is (in town).

I realize this entire subject and your issues have been flogged to no end. But you say

"Another idea is to live an hour east, in Holbrook at a condo area that has an upstairs and may be a few more hundred square feet, maybe not by much. That would be tough I feel more so than living near where we live and where my job is (in town)."

Your current job and your anticipated future job are $12 - $14 dollar and hour jobs, why would that stop you from moving an hour east of the cost is truly less? Yes it would be an hour away from your parents but come on it's not like a 30K a year job is a career job?

Sorry that's BS that renting is 2k a month on Long Island. My son rented a 2br 1bth in Long Beach in a very nice building for under $1500 month. And it included electric.