USDA Guaranteed Rural Development Loan Highlights:

• NO DOWN PAYMENT REQUIRED, true 100% financing.
• NO MORTGAGE INSURANCE. (There is a UFMIP of 2% on purchases, .5% on Refinances.  This fee may be financed similar to the VA funding fee into the mortgage.)
• PRIMARY PURCHASE only. Can be 1 unit SFD/SFA, FNMA/FHLMC approved Condos and PUDs
• Manufactured Homes eligible if NEW and not EXISTING.
• PROPERTY must be in ELIGIBILITY AREA.
• Must include debts with 6 or more months to pay.
• Value of land no more than 30% of appraised value.
• Appraisal similar to FHA and must be performed by FHA appraiser.
• INCOME LIMITS for our area: 1 Person household - $42,550, 2 Person household - $56,600, 3 Person - $63,700, 4 Person household - $70,750, 5 Person - $76,400, 6 Person household - $82,050, 7 Person - $87,750, 8 Person- $93,400.
• Must meet residual income requirements of $480/mo/person.
• Does not require perfect credit, last 12 months - 620 for streamlined processing and can request waivers if below.
• ALT CREDIT allowed if no credit score available.
• If Appraised value is higher than purchase price loan amount can equal purchase price plus 2% guarantee fee and eligible closing costs, not to exceed 102% of appraised value.
• REPAIRS noted on appraisal will have to be made prior to closing.
• Competitive low 30-year FIXED RATES.
• There is no maximum loan amount, based on ratios only.
• Water test required for bacteria for all properties on wells.
• RATIOS are 29/41% unless property built after 4/02 then 31/43% but can request waivers for compensating factors.
• No in-ground pools or no income producing farms.
• Unlimited gifts and seller concessions available. 
• No Foreclosure, Bankruptcy or CHARGE-OFFS with-in LAST 36 MONTHS.
  

Adjusted Income eligibility USDA website: 

1. Promote an incentive for higher than 620 credit scores!  How about promoting with something that mostly higher quality buyers want like college football tickets or tickets to a wine tasting event or maybe a play?  If you advertise for folks with bad credit, that's what you are going to get so why not do the opposite?
2. Put out some professional looking brochures in some higher-end automobile dealership service center waiting rooms, high-end retail stores, nicer beauty salons, pet salons, nicer hotels, nicer fine dining restaurants, etc.  Promote your 'white glove' high-touch service and highlight the extra things you do.
3. Hold an open house in your better homes and if you do not have any higher priced homes, ask a realtor in your office that does if you can hold an open house there.  Then, read the open house idea listed in my sample business plan again and see if you don't find some great buyers!  Cover this strategy with the listing agent first and then go for it.  It is a great promotional strategy for generating prospects.
4. Scan the papers for events that higher quality people might be attending that week and make sure you are there!  Take a current client with you to increase your chances of running into people that you can talk to while building that rapport with your clients too. 
5. Network with individuals that circulate in the right circles.  Take a super networker to lunch and try to get included in their circles and things that they are attending.
6. Airports are great places to do some prospecting for higher-end business travelers that may be relocating to town soon so why not put out some good marketing material and attract them to you before they get serious about a new home?
7. Libraries and book stores are great places for some prospecting for good buyers with some good literature about the local market and about your business.  And since these places are full of readers, think about some things like branded giveaway bookmarks.
8. Take a quick trip to the beach and meet with a realtor and partner with them for some referral fee promotions.  Then promote some of their listings in your print ads with their help on the cost.  Since most people are not familar with the values that are available at the coast right now, you are sure to draw some interest from some good buyers and then, who knows, you might get them interested in some local properties too!
9. Advertise on a cable channel that might be attractive to better buyers like the food channel, news channels and HGTV. Go in with some colleagues to promote your services and to share the expense.
10. Put on your best professional outfit and namebadge and start networking in higher-end businesses and networking meetings as much as you can with your business cards in your pocket.  Some places that come to mind are:  Chamber of Commerce meetings, concerts, fine dining restaurants, plays, tradeshows, etc.

The main thing is to think of yourself as a higher-end realtor and think this way in all that you do.  Look your best, carry yourself with pride, wear a badge and a smile and be outgoing. 

When you do, you'll start to attract better buyers.  Believe me, these guys are a whole lot easier to close and with them, you are going to make a whole lot more money and have a whole lot more fun doing it!