Buy Property with Property,
Using Home Equity
Did you know, you can use an existing property that you own as a down payment for a separate property? You may have thought you need to tap into your savings or even retirement to purchase an investment property but that’s not the case! Now technically, you’re using the equity you’ve obtained from the first property, to help fund the investment of the second. This method is a convenient, low-cost way to keep more cash in your pocket.
When you use home equity, you’re often offered some of the lowest rates and best terms on the market due to the fact that you’re using a high value form of collateral – your real property. Lenders can usually provide better closing rates as well. Meanwhile, as you focus on the purchase your investment, your original property and remaining assets have the opportunity to continue to appreciate in value.
So how exactly do you go about this method of investing? You have several options. You may seek a home equity line of credit, also known as a HELOC, or a fixed rate home equity loan. The HELOC is an open-ended line of credit while the fixed rate is more like a second mortgage. With the HELOC option, you have flexibility due to the variable rates and with a second mortgage you’ll have set repayments. This is ideal when purchasing a property such as a rental that doesn’t need work or repairs.
Yet another option is what’s called a cash-out-refinance. With this option you’ll be enabled to refinance the remainder of your mortgage at current market interest rate and you’ll be able to request a loan with a balance for a larger amount which allows you to draw cash against the property at a discounted rate. What you’ve done is create a first lien mortgage on one property and given yourself a lump sum to take to closing. Lastly, if you’re at or above the age of 62 and own a large portion of your primary property you can go the reverse mortgage route. This allows you to use your equity as a lump sum or credit line which doesn’t need to be repaid until you leave the property.
For more information and investment strategies please contact Michael Barker by phone: 860-670-4309, e-mail: MBarker@LendSomeMoney.com or via online chat at: www.LendSomeMoney.com.
Why Wholesaling is a Winning Strategy for the Novice Investor
The most common barrier to entry in real estate investing is simply having the starting capital. Full financing doesn’t exist in the hard money arena, and the best terms lenders offer are for the experienced investor. Capital is necessary to start investing in real estate. If a down payment, closing costs, and interest reserves aren’t liquid then wholesaling is the best method to start with. With wholesaling you can begin to build the capital and developing the skills needed to start flipping properties or building a rental portfolio for income.
Many real estate investors use wholesaling as a way to start investing in real estate with little risk exposure. It is a simple strategy where you get a fee for finding a good deal for another investor. There’s no need to qualify for funding, repairing the property, holding costs, and the time should be significantly shorter. It’s also repeatable which investors who only try to build portfolios find that they don’t have capital to repeat the process to grow the portfolio and often receive much less monthly income than expected when they’ve used financing for the acquisition. After acquisition also tenants are another added risk to the bottom line as they can damage the property, or not pay rent.
The initial capital for a wholesale is much less than of a flip or rental property. In a wholesale deal the investor only needs capital for a deposit on a contract. Since the contract will be assigned to the actual buyer, the wholesaler only needs to put down the deposit to get into contract. This could range from a few hundred to a few thousand depending on the property and market.
It’s often a necessity to start with wholesaling in order to build capital. However, it’s also practical for a novice investor who is trying to build the skills necessary to evolve into flipping and rental investments. These skills include: learning how to find and analyze a deal (you make your money when you buy the property), finding the buyer for the property, learning how to negotiate the offer, how to predict expectations of profit, and getting comfortable with contracts and assignments, are the main stepping stones to moving from a novice to an experienced real estate investor.
Lend Some Money is Now a Direct Lender
What does this mean and how does it benefit you? Take a look at some of the advantages provided to you by working with a direct lender versus a mortgage broker.
- Relationships – Our customers matter and we strive to build relationships that lead to more lending. Meaning, we’ll prove ourselves to be a reliable partner you can trust for each and every transaction.
- Access – Using a direct lender means you deal directly with the source of your loan and with our loan officer and no one else.
- Savings – By being the originator of the loan, LSM can save you money during the loan process.
- Time – Time is money and we want you to have both. Direct lending is the fastest route between loan application and closing.
In order for us to make a deal we are looking for applications which:
- Start at 75K
- FICO Minimum of 620
- Renovations are half the purchase price or less
Our loan expert, Michael Barker is on standby, waiting to hear from you. Visit our website to chat with him or call/text: 860.670.4309 today!
A message to brokers. We understand the value of your role! This is why we have a strong focus on our relationships with the brokers we work with, offer broker protection, and work expeditiously with you so you can deliver the same service to your clients.
Three Options for Paying Back Your Hard Money Loan
When you apply for a hard money loan you’ll be asked what your “exit strategy” is. What that means is simply, how do you plan to pay back the money you borrowed? In this blog, we’ll explore some of your options.
- Use the income you make from selling the property to pay off the loan. This strategy is ideal for fix and flip loans where the investor often purchases the property for a much lower price, fixes it and then sells it for a pretty profit. Hard money lending is perfect in this situation because it will provide the investor access to fast funding. The faster the transaction and flip, the less interest the investor pays and the more money they walk away with.
- This is often the strategy used for income/rental properties. Again, hard money loans are ideal because they provide the investor the quick funding needed to purchase when the right opportunity presents itself. The refinance option also allows the investor time to transfer the hard money loan/short term loan after they’ve lined alternative, long-term financing often from a traditional lender.
- Alternative Source. You might choose to use funds from another sale, investment, or even hard money loan. This often an investor’s fallback plan because it alters the course of funds from its original, intended use. It does however; buy the investor more time to find the right buyer or even more time to further the income potential on an investment.
Having an exit strategy is important. Ideally the investor wants to be able to cover the cost of the loan using the profits from the real estate deal. Experience, careful planning and matching the right exit strategy with each unique real estate transaction will help investors be more successful. Contact us to apply for funding or to speak to a hard money lending expert today.
Step One, Improve Your Credit Score
In order to obtain financing or a hard money loan for your real estate project your credit score will be taken into consideration. While it’s not the only factor or the most heavily weighted when it comes to approval or denial, it is still an important step to take on your way to achieving financial freedom and setting yourself up for long term financial success. First, let’s look at the breakdown of credit score ranges and what is typically considered good, fair, poor and bad credit.
- Excellent Credit: 750+
- Good Credit: 700-749
- Fair Credit: 650-699
- Poor Credit: 600-649
- Bad Credit: below 600
Everyone is entitled to one complimentary report per year from each of the three major creditors. Obtain these each year and make sure there are no discrepancies. If there are, you can dispute them with each creditor. Things to look for include:
- All personal information is correct
- The report reflects all your credit accounts
- Look for missing or late payments that you believe were to have been made on time
- Look for accounts or applications for credit you don’t recognize
- Look for outdated items (a decade or more ago) that still appear on your report
Next it can be helpful to determine what areas of you need to improve upon. For example, if you have a habit of making late payments, set up payment alerts or reminders for each month. Lack of diversity can also cause a lower credit score. Many lenders want to see you can accommodate more than just credit card debt. This is where having (and paying on time) a car payment or mortgage can actually help you.
If you do have debt, stop moving it around and start paying it off. Some experts even suggest that you use your negotiation skills. For example, contact the debt collector and ask if they would be willing to hold off on reporting the debt to each major credit bureau in exchange for full payment. (Get the agreement in writing.)
Limit individual store cards. Sure it’s tempting to save an additional 10 – 20% on your purchase by applying for a Macy’s card but skip this as your credit takes a hit with every application whether you’re approved or not.
Another thing to limit is the amount of debt to limit ratio. Don’t allow the debt on your card to exceed 30% of your credit card limit. This can hurt your credit score even if you make payments in full and on time every month. One strategy to overcome this is to make an additional payment any time you feel you might exceed 30% of the allotted limit.
Your credit score is just one of many factors in obtaining a hard money loan and getting your start on the pathway to financial freedom through real estate investing. If you are seeking additional advice or would like to speak to a lending expert, please contact us.