Beretta Only

Monday, April 2, 2018

The Top Differences to Watch for with Private Hard Money Lenders

While there are over 600 private hard money lenders in the U.S., no two are created equal. Understand the differences and what to look for when choosing a lender for your next project.

Looking for a short-term loan quickly? Need 7 to 10 days? Looking to purchase residential and commercial property for purchase and renovation? Obtaining quick capital via a private hard money lender may be your best option. In fact, this is one of the primary forms of financing for first-time real estate investors. Let’s take a look at what are the marked differences among the various lenders.

Some private hard money lenders focus on properties in relatively good condition, while others will fund properties in poor condition if you come aboard with a good business plan and the numbers to back it up. This includes an in-depth look at renovation costs, time frame, and market. You will also need to include the monthly costs that you’ll incur during the renovation process such as utilities, insurance, loan interest and property tax. Some companies and private investors loan only on the LTV or loan-to-value, while others will consider the ARV or after-repair-value. For instance, some will issue a loan up to 80 percent of the LTV or 70 percent of the ARV. If your model is to rehab properties in poor condition for a fix & flip, you’ll want to be sure to ask your potential investor which value they consider when funding a project.

Buy-and-hold investors, on the other hand, obtain private hard money lenders in order to ensure quick capital. After renovation is complete, they look to more traditional loans for longer terms and lower interest rates. You’ll find many private investors that specialize in one segment of real estate. For instance, there are hard money lenders that invest only in the office or multifamily segments, while others focus on the fix-and-flip model. You’ll want to be sure to find one that is comfortable and knowledgeable in your area. There are even hard money lenders that fund residential loans. These are, in most cases, considered bridge loans—short term loans that bridge from one property to another such as when home owners buy a new home before their old home sells.

Interest Rates and Average Lender Fees

Going into this arena of commercial lending, it’s important to be aware that the interest rates are going to be higher than conventional mortgages because the hard money loans are shorter terms, interest-only payments, and increased risk for lenders. The interest payments are considered “holding costs” and are monthly fees incurred prior to selling or refinancing. These interest-only payments result in lower monthly payments. When you agree to a loan with a hard money lender, there can also be what are known as “loan origination fees” or “points.” Additional fees that the borrower may be required to pay include closing costs, appraisal costs, application fees, prepayment penalties and loan extension penalties.

At Level 4 Funding, we offer loans from 7.99 percent APR with 90 percent LTV.

In addition, we do not charge prepayment penalties and can often fund within days. Because we work with hundreds of private investors, we can usually find an investor in your niche who can offer you the best terms and rates for your project. Call us today for a no-obligation quote.

About the Author: Dennis has been working in the real estate industry in some capacity for the last 40 years. He purchased his first property when he was just 18 years old. He quickly learned about the amazing investment opportunities provided by trust deed investing and hard money loans. His desire to help others make money in real estate investing led him to specialize in alternative funding for real estate investors who may have trouble getting a traditional bank loan. Dennis is passionate about alternative funding sources and sharing his knowledge with others to help make their dreams come true. Dennis has been married to his wonderful wife for 42 years. They have 2 beautiful daughters 5 amazing grandchildren. Dennis has been an Arizona resident for the past 40 years.

Technorati Tags: commercial loans,commercial lending,commercial mortgage

Sunday, April 1, 2018

How to Develop an Exit Strategy When Obtaining a Hard Money Loan

An exit strategy is, in essence, your plan for paying off your hard money loan. It is a plan that you will want to develop before you sit down with a lender.

Exit strategies are crucial for obtaining a hard money loan. Many of these lenders offer interest-only payments as you develop or renovate your project. They obtain the big payoff upon completion when you have succeeded in your “exit strategy” and can repay them in full. For those of you in the fix & flip model, your exit strategy is fairly easy to define. You rehab and then sell the property.

Selling the property, then, is your exit strategy. Because timelines can change in the world of construction and rehab as well as finding qualified buyers, it will be important that you look for a hard money lender that does not charge a prepayment penalty. You’ll also want to come to the table with improvement plans that include costs and potential market value as well as comps and average time on the market.

If your real estate segment falls into the buy-and-hold model, selling will, obviously, not be an appropriate exit strategy. A strategy that does work is refinancing. Many traditional lenders that offer lower interest rates with longer terms will not loan on properties in poor conditions. Once you have the property renovated and a suitable tenant, your chances of obtaining a traditional loan are greatly elevated. It could be that you needed a loan quickly to jump on a property that just hit the market. Many investors obtain funding from their hard money lender in order to accomplish a quick buy and then refinance at a later date.

The Sale of Assets

The sale of other assets such as real estate or accessing additional funds such as money from IRAs, the stock market, or business interests is another exit strategy. You may wonder why, in this case, the borrower wouldn’t just dip into their additional assets and bypass the loan process all together. For many investors, time is a crucial component in their investment strategies and waiting while other assets sell may cause them to miss a prime property or opportunity. In essence, you are obtaining a bridge hard money loan. These types of short-term loans simply “buy some time” and act as a “bridge” from either one loan to the next or one property to the next.

Don’t feel like you have to stick with one exit strategy. Blended strategies can often be the best solution depending on the situation.

And just what is a blended strategy? This type of exit strategy utilizes a combination of all of the above to create a strategy that works the best for your particular situation. For instance, if you cannot obtain the full loan amount upon completion of the project, you can sell an asset and reduce the LTV so that a traditional lender will consider financing. Whatever your exit strategy, be sure to check with Level 4 Funding before obtaining your hard money loan. We have years of experience and can help you develop an exit strategy that works well for your project.

Technorati Tags: commercial loans,commercial lending,commercial mortgage

Why some hard money lenders in Texas will turn you away

When Casey moved to Texas, he had dreams of making a name for himself in the real estate industry. He quickly realized it was not as easy as the shows on Bravo make it look. Hard money lenders in Texas are not the only ones that are on the chopping block when it comes to loaning money.

If you have been following Level 4 Funding for a while, you probably have read a few times that it is fairly easy to borrow a hard money loan. This is true, for the most part, when you are looking for a potential lender you are free to pick and choose who you want to borrow from. If a certain lender is offering an interest rate that is out of your range, then find another. If the lender you are talking to is not willing to lend you the money are seeking, you do not have to work with them.

For some borrowers, like Casey, the lender may turn you away if they feel the property is not going to return their money. There are usually certain standards that hard money lenders in Texas look for when they are considering lending someone money for a property.

Someone that is playing to win

The real estate business can be extremely unforgiving if you are not prepared and careful when you are looking at properties. Many lenders will not lend to you if you are not risking anything for the investment. Most lenders expect you to pay a large enough down payment on what you plan to purchase.

This is a sign of good faith that you are willing to stick your neck out for the property so you can recoup your money. In Casey’s situation, he was not willing to put a large enough amount that would suffice the risk that the lender was taking. He could have gotten another person to invest with him, but this was his first property. The down payment was the least of his problems.

When in doubt know, your way out

Most people that get into the business try to look for homes that will have a higher resale value during closing. When experienced investors are looking for a property they can flip for a profit, they make sure they have a plan to pay back the loan if all else fails. Hard money lenders in Texas look for borrowers that have an exit strategy if the property fails to make a positive return.

Casey did not think of this when he was planning on purchasing the derelict duplex in a fairly rough neighborhood. Since many people were moving out and Casey did not have enough money to buy the rest of the city block, it was unlikely the building would have a positive return.

Setting yourself up for success counts in real estate

Planning accordingly with allow you to seek out any lender you choose. For Casey being new to Texas and not knowing how things worked he ultimately failed. Take a page from Casey’s book and remember this: do not be like Casey. Take the extra hour to look up potential investors, and forget about being frugal when it comes to a down payment.

Saturday, March 31, 2018

Learn How to Select Hard Money Lenders

For many borrowers working with hard money lenders is a new concept. Borrowers are not familiar with the process or how to select a good lender.

Many borrowers are facing the challenge of less than perfect credit or a low credit score. And sadly, these people are under the assumption that they have not alternative to traditional lenders and banks. They are unaware of the service which is provided by hard money lenders. Though these loans are called non-traditional, they are still a very viable option for anyone who is unable to qualify for a traditional loan. But it is critical that a borrower learn how to select a good private lender to work with.

The first step might sound overly simplified but it is valid. Select a firm or individual who specializes in lending hard money. This ensures that you are working with a knowledgeable lender and one who can offer you terms which will fully meet your needs. You can learn a great deal about a lender by reading comments from other borrowers and investigating the lenders reputation. Any reputable lender will do what is best for his or her clients.

If you are new to private lending, it will also be helpful to limit your search to local resources. Working in-person will allow you to ask questions and establish a good working relationship with the lender as you learn the processes and intricacies of hard money. In addition, it will be much easier for you to check out the licensing information for local hard money lenders. This is an important step that should never be overlooked even if the firm is large and appears to be well known.

Seek Openness

As with any business, there will be certain privileged or proprietary information that the lender might not be willing to share with you. But all parties should have access to the loan information during the origination process. Be sure that your lender is willing to provide this transparency and that you are not getting a higher rate than originally promised. As you invest more time in speaking to the lender, you should not feel like some questions are being skirted or that there are aspects of the loan process the lender is not willing to discuss fully and openly.

Due Diligence Pay Dividends

Learning any new process takes time and effort. And working with hard money lenders is no different. You need to be willing to invest your time in learning the process as well as getting to know the lenders. Working with local lenders allows for a shorter learning curve and also gives you more peace of mind as you have been able to actually meet the lender and their staff. As you progress into more loans, seeking national lenders is a viable option to increase your opportunities and to locate more diverse loan options and offers. Be certain to carefully evaluate all of the lenders and all of the loan offers that you receive. Look for a lender who you feel comfortable working with and find very trustworthy.

Technorati Tags: commercial loans,commercial lending,commercial mortgage

Learn How to Select Hard Money Lenders

For many borrowers working with hard money lenders is a new concept. Borrowers are not familiar with the process or how to select a good lender.

Seek Openness

Due Diligence Pay Dividends

Technorati Tags: commercial loans,commercial lending,commercial mortgage

How to Qualify for Commercial Real Estate Loans

Understand that commercial real estate loans are nothing like residential loans, which means that the qualifications are drastically different as well. Understanding the qualifications before you apply for a loan is critical to securing the fund that you need.

First, it is important to grasp that commercial real estate loans and residential real estate loans have nothing really in common other than the word loans. The comparison is similar to that of a paper airplane and a jumbo jet; yes they both fly. So be prepared to learn about an entirely new set of loan qualifications before you embark on your first commercial loan application.

Lenders base a huge portion of their decision on your personal credit score when you are seeking a residential loan. And it is always good to have a respectable credit score, but it is not as critical when seeking a commercial loan. A credit score of below 600 will require an explanation but it is not a deal breaker. But a credit score of under 500 is likely to reduce your opportunities quite a bit. What lenders will be looking for to approve commercial real estate loans is a solid net worth. In general, lenders would like to see a net worth equal to the amount of the loan you are requesting.

Another important factor to qualify for commercial real estate loans is liquidity. The standard for liquidity varies among lenders but the rough average is 10-20% of the loan amount. What lenders don’t want to see is a borrower who scrapes up every last dollar that they have to make a down payment. Being cash poor could have catastrophic results if there is an unexpected expense which arises or some other type of emergency.

Your Experience

Your experience will also be a key factor in your approval. Demonstrating that you have the ability to manage the new property successfully means that you are most likely going to be able to make you payments on time and for the life of the loan. And if the property is quite large, the lender wants to know that you have the resources and staff in place to handle the management and ownership responsibilities associated with the property.

Income

As with any loan, there is a certain expectation for income. You need to have the income to pay the loan payment each month. This might be in the form of rental income once the property is up and functioning or it could be revenue from the business which is housed on the property, but the cash flow needs to be there to make the payments. Unlike on a residential loan, there is not real ratio such as debt to income that the industry uses as a standard. But you do need to demonstrate that there will be some type of cash flow to cover the loan payments for the life of the loan. All of these factors are blended to determine your ability to make the monthly payments on the loan that you are requesting unlike in a residential loan application where most of the weight rests on your income alone.

Technorati Tags: commercial loans,commercial lending,commercial mortgage

Invest 5 Minutes to Learn How Hard Money Loans Can Work for You

By understanding the process of hard money loans, you will see the benefits that they offer. Then you can use this financial tool to make money.

Hard money loans are non-traditional loans, meaning that they are funded not by banks or lending institutions but by private sources. These sources can be a private individual or a group of people who are working together to fund loans. In most cases, the loans are short term and are used to purchase investment properties. The other key feature for these loans is the qualification process.

In the case of a conventional loan, a borrower must complete a loan application and submit it to the traditional lender. This document can be very in depth and tedious to complete. And then the lender begins the process of verifying the information to determine if the borrower is a good risk. The lender considers the borrowers credit score, credit history and overall financial well-being to decide if they will grant the request for funds. In short, the approval is based on the borrower’s current finances. But for hard money loans, the lender is basing the approval on a totally different criteria. The lender is only interested in the current market value of the collateral being offered for the loan. Collateral is something of value which is pledged as a form of security on the repayment of a loan. In this case the collateral is most often the property being purchased. If the borrower fails to make the payments on the loan then the lender is able to sell the collateral to recover their money. The lender is not even really interested in the borrower’s credit or financial position, only the collaterals value.

Understanding this single point is critical to making money using hard money loans. What this means is that you do not need to have great credit or a strong credit history to be able to fund an investment property. You only need to have found a property which has a value greater than the amount that you need to borrow. This single fact opens up investment real estate to an entire segment of the population who might not qualify for a traditional loan due to past credit issues.

Use This Knowledge

Knowing that private lenders are willing to extend loans to borrowers without perfect credit means that anyone can invest in real estate and benefit from this potentially huge profitability. Fix and flip purchases have become very popular in the past 5 years. Buying a property which needs work is a great way to buy cheap, invest sweat equity and then sell for a large profit. Using hard money allows anyone who is willing to invest the time and work needed to improve the property to make a profit on this short term investment.

Invest in Your Future

Not everyone has great credit or can qualify for a second traditional mortgage for an investment property. But using a private lender is a great way to get a short term loan to begin your path to financial freedom as a real estate investor.

Technorati Tags: commercial loans,commercial lending,commercial mortgage

Beretta Only

Monday, April 2, 2018

The Top Differences to Watch for with Private Hard Money Lenders

While there are over 600 private hard money lenders in the U.S., no two are created equal. Understand the differences and what to look for when choosing a lender for your next project.

Sunday, April 1, 2018

How to Develop an Exit Strategy When Obtaining a Hard Money Loan

An exit strategy is, in essence, your plan for paying off your hard money loan. It is a plan that you will want to develop before you sit down with a lender.

Why some hard money lenders in Texas will turn you away

Someone that is playing to win

When in doubt know, your way out

Setting yourself up for success counts in real estate

Saturday, March 31, 2018

Learn How to Select Hard Money Lenders

For many borrowers working with hard money lenders is a new concept. Borrowers are not familiar with the process or how to select a good lender.

Seek Openness

Due Diligence Pay Dividends

Learn How to Select Hard Money Lenders

For many borrowers working with hard money lenders is a new concept. Borrowers are not familiar with the process or how to select a good lender.

Seek Openness

Due Diligence Pay Dividends

How to Qualify for Commercial Real Estate Loans

Understand that commercial real estate loans are nothing like residential loans, which means that the qualifications are drastically different as well. Understanding the qualifications before you apply for a loan is critical to securing the fund that you need.

Your Experience

Income

Invest 5 Minutes to Learn How Hard Money Loans Can Work for You

By understanding the process of hard money loans, you will see the benefits that they offer. Then you can use this financial tool to make money.

Use This Knowledge

Invest in Your Future

About Me

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