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DSCR Loans and BRRRR Properties – Fundamentals Explained

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DSCR Loans and BRRRR Properties – Fundamentals Explained

Today we are going to talk about DSCR loans and explain the fundamentals that you need to keep in mind when working with BRRRR properties. Here at The Cash Flow Company we are averaging 10 to 15 calls a day regarding the fundamentals. What are the fundamentals? They include knowing where to start, what you need to do, and how to be successful. In order to be successful, it is imperative that you go over the numbers first to make sure that you are getting into a good property. Investors need to determine whether or not the property is cash flowing before diving in. How can you be successful and create a profitable investment? Let’s take a closer look.

What is the BRRRR strategy?

What exactly is BRRRR? BRRRR stands for buy, repair, rent, refinance, and repeat. The main purpose of BRRRR is to get into properties using little to no money out of your pocket. Those who use this strategy correctly will be able to accumulate “value at” properties quickly and create a portfolio. Just to clarify, “value at” properties are those that are under market value and need work done. These are often hoarder houses, in need of yard cleanup, and ones that need maintenance or repairs. Whether the current owners were unable or unwilling to fix up the property, it creates the perfect opportunity for investors. By taking the time to fix up the properties, you will in turn create net worth for the property.

Two loans, one goal!

With BRRRR you need one loan for the purchase and repair, plus a long term loan for the refinance. The short term loans are often a hard money loan or a private loan ranging from 10% to 12% interest rates. It is important to keep in mind that these loans are only temporary, lasting 6 to 12 months. After that time, the loan balloons. That is why it is so important to have a long term loan option available when using the BRRRR strategy. Unfortunately,  many people do not do the research up front or run through the numbers before making the purchase. Don’t wait until the refinance! Take a look ahead to make sure that the property you want to buy will be able to cash flow later on. 

Look ahead to ensure success.

One of the most important pieces of the BRRRR strategy is refinance. A refinance is needed so that you can carry the loan long term. While buying the right property is important, it is crucial that you look ahead in preparation for the refinance. Oftentimes investors get to the refinance and either can’t get a loan or they can’t get enough money to cover their costs. In either case, it would defeat the purpose of using the BRRRR strategy. By doing the research up front and making sure that the whole thing works, you will actually make money. A lot of people don’t take the time to work through the numbers. Instead they discover during the refinance closing that they are going to lose money.

What is a DSCR loan and how can it work with BRRRR?

A DSCR loan is based solely on the property and your credit score. If the property’s income or rents are not very high, then you’re not going to get that big of a loan. The lenders will decrease the LTV until the break even point or sometimes higher. In the end, the lenders need the income and the expenses to be the same. This is referred to as the DSCR ratio. Just to clarify, expenses include the monthly payments, taxes, insurance, HOA, and flood insurance. One thing to keep in mind is that the LTV is different for each person and for each property. In the end you need to determine if your expenses equal your income prior to purchasing the property. 

For example:

An investor is using a DSCR and buys something where the purchase, rehab, and everything puts them at 80%. However, the property itself only qualifies for 70% because of its break even point. While many think that they are good because they bought it and are into it for 75% to 80%, this is not always true. When it comes to refinancing the property, lenders can only do 70% to 75%. It is confusing and often daunting because there are so many moving parts. However, by laying it out and making sure that the property cash flows, you will be successful.

We are here to help!

Here at The Cash Flow Company, we are happy to run through the numbers with you to make sure that you are setting yourself up for success. That would include checking your rents, taxes, insurance, and LTV to make sure that you would qualify for a long term loan when you go to refinance. Don’t chance being surprised at the refinance closing! Take the time now to run through the numbers and ensure your success for the future! 

Contact us today to see if a DSCR loan and the BRRRR strategy are right for you!

Watch our most recent video DSCR Loans and BRRRR Properties – Fundamentals Explained to learn more!

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The BRRRR Method Returns Strong in 2024

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The BRRRR Method Returns Strong in 2024

What is hot today in real estate investing? The answer is BRRRR! It stands for buy, rehab, rent, refinance, and repeat. This BRRRR method returns strong in 2024, and is the perfect way to build your portfolio of rentals. By using it correctly, you can put little to no money in and win the real estate investing game.

How do you get started?

First and foremost, the success of BRRRR is dependent on buying properties that are under market value. These properties are often ones that the owner didn’t want to clean or fix up prior to selling. Once you bring the property up to market value, you will create wealth by creating equity. Unlike other  methods that take your money, BRRRR takes a little more work in order to be successful. There are a lot of great deals out there. It’s just a matter of finding them. Those who look at more properties will find better deals, as opposed to others who only look at one property a week. 

Example:

Homes in the area are $500K.

You buy a property under market value at $300K. 

By putting in $100K, you can then see what the real value is for the property.

The property is now worth market value.

Financing is the biggest roadblock.

How can you build your portfolio quickly and easily while using little to none of your own money? The answer is by finding the right loan. The right loan is one that allows you to buy an undermarket property, will cover the purchase, and cover the rehab. Since the success of BRRRR is reliant on buying properties that are under market, it is imperative that you have the right loan. To get on the fast track to success you need to use a  bridge loan, hard money loan, or a private loan when considering BRRRR.

Example:

Traditional loans:

Buy a rental property for $300K.

Traditional Lender requires 20% down, which totals $60K

Your $60K is gone.

This would be for only one property.

BRRRR

Buy a rental property for $300K

Closing costs are $6K.

If you were to  buy 10 properties it would total of $60K

After refinance the property would have $54K in equity.

If you bought 10 properties and refinanced them all, the equity would be $540K 

This is money that you have just created by using little to none of your own money. 

Creating equity by putting in sweat equity

Real estate investors who use the BRRRR strategy create both equity and a margin by putting in sweat equity. What is sweat equity? It is the time you spend finding the property and the time you spend fixing it up. In doing so, you’ve created the equity that can be used when you go to refinance without needing any money out of pocket.  Those who put in the effort will be successful in a matter of years.

Example:

Buy a property for $200K

Put in $30K 

When it’s all fixed up, it will be $300K

You have now built equity by taking something that needs work and putting work into it. Just to clarify, equity is the difference between the appraisal and what you owe.This is the amount that you can contribute to the refinance.

It’s all about the numbers!

Both hard money lenders and private lenders look at properties to determine what the after repair value will be. In order to be successful using the BRRRR method, the ARV should be between 75% to 80%. Traditional lenders on the other hand will look at loan to value when looking at a property. It is important that real estate investors know what the loan side looks like for a property before jumping into a deal. Remember, the lower the ARV, the lower the loan, and the less you owe. By working with investor friendly loans, knowing your pieces, and knowing your numbers, you will be successful.

One method, 2 loans.

Just to clarify, BRRRR is not a type of loan. Instead, it is a strategy that uses 2 different loans. One loan is to purchase and fix up the property. The second loan is a long term loan that you can put the property into after it is fixed up. Many lenders are able to cover 100% of the purchase as well as 100% of the refinance depending on the property. One thing to keep in mind is that some lenders have restrictions as to when you can refinance the property. It is important that you understand the system so that you know what’s coming!

BRRRR timeline:

30-45 days – get in and rehab

30-60 days – rent out the property

60-90 days – refinance into a long term loan

While there might be some carry costs, the rent is going to cover it.

Create life changing money today!

You can create life changing money today by using the BRRRR method. By making sure that you find under market value properties and can qualify for a long term loan, you can create a great life! While many real estate investors expect to find the perfect property in a matter of months, the reality is that it could take a few years. Take the time to learn the process and be patient. Once you go through one or two of them, it will become easy! Would you like to learn more about building $500K in only 3 years? Contact us today!

Watch our most recent video about The BRRRR Method Returns Strong in 2024.

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How to Protect Your Peer Lenders

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How to Protect Your Peer Lenders

Today we are going to discuss peer to peer lending, as well as how to protect your peer lenders. What is peer to peer lending? To put it briefly, it is one person lending to another person. By working with people within the community, it helps others who want to make better returns on their hard-earned money. More importantly, it helps you achieve your investment goals quickly! 

There is something for everyone.

There is something for everyone with peer to peer lending. Whether it’s $5,000 to $3,000,000, someone in the community has the money you need. For example, funds can be used for down payments, fix up costs, small business start up costs, and even used to cover the entire project! This form of lending provides more flexibility, simpler underwriting, faster closing, and no prepayment requirements. It’s an excellent option for real estate investors. 

How can you guarantee success? 

It is important that real estate investors protect their peer’s money by putting them in secure deals. To clarify, a secured deal is with real estate and cash flowing. The first step in creating a secured deal is closing with a Title company and proper paperwork. This protects both the real estate investor, as well as the peer, to ensure everything remains honest.  Most importantly, don’t gamble with your peer’s money. Pay them back as agreed and be truthful. In doing so it will establish a positive relationship that will ensure future deals. By doing these things, you’ll create a win-win situation. 

Make the lending switch today!

Ultimately, every investor needs peer to peer lending! It’s a fast, cheap, and dependable funding option! 

Contact us today to find out how you can win in the real estate game.

Watch our most recent clip to find out more!

 

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NOW is the Most Valuable Time to Invest in Real Estate Investing

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NOW is the Most Valuable Time to Invest in Real Estate Investing

Now is the time to invest in real estate! As the Fed is tightening up and banks are lending less, it creates better deals for real estate investors.  There are going to be good deals coming up that will help you to not only create the income you need but the generational wealth you want. By getting into it now and understanding the different components, it will help you in the long run. This includes setting up your realtors, finding deals, and calculating ARV. Now is the most valuable time to invest in real estate! Don’t miss out on this opportunity!

If things are tightening up, why does that create more opportunities?

When the Fed shrinks the money pool, it in turn decreases what’s available for everyone. This causes lenders and banks to swim upstream in order to look for the best of the best. Banks are being pushed to the point that they can only lend a portion of what they could before. Let’s take a closer look at the money side as a customer, and as an investor, to explain why these times are creating more opportunities. The customers are the ones who own their homes and are going to give it up for a discount. While investors are looking at the property as money to invest. Once again, leverage is the key to real estate investing and why we can make money from nothing. Anybody can do this and create generational wealth if you are set up correctly and financially prepared. 

How lending has changed.

One of the largest private lenders used to lend on ARV. ARV stands for after repair value. Lending based on ARV allows investors to get more money, create more leverage, and buy more deals. So if you’re in real estate investing you need to focus on purchasing undervalued properties, fix them up, and either keep it or sell it. This will in turn create wealth for you to reinvest in another property. In today’s market however, lenders are lending off of LTV, or loan to value, instead of ARV. This is often a $50K to $75K difference from what they were lending before the market changed. 

Let’s look at an example of ARV vs LTV

Purchase a house for $250K with a rehab of $50K
Worth when all said and done Percentage Amount they will lend Amount lenders  want you to put in 
ARV $400K $400K at 75% Close to $300K 10%
LTV Lenders don’t looks at this  $300K at 75% Close to $225K 10% to 30% 

It is clear to see what a big difference it makes when lenders switch from ARV to LTV. They are becoming tighter on their lending, lending less, and charging more. This creates a smaller pool of investors, because many can no longer qualify for those deals. While the deal flow might remain the same, only 20% to 30% of investors are prepared to continue buying in this market. There are going to be better deals for those who can buy and buy quickly.

Now is the most valuable time!

It is one of the most valuable times to get into real estate investing. This is because the Fed is tightening up and banks are starting to lend less. In doing so, it creates better deals that will in turn create wealth and income in the near future. One of the most important things to remember is that when there is fear in the street, that is when people start running. These are the times when you need to make your move. Make sure that you have some money available, a good credit score, and a good business history to ensure that you are a client that is attractive to lenders.

At The Cash Flow Company we can help you find the funding you need and guide you through this market. 

Watch our most recent video to find out more about why NOW is the Most Valuable Time to Invest in Real Estate Investing.

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2024 Real Estate Investing: Are High Interest Rates Worth It?

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2024 Real Estate Investing: Are High Interest Rates Worth It?

Today we are going to discuss real estate investing and whether or not it’s worth paying high interest rates in 2024. Over the past few years there has been a huge shift in the market. The banks are swimming upstream in search of the best and investors are having a difficult time qualifying for financing. While many people may run away from investing right now, this is actually the best time to jump in. Those who do will benefit greatly when rates go back down. What do you need to do to ensure success? Let’s take a closer look.

1. Focus on the lower end of the market.

With interest rates being so high right now, it is important that you focus on the lower end of the market. What do we mean by the lower end of the market? These are homes that are in the $300K range as opposed to $500K or above. It is important to keep affordability in mind as well if you are flipping a property. Affordability is key because someone will need to be able to afford to buy the house when you are finished. 

2. Create a good product to guarantee a sale.

Especially for those who are fixing up properties, it is crucial that you have a nice fixed up property to sell. It is more likely that a fixed up property will sell, as opposed to one that needs work. In today’s market there is an inventory shortage for investors and a growing demand for properties. If you are at a good price point and have a good product, then you will win in this real estate game.

3. High interest rates now will create cash flow later.

Keep in mind interest rates and how they will affect your monthly budget. Properties that will at least break even, or better yet cash flow, will create wealth in the near future. Predictions are indicating that rates will come back down later this year. When they do, more people are going to jump into the market. Many people have been waiting on the sidelines for things to go back down. By buying now, you will be ahead of the crowd with a property that is worth more, thus creating more cash flow! 

4. Do it correctly to prevent being upside down.

It is a great time to jump in! If you can buy something low and make it work now. Then when rates go back down, you are creating that wealth.

Purchase Price Overpaid  Two years from now Equity 
A few years ago $350K $100K $325K to $350K $0
Today $250K $0 $325K to $350K Created equity

5. What is a good property?

In order to succeed in this market it is very important that you buy good properties. What is a good property? It is one that is not on corners, busy streets, or near a commercial area. A good property on the other hand is one that is in culdesac or near parks. These types of properties are what you should be focusing on to ensure success. 

6. Why should I get into real estate when others are running away?

All of the negativity out there is keeping people out of the market an driving away those who have been in real estate for awhile. In years past there were some really good deals available and it was easier to qualify for lending. Nowadays, the banks are swimming upstream in search of the best of the best. This decrease in competition creates the perfect opportunity for new investors to begin their real estate investment journey. 

7. Set yourself up for success!

As a new investor you need to make sure that you set yourself up for success. Those who stand out to lenders and have more buckets of money will set themselves up for success. Real estate investing is all about using other people’s money in order to create wealth. Contact us today to find out more about getting your lending buckets set up!

There is going to be less real estate investors and less money out there. However, there are going to be more deals than there were before. These deals will have better margins and will create a greater opportunity for wealth in the future. Contact us today to find out more!

Watch our most recent video about 2024 Real Estate Investing: Are High Interest Rates Worth It?

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Interest-Only vs Amortization Loan: Calculating Mortgage Payment

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Interest-Only vs Amortization Loan: Calculating Mortgage Payment

In today’s market it is important to find a loan not only flexible, but one that also helps you to create cash flow. Today we are going to compare interest-only loan vs amortization loan by using an example. This will paint a picture of how these two types of loans differ. Which is best for you? Let’s dive in and see!

What is the biggest difference between interest-only and amortization?

Interest only loan products are loans where you are only paying on the interest that is owed on the loan. The principal on these types of loans never goes down unless you decide to put a  little money towards it. An amortized loan on the other hand requires you to pay not only the interest, but a little bit towards the principal as well. In this market, the rates are a little bit higher than they have been in years past. While an amortized loan typically has lower rates, it will also have the principal added to the monthly payment.

Example:

Loan amount: $200K

Rent: $1,700

DSCR ratio 1.1 

Loan Type Rate $200,000 x rate = annual interest Annual interest ÷ 12 = monthly payment Payment amount to mortgage company Taxes, Insurance, HOA, and Flood = $150.00

Creating Grand total for the month
Interest Only 8.25% $16,500 $1,375 $1,375 $1,525
Amortized 8% $16,000 $1,333 $1,333 Interest + principle = $1,468 $1,618

One more step. Adding the DSCR ratio.

What you will normally find is that the interest only rates in this market will be a little higher than the amortized loan rate. However, we still have one more step before we can determine if you can qualify for the DSCR loan on this property. We will need to multiply the grand total for the month by the DSCR ratio. This will help us to determine if the property will qualify for a DSCR loan based on the current rent amount of $1,700. Just as a reminder, the rents are based on what is happening in the market and the assessments done by an appraiser.

DSCR ratio 1.1 Grand total for the month  Grand total for the month x 1.1 = Difference after adding the  DSCR ratio compared to the $1,700 rent
Interest only  $1,525 $1,677.50 Will qualify for DSCR
Amortized  $1,618 $1,779.80 Will not qualify for DSCR

If you have any questions or want to run though the DSCR numbers, contact us today. We can help you compare a DSCR loan to an amortized loan. This will help you determine which is a better fit for your needs. 

Watch our most recent video to Discover Your Best Option: DSCR Loan – Interest Only vs Amortized.

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What is Peer to Peer Lending For Real Estate Investing

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What is Peer to Peer Lending For Real Estate Investing

Today we are going to discuss peer to peer lending and why it’s beneficial for real estate investing. What is peer to peer lending? To put it briefly, it is one person lending to another person. By working with people within the community, it helps others who want to make better returns on their hard-earned money. Let’s take a closer look! 

Removing the middle man.

This form of lending has been around for centuries, long before formal banks were established. Nowadays banks are increasing their requirements and decreasing their lending. By using peer to peer lending, real estate investors no longer have to worry about meeting bank requirements. Instead, it removes the bank and reintroduces the human factor. Just to clarify, this doesn’t have to be done with family and friends, it can be anyone in your community. 

There is something for everyone.

There is something for everyone with peer to peer lending. Whether it’s $5,000 to $3,000,000, someone in the community has the money you need. For example, funds can be used for down payments, fix up costs, small business start up costs, and even used to cover the entire project! This form of lending provides more flexibility, simpler underwriting, faster closing, and no prepayment requirements. It’s an excellent option for real estate investors. 

How can you guarantee success? 

It is important that real estate investors protect their peer’s money by putting them in secure deals. To clarify, a secured deal is with real estate and cash flowing. The first step in creating a secured deal is closing with a Title company and proper paperwork. This protects both the real estate investor, as well as the peer, to ensure everything remains honest.  Most importantly, don’t gamble with your peer’s money. Pay them back as agreed and be truthful. In doing so it will establish a positive relationship that will ensure future deals. By doing these things, you’ll create a win-win situation. 

Make the lending switch today!

Every investor needs peer to peer lending! It’s a fast, cheap, and dependable funding option! 

Contact us today to find out how you can win in the real estate game.

Watch our most recent clip to find out more!

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Peer to Peer Lending – Why You Need it NOW

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Peer to Peer Lending – Why You Need it NOW

Today we are going to discuss why you need peer to peer now! This form of lending allows you to work with people in the community who have just as big of a need as you do. In today’s market more people are looking for new sources to meet their needs. Let’s take a closer look.

Who are peer to peer lenders?

Whether they are in retirement and needing extra income, or have money in an IRA, these individuals are looking for a better investment.  These individuals are going through the same crunch as you are in this market. By switching these lenders can have anywhere between 6% to 8% secured while helping you with your investment needs. It creates a win-win for both people!

Changes with affordability.

We all know what is happening with affordability in today’s market. Banks are not only charging more than they have in years past, but they are increasing their requirements as well. The lending pie is now heavily dependent on your credit score, while taking the LTV and income into consideration as well. In looking at the changes in rates, DSCR loans are rising into the 9% and 10% range. Fix and flips have increased as well and are now into the 11% to 13% range. 

Benefit of taking out the middleman.

Peer to peer lending allows us to work directly with humans again by taking out the middleman. This form of lending has been around since before banks were established. Many good investors have a few relationships established already. This not only helps to provide funding, but it also creates the flexibility they need to close deals quickly. Additional benefits are flexible terms, no prepay requirements, simpler underwriting, and fewer closing costs. 

Do it right to succeed.

As a real estate investor it is important that you take the time to make everything secure. In doing so, you will create a good relationship with your lender. This relationship not only helps you financially, but it also creates the flexibility you need to succeed. Any investor or business owner should be looking at alternative lending! Whether it’s for a down payment or funding for an entire project, there is money available.

Don’t make it complicated

It is not uncommon for people to feel uneasy asking family and friends to become financially involved. Whether it is a family member, friend, or a complete stranger, the most important thing you need to do is put them in a good deal. If you are not diligent about this, then it will make things uncomfortable and puts a strain on relationships. What is a good deal? These are deals that have cash flow, or properties that will be easy to flip. Take your time, crunch the numbers, and make sure it is a good deal for both of you.

In conclusion.

As a real estate investor you need to set yourself up for success by finding peer to peer lenders within your community. Over the past few years we have seen things tighten up and become stricter. In doing so, it has created the perfect opportunity to reintroduce this alternative lending source. There are billions and even trillions of dollars out there that can be used for your lending needs! 

Contact us to find out more and how we can help you with your investment needs.

Watch our most recent video to find out more about Peer to Peer Lending – Why You Need it NOW.

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DSCR Loans: What Does Interest-Only Mean?

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DSCR Loans: What Does Interest-Only Mean?

DSCR loans are excellent for real estate investors who are working with rental properties. In today’s unpredictable market, one of the best options for investors is an interest-only DSCR loan. This will provide more flexibility, greater cash flow, and the ability to purchase more properties. So what exactly does interest-only mean and is it right for you? Let’s take a closer look.

What is interest only DSCR?

Interest only loan products are loans where you are only paying on the interest that is owed on the loan. The principal on these types of loans never goes down unless you decide to put a  little money towards it. One thing to keep in mind with DSCR loans is that there are prepayment restrictions for the first 3 to 5 years. In most cases this means that you have a 20% cap during this prepay period. Paying a little extra doesn’t normally create an issue. It is just something that you need to keep in mind when working with an interest only loan.  

Example:

Loan amount: $200K

Rent: $1,700

DSCR ratio 1.1 

Loan Type Rate $200,000 x rate = annual interest Annual interest ÷ 12 = monthly payment Payment amount to mortgage company  Add the Taxes, Insurance, HOA, and Flood = $150.00 

This creates the Grand total for the month
Interest Only 8.25% $16,500 $1,375 $1,375 $1,525

One more step. Adding the DSCR ratio.

What you will normally find is that the interest only rates in this market will be a little higher than the amortized loan rate. However, we still have one more step before we can determine if you can qualify for the DSCR loan on this property. We will need to multiply the grand total for the month by the DSCR ratio. This will help us to determine if the property will qualify for a DSCR loan based on the current rent amount of $1,700. Just as a reminder, the rents are based on what is happening in the market and the assessments done by an appraiser.

DSCR ratio 1.1 Grand total for the month Grand total for the month x 1.1 = Difference after adding the  DSCR ratio and the $1,700 rent
Interest only $1,525 $1,677.50 Will qualify for DSCR

With DSCR loans you will have the flexibility of a 5, 7, or 10 year period. A DSCR interest only loan also provides an excellent opportunity for you to cash flow on the property. 

If you have any questions or want to run though the DSCR numbers, contact us today. We can help you compare a DSCR loan to an amortized loan. This will help you determine which is a better fit for your needs. 

Watch our most recent video to Discover Your Best Option: DSCR Loan – Interest Only vs Amortized.

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What is House Hacking – Real Estate Investing Tips

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What is House Hacking – Real Estate Investing Tips

Here at The Cash Flow Company we want to give you as many investing tips as possible to help you win the real estate game. Today we are going to discuss house hacking by looking at the benefits and highlighting some examples. What is house hacking? It is when you buy a property and rent out a portion for additional income. These properties are multi tenant properties that often need some work. Let’s take a closer look at the benefits and a few examples of how this process works. 

Benefits of house hacking.

There are a few benefits to house hacking. Real estate investors are able to apply for an owner occupied loan for the multi tenant property. These loans not only allow them to stay in the property that they are renting, but they also tend to have better rates as well.

Example:

There is a gentleman who bought a duplex and fixed up one side to rent out. Then moved into the other side of the duplex. By using an owner occupied loan, he not only had a lower interest rate, but also got into it for 100%. This customer put little to no money into the property for the purchase, while only having to cover the fix up expenses. 

Example 2:

I also helped a doctor who bought 5 or 6 duplexes and triplexes with 100% financing. We find that banks will typically give doctors and dentists 100% financing. Every year or so this doctor buys a new duplex or triplex and continues the cycle of house hacking. She will live in one side in order to get better financing on the property, while renting out the other side to generate cash flow.

In conclusion.

While it takes more time, house hacking provides the opportunity for real estate investors to have 100% financing and better rates compared to traditional loans. In order to be successful, it is imperative that the property is cash flowing and pays for itself. This will provide the financial flexibility you need to move onto the next property. 

Do you have more questions? Here at The Cash Flow Company we are happy to share our real estate investing tips with you! Contact us today to learn more.

Watch our most recent video to find out more about What is House Hacking – Real Estate Investing Tips.

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