Tag Archive for: real estate loans

Always Have Enough Money for Your Real Estate Investments

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Always Have Enough Money for Your Real Estate Investments

Real estate investors always need to have enough money for their investments. It is important that they see every deal or transaction as a bucket of money. If you are buying a fix and flip or a rental property, there is a bucket of money that is needed. These funds can be used to purchase the property, complete rehab projects, cover closing costs, and take care of the interest. While the majority is going to come from the lenders, the remaining portion is going to have to come from you for a down payment or to cover the interest costs. It is important that you take everything into consideration when you are setting things up in order to win in the real estate game.

What do you need to look at when setting things up?

  1. Make sure that the lenders who are lending you money will give you more at a better price.
  2. Make sure that you have your bucket of money to not only qualify for this loan or multiple loans. Determine what represents your bucket of money, and how you can set it up to play in the game.

What if you don’t have any money going in?

There are many investors who enter the game without establishing their buckets of money. For these investors, it becomes a matter of creativity and how they feel about what they’re doing. There are a lot of people who don’t have anything coming into a deal. For these individuals, they can use lines of credit, or credit cards to do down payments. 

There is always another way to find the funds you need!

One of the most important things to do when you’re starting out is to use other people’s money. Often this is from family and friends. However, it doesn’t have to be. There are a lot of people out there who are looking for better returns. Take a moment to consider if there is someone out there who you can borrow $10K from. Perhaps someone from your real estate group or even a neighbor down the street. By doing this, you can fill your bucket of money with someone else’s money in order to get the return you want. As long as you use the funds correctly, then you can in turn make the money you need in order to pay them back. 

Let’s look at the numbers.

When you are purchasing a property, you can have the bank lend you up to 80% to 90%. The remaining 10% to 20% can then be provided by someone who is looking for a better return. By paying them 10%, it will be a lot cheaper than making payments on a credit card or a loan. The person lending you the money directly will in turn get a better return than they would find elsewhere. It’s a win win on both sides.

What do you need for success?

First and foremost you need to have confidence in order to succeed! If you are going to go out and ask people for money, then you need to show them that it will be a good deal for them. You can show confidence by knowing your project and by developing a business plan that showcases your investment goals. Once they have faith that you will find good properties, fix them, sell them, and make money, then they will partner with you. If you get one person in, then it’s easier to get more later.

We can help you!

We have developed a good system of how to not only find other people’s money, but more importantly how to talk to them about joining you in your investment journey. Here at The Cash Flow Company, we help to find you the leverage you need, get your buckets of money set up, and ensure that the properties you find are good deals. Remember, confidence comes with a good project, finding good projects will then help you make more money. Creating leverage now will help you jump into a deal quickly while others are scrambling. 

Contact us to find out more!

Watch our most recent video to make sure that you Always Have Enough Money for Your Real Estate Investments

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Where to Find Small Town Real Estate Loans

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Most lenders won’t fund low loans for small town real estate. We do.

It’s tough to find a lender who will lend in a rural area. It can also be a struggle to get a real estate loan for lower than $75,000.

When you find a great small town real estate loan for under $75k? Double whammy.

But for the last 23 years, we’ve helped thousands and thousands of investors fund billions of dollars – and one of our specialties is small loans just like this.

Funding Small Town Loans

We help a lot of clients with small town real estate, whether they’re from those communities or just investing there. A lot of properties in these areas are available for less than $75k, so other lenders aren’t interested in funding them.

Just last month, we funded 3 properties like this. The number for each of them broke down like this:

  • Purchase: <$40,000
  • Rehab: ~$20,000
  • All-in: <$60,000
  • ARV: $100,000 – $110,000

There is a lot of money to be made on these properties, yet most lenders wouldn’t fund a deal like this.

We don’t care if a property is rural or agricultural. If the numbers make sense, our loan can be secured on a property, and there’s money to be made for you… Then we’d love to help you with small town real estate loans.

Getting a Loan for Small Town Real Estate

Have any questions about how these small loans work? Need a smaller loan like this? Reach out at Info@TheCashFlowCompany.com, and we’d love to see how we could help.

We offer real estate investing loans in Colorado, Oklahoma, Florida, parts of Texas, and other parts of the Midwest.

Read the full article here.

Watch the video here:

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What’s the BEST Real Estate Funding Source?

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Here’s why OPM is the fastest, cheapest, best real estate funding source.

OPM refers to money you find from ordinary people, such as friends, family, or anyone in your investment network.

Ordinary People’s Money can fund any real estate deal – whether it’s just the down payment, the carry cost, the whole purchase price and rehab, or a long-term hold. 

The beauty of OPM is you can fund projects a phone call. Let’s look at why OPM is the best real estate funding source.

The Sheer Power of OPM

Fourteen years ago, we didn’t know anyone who could fund deals for us. We had no hedge fund backing us. We had no black book that gave us all the knowledge and tips.

So we figured out how to find OPM for our company. Fourteen years later, we’ve funded thousands of transactions and hundreds of millions of dollars with OPM.

We’ve done it on a larger scale, but we know that you can do it for your investment business too. With our experience using OPM in real estate, we’re happy to walk you through the process. 

Why OPM Is The Best Real Estate Lending Source

OPM is arguably the best lending source out there.

Unlike traditional lenders, OPM does not require:

  • a credit check
  • income verification
  • appraisal
  • extensive paperwork

The terms of the loan are also flexible to fit your specific needs. This could include carrying the interest, a longer or shorter term, or a first or second position. Additionally, OPM loans often come with fewer fees, such as points, processing, and underwriting.

OPM could be all or part of a project’s funding. It could cover:

  • down payment
  • carry cost
  • long-term hold
  • short-term flip

Any project you have, any money you need, you can find it with OPM. And best of all, it’s a partnership where you both win.

Read the full article here.

Watch the video here:

https://youtu.be/Jym-GhdhtoU

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How Income Impacts Your Real Estate Loan Options

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How income impacts your real estate loan options (and other requirements you need to know in this market).

The mortgage industry is constantly changing, and not to the advantage of borrowers.

If you’re in a situation with a property that isn’t cash-flowing, you want to get locked in somehow – whether with a 30-year product or a 3-year one.

Loan options are changing just about daily – to the detriment of buyers. Credit score requirements are going up, loan-to-values are going down, and rates are steadily rising.

Here’s what you need to know (especially to refinance a property that has negative cash flow).

Credit Requirements for Loans

Just as you care about the financial health and responsibility of your tenants, the bank cares about the same for you. The expectations from banks become stricter when money is as tightened like it is now.

Credit requirements specifically have increased. You’ll have a hard time finding any loan at all in this market if your score is below a 680. To get better terms and rates, you’ll have to have a score in the mid-700s.

Income Impacts Your Real Estate Loan Options

Income is an important part of the underwriting process for any loan, but especially so on a property that isn’t cash flowing. Different types of loans will have different income requirements.

How Income Impacts Traditional Loans

Your income matters most if you’re attempting to get a traditional loan or other bank loan. Even if a property is negatively cash flowing, you can still get a traditional loan based on your income. If you make enough money (from a W2 job, other investment properties, etc.), banks will gladly offer you a loan.

As long as your income can cover the property’s costs, then the rent income doesn’t matter so much for a traditional loan.

Income for Bridge and DSCR Loans

Let’s say the property has no or negative cash flow and you don’t have a strong enough income for the banks’ requirements. In that case, a bridge or DSCR loan is a better option for your property that isn’t cash flowing.

Neither a bridge loan nor a DSCR loan rely on your personal (or business) income at all. A DSCR loan typically works based on the ratio of your rent and your expenses, but there are also no-ratio or negative DSCR loans available.

Terms and LTVs: Your Real Estate Loan Options

The length of time, or term, of your loan is important to consider when you have a property that isn’t cash flowing.

Why you need a loan in this circumstance comes down to two reasons:

  1. You need to lock in a loan before the market gets worse.
  2. You need that loan to carry you until the market improves.

LTVs are also important, and will dictate whether or not you can afford this new loan.

Traditional Loans

There are a lot of options for a traditional loan on a property that’s not cash flowing. Some will work better for your property than others.

Many bank terms are between 3- to 7-years fixed, amortized over 20 or 30 years. These loans are useful for non-cash-flowing properties because that three, five, or seven years can bridge you into the next season where rates will come down.

If you can qualify for one of these traditional loans, your maximum potential loan-to-value in this market is 75%. Bank loans will offer the highest LTVs out of all of your real estate loan options in this situation.

Bridge Loans

The term of a bridge loan is typically one or two years. If you know you’ll have an exit after that year or two, bridge loans are a great option.

Bridge loans are easy and fast. However, it’s possible interest rates won’t go down within that 1- to 2-year term, so you may be stuck refinancing into a second bridge loan, or other loan.

Additionally, the LTVs on bridge loans average 60-70% maximum.

DSCR Loans

There are many different types of DSCR loans available, with varying terms.

They traditionally go for 30 years. However, there are other options, including interest-only 40-year or 3- to 7-year fixed loans.

LTVs also take a hit with DSCR loans, averaging around 65-70%. 

How Income Impacts Real Estate Loan Options

If you need a loan for a non-cash-flowing property, see if you can qualify for a traditional loan first. Their high LTVs make them the best, but their income requirements may be tough to meet.

Read the full article here.

Watch the video here:

https://youtu.be/AQ-zcRBQB9c

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No Cash Flow on a Property? Here Are Your Best Loan Options

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What kind of loans can you get when you have no cash flow on a property?

You have a flip. The only way it will sell is at a steep loss. Carry costs are draining thousands from your bank. What’s your other option? Turn it into a rental.

This is a typical scenario where you end up with no cash flow on a property. Rent isn’t set up as a source of cash flow here. Rather, it’s a last-ditch effort to hold a house in a bad market.

Let’s look over your options for loans if you have no cash flow on a property.

Why You’d Need a Loan for No Cash Flow on a Property

There are a couple other common reasons real estate investors need a negative cash flow loan on their properties:

  • The property can’t be rented yet, so there’s $0 coming in.
  • People want to lock in an interest rate. Although rates are much higher than they were earlier this year, they’re still anticipated to rise another 4 or 5% in the next year or so. Properties that are in a bad spot now will only get worse and worse. Opting for certain, planned payments now over uncertain future ones is choosing the lesser of two evils.
  • If a property has equity but no cash flow, you can get money from that equity by using a loan. We’ve helped people get cash to put back into their real estate investments or business this way.
  • Banks might start calling loans soon. So a new loan for a property that isn’t cash flowing could keep you out of an uncomfortable payoff on the old loan.

Overall, flip owners want to get locked in to a longer-term loan before it’s too late. Banks are tightening more and more. Soon, they’ll turn down loans for properties that don’t cash flow, or refuse to extend their loans.

Working with a property that isn’t cash flowing comes down to one question: How can I get certainty while I wait out the next two or three years?

Best Loan Options for Negatively Cash-Flowing Properties

There are three main types of loans you can get for a property that doesn’t cash flow: traditional, bridge, or DSCR loans.

Using a Traditional Loan for a Property That Isn’t Cash Flowing

You can still get into a traditional loan in this market for a property that doesn’t cash flow.

This could look like a 30-year fixed Fannie or Freddy, or even a regular bank loan. Many banks are offering, three, five, or seven year fixed products. That term length could get you past the anticipated market downturn, into an environment where rates start improving.

Bridge Loans for No Cash Flow Properties

Bridge loans span just one or two years. These loans are fast, flexible, and easy, but they’ll likely cost you more money.

Additionally, you’ll have to be careful about the length of a bridge loan for your non-cash-flowing property. One or two years won’t guarantee to carry you into a time of better interest rates.

No-Ratio DSCR Loans

DSCR loans are designed for properties with rental payments. To use a DSCR loan, you don’t necessarily need to have active rent income on the property. DSCRs can be based off the market rent for the area of the property, rather than the literal rent income.

Read the full article here.

Watch the video here:

https://youtu.be/AQ-zcRBQB9c

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Why You Need Hedge Funds and OPM

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Here’s how to use both hedge funds and OPM to maximize your cash flow.

Hedge funds and OPM are forms of real estate leverage that can be overlooked by newer investors. These funding sources can fill in the blanks left by hard money and banks.

Here’s an overview of why hedge funds and OPM should be a part of your lender circle.

Hedge Funds

You might find yourself in need of a lender who is more flexible than banks, but still has an “unlimited” cash supply. In that case, hedge funds will have the right leverage for you.

We also call hedge funds “capital funds” or “private equity.” These are firms that can fund real estate investments across multiple states, have a lot of money available for both flip loans and DSCRs.

A problem with banks is they’re limited to one state or region. A problem with hard money and OPM is that funds can run dry. Hedge funds solve those problems.

Keep hedge funds in your portfolio to have a lender who can handle every deal. They can grow with you as you move across state lines and take your investment career to the next level.

Real OPM

OPM stands for other people’s money. It comes from a real person you know (who’s sitting on a lot of cash!). They want to put their money somewhere secure that’ll give them a better rate than a bank… So they loan it to you.

You can give your OPM lender a rate of 5-6% back. For you, this beats the 9-12% rates of hedge funds or hard money. For your lender, this beats the 1-2% rate they’d get from a CD or savings account.

OPM can fill in the gaps of any project. It could cover down payment or construction costs, or potentially fund entire properties.

With reliable OPM, you have access to the speed of hard money, the low cost of a bank loan, and the flexibility of a hedge fund.

The main drawback of OPM is simple: it can run out.

Hedge Funds and OPM

Hedge funds give a steady stream of money that can help advance your real estate career. OPM is the quiet hero that has you covered for cheap, fast, and easy money… But it won’t last forever. Having both of these forms of leverage at your disposal will make you a better investor than just hard money and banks alone.

Read the full article here.

Watch the video here:

https://youtu.be/3_T81gqiZdk

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Why You Need Hard Money and Bank Funding

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Here’s how to use both hard money and bank funding to maximize your cash flow.

You can’t get by on just hard money or banks alone. Hard money and bank funding both have their place in your real estate portfolio.

Here’s an overview of the advantages of both types of leverage.

Speed with Hard Money

What if you have a great deal, but you’re required to close in 5-7 days? In that case, you need hard money.

You’ll meet sellers in your real estate career who just don’t want an extended closing. These sellers would rather you close quickly – and they’ll give you a better deal on the price if you can do it. Sometimes, taking too long to secure your financing can get you kicked out of a deal.

You can call your hard money lender and get leverage fast. There’s no hold-up for an appraisal or trudging through a lengthy underwriting process. Hard money is specifically designed for real estate investing.

Even seasoned real estate investors, who do dozens of deals every year, still require hard money from time to time. Every investor runs into deals where they need to close quickly. Whether it’s because your bank won’t be ready in time, you’ve maxed out your line with your hedge fund, or some other unexpected circumstance, you need a hard money lender in your portfolio for speed.

Fast closing can capture a lot of equity on a property. Despite hard money being one of the most expensive forms of leverage, purchase price savings on a quick close can far outweigh the cost of the loan.

Pricing with Banks

If hard money is for speed, then banks are for price.

Finding a bank that loves working with real estate investors is a valuable weapon. If you can build a relationship with the right bank, you can get a better rate and a better closing cost.

Some circumstances when you’d benefit from getting your leverage from a bank include:

  • Whenever you have the time to close. If you can afford to wait for appraisals and underwriting, your loan costs will be much cheaper.
  • If the rehab work will take longer than 6-9 months. When you close on a flip with hard money, you need to complete construction on the property within a month or two. If you use a bank loan, you can afford to spend longer fixing up the house.
  • Any time you want more cash in your pocket! Banks have half the interest rates of hard money lenders. Lower rates and fees mean more money in your pocket by the time your property sells.

Hard Money and Bank Funding

Hard money’s role is to save the day when you need a quick close. Banks are the stars if you need a slow and steady loan at low cost. Having just one or the other won’t cut it. You need both forms of leverage.

Read the full article here.

Watch the video here:

https://youtu.be/3_T81gqiZdk

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How to Calculate a DSCR Loan Ratio

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Could this be the right leverage for your deal? Here’s how to calculate a DSCR loan.

“DSCR” stands for “debt service coverage ratio.” It’s a number that explains cash flow, or money coming in vs money going out.

In a real estate rental situation, there are two important numbers to figure out this ratio:

  1. Income – rent from tenants.
  2. Expenses – mortgage principal and interest, taxes, insurance, and any HOA fees.

What Ratio Do DSCR Lenders Take?

If your income 100% covers your expenses with none left over, that’s a ratio of 1:1. Most DSCR lenders require 1:1 as a standard minimum.

Some lenders will go as low as .75, which is called no ratio. That’s if your income from your rental leaves 25% of the property’s expenses left over. 

But the ideal use of a DSCR loan is when you have a higher ratio. This would mean your rent is higher than your expenses, and your property has positive cash flow.

How Do You Calculate the DSCR?

So now you understand what the ratio is… But how do you calculate your DSCR ratio?

You need the two numbers:

  1. The rent you’ll charge (income)
  2. Mortgage principal and interest, taxes, insurance, and HOA fees (expenses)

Note: utilities and property management costs are not considered expenses on a DSCR loan.

Once you add up your expenses, you have to find out if your rent covers them. To get the ratio number, you divide income by expenses.

DSCR Loan Calculation Example

Here’s a simple example.

Let’s say you have a single-family property, and the interest and mortgage is $1,000/month. Taxes are $250, property insurance is $150, and there are no HOA fees.

Your total monthly expenses adds up to $1,400.

Now let’s say the rent you can charge based on your property’s location is $1,600.

So, you can divide $1,600 (income) by $1,400 (expenses). You get a ratio of 1.14.

A 1:1 ratio (the typical minimum) can also be called 1. So our 1.14 is higher than the minimum. With a ratio higher than one, you’ll have a much better shot at finding a DSCR lender who will work with you.

If the market in our example went up, maybe you could charge $2,000/month for rent. If your expenses were still $1,400, your ratio would be 1.42. With that ratio, you could likely get a bigger loan and lower rate.

The higher your ratio, the better your opportunities for rates and terms. The lender sees it like this: the more income coming into the property, the more guaranteed it is you’ll pay them back.

Using a DSCR Loan Calculator

If you’d rather skip the manual math, you can download our simple, free DSCR loan calculator here.

Read the full article here.

Watch the video here:

https://youtu.be/W7-P0YL_yU0

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4 Real Estate Loans You Need To Leverage Deals

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You use real estate loans to leverage deals, but which loan is best?

You should have one goal with leverage: maximizing cash flow on your investments.

There are 4 main types of real estate investing leverage:

  • Hard money
  • Bank financing
  • Hedge funds
  • OPM

But where do they each fit? How can you tell which type of leverage is right for your deal?

It depends on what your particular deal needs most to succeed – speed, low pricing, flexibility, or a little bit of everything.

Speed with Hard Money

What if you have a great deal, but you’re required to close in 5-7 days? In that case, you need hard money.

You’ll meet sellers in your real estate career who just don’t want an extended closing. These sellers would rather you close quickly – and they’ll give you a better deal on the price if you can do it. Sometimes, taking too long to secure your financing can get you kicked out of a deal.

You can call your hard money lender and get leverage fast. There’s no hold-up for an appraisal or trudging through a lengthy underwriting process. Hard money is specifically designed for real estate investing.

Real Estate Loans to Leverage Deals for Every Investor

Even seasoned real estate investors, who do dozens of deals every year, still require hard money from time to time. Every investor runs into deals where they need to close quickly. Whether it’s because your bank won’t be ready in time, you’ve maxed out your line with your hedge fund, or some other unexpected circumstance, you need a hard money lender in your portfolio for speed.

Fast closing can capture a lot of equity on a property. Despite hard money being one of the most expensive forms of leverage, purchase price savings on a quick close can far outweigh the cost of the loan.

Pricing with Banks

If hard money is for speed, then banks are for price.

Finding a bank that loves working with real estate investors is a valuable weapon. If you can build a relationship with the right bank, you can get a better rate and a better closing cost.

Some circumstances when you’d benefit from getting your leverage from a bank include:

  • Whenever you have the time to close. If you can afford to wait for appraisals and underwriting, your loan costs will be much cheaper.
  • If the rehab work will take longer than 6-9 months. When you close on a flip with hard money, you need to complete construction on the property within a month or two. If you use a bank loan, you can afford to spend longer fixing up the house.
  • Any time you want more cash in your pocket! Banks have half the interest rates of hard money lenders. Lower rates and fees mean more money in your pocket by the time your property sells.

Flexibility with Hedge Funds

You might find yourself in need of a lender who is more flexible than banks, but still has an “unlimited” cash supply. In that case, hedge funds will have the right leverage for you.

Hedge funds are also known as capital funds or private equity. These are firms that can fund real estate investments across multiple states, have a lot of money available for both flip loans and DSCRs.

A problem with banks is they’re limited to one state or region. A problem with hard money and OPM is that funds can run dry. Hedge funds solve those problems.

Keep hedge funds in your portfolio to have a lender who can handle every deal. They can grow with you as you move across state lines and take your investment career to the next level.

Gap Funding with Real OPM

OPM stands for other people’s money. It comes from a real person you know (who’s sitting on a lot of cash!). They want to put their money somewhere secure that’ll give them a better rate than a bank… So they loan it to you.

You can give your OPM lender a rate of 5-6% back. For you, this beats the 9-12% rates of hedge funds or hard money. For your lender, this beats the 1-2% rate they’d get from a CD or savings account.

OPM can be used to fill in the gaps of any project. It could cover down payment or construction costs, or potentially fund entire properties.

With reliable OPM, you have access to the speed of hard money, the low cost of a bank loan, and the flexibility of a hedge fund.

The main drawback of OPM is simple: it can run out.

The Right Real Estate Loans to Leverage Deals AND the Right Lender

No one form of leverage is going to be right for every single deal. Understand this: You need a mix of all four types of loans to be truly successful as a real estate investor.

And not only do you need the right loan, but you also need the right lender. Getting to know the lenders in your area is vital.

Find Lenders Whose Real Estate Loans Leverage Deals

Not all banks are willing to work with real estate investors. Banks tend to have a “specialty,” whether car loans, credit cards, or even HELOCs. Many banks don’t want to do deals with real estate investors.

It can be the same with hard money and hedge funds – they’re all looking for a particular client. One of your deals may not fit the criteria for those lenders, but another one will.

There is no one-size-fits-all. Reach out and find the lenders that fit your needs.

Find lenders who focus on real estate investing loans regularly – not lenders who will help investors every once in a while. They’re the lenders who will want your business, and will do everything they can to keep you. For a lender who specializes in real estate investing, a successful investment for you is successful for them, too.

If you have any questions about:

  • The different forms of leverage
  • How to find a good lender
  • Which loan is right for your deal

Send us an email at Info@TheCashFlowCompany.com! Or visit our YouTube channel for more info on cash flow in real estate.

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What a DSCR Lender Looks For

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Know what a DSCR lender looks for before you close!

While conventional conforming loans have one main underwriting guideline all lenders follow, every DSCR lender creates their own requirements, offers, and processes.

The most important thing to know about DSCR loans right now is that they vary from lender to lender. You need to get to know the lenders in your area.

How DSCR Loans Differ

Firstly, each lender has their own nuances. Any number of these factors can change for a DSCR loan between different lenders:

  • Ratio requirements
  • Credit score requirements
  • Terms and products (interest-only, 40-year, etc.)
  • Interest rates

Lenders will also have different restrictions for properties, based on:

  • Location
  • Unit size
  • Short-term vs traditional rentals
  • Personal name vs LLC name

To be successful with DSCR loans, then you need to become a master of which lenders offer what in your area.

Lenders won’t come knocking on your door to let you know what products they have available. You have to be proactive.

How to Connect with DSCR Lenders

With more investors asking for money and less money available, many lenders are overwhelmed. The best thing you can do is be proactive, educated, and prepared with your lenders.

It’s also wise to get someone who can help connect you with lenders and products. A place like The Cash Flow Company can help with this aspect of real estate funding. They can advocate for you to make sure you get the best loan for your deal.

What Ratio Requirements A DSCR Lender Looks For

“DSCR” stands for “debt service coverage ratio.” It’s a number that explains cash flow, or money coming in vs money going out.

In a real estate rental situation, there are two important numbers to figure out this ratio:

  1. Income – rent from tenants.
  2. Expenses – mortgage principal and interest, taxes, insurance, and any HOA fees.

The ratio is income divided by expenses. Therefore, if your income 100% covers your expenses with none left over, that’s a ratio of 1:1. Most DSCR lenders require 1:1 as a standard minimum.

Read the full article here.

Watch the video here:

https://youtu.be/W7-P0YL_yU0

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