Wednesday, February 22, 2023

What Are Arizona Private Money Loans

The average real estate investor relies on a steady flow of private money to supplement their respective deals, often in the form of a private money loan. But where can one find this endless stream of money? Not only are institutional loans lengthy and cumbersome, but they can also impede the progress of a residential redeveloper.

But the big question investors have is understanding how to find an Arizona private money lenders. And what is the best way to convince private money to lend you the capital you need? And how does private lender financing work?

Conversely, real estate investment capital can allow investors to grow their businesses steadily.

The following illustrates the most critical aspects of a private lender loan, which will prepare you for the private money process and boost your credibility with potential lenders.

How to Acquire a Private Lender Loan

Private lender loans are different from traditional loans from big banks, and the process of obtaining one will also be different.

Speed of Purchase: On average, a private lender can underwrite and fund a loan in as little as 7-21 days. Banks can take up to 90 days to accomplish the same thing. The timeframe offered by an Arizona private money lender is, more or less, conducive to the deals a typical investor wants to finance.

Asset-based Lending: Private lending is primarily driven by the underlying value of the subject property. Therefore, borrowers do not need to rely on their credit to secure a loan.

Control & Profitability: Borrowers receiving private money have more control over their loans. Borrowers of private money do not need to take on equity partners.

Shorter Term Loans: Private money loans typically have a shorter loan period than conventional ones, which reduces the risk of accruing late penalties.

Guarantee of Capital: Private money allows borrowers, independent investors in particular, to expand their business. A predictable source of funds is necessary for such an endeavor.

Understanding Private Loans

At the risk of sounding too cliché, money and experience are the most important aspects a private money investor needs to exhibit. Essentially, when it comes down to it, the most successful private lenders in Arizona have an increased propensity for the real estate industry and a proven track record of identifying powerful lending opportunities. Perhaps even more importantly, however, is their tendency to remain hyper-localized, as a working knowledge of a region is critical to success. Understanding a particular market, particularly its direction, is an invaluable asset.

Your Private Lending Business: Determining Deal Viability

Private lenders are in the business of making money. Therefore, mitigating risk is a top priority. There are eight factors to consider when deciding whether or not a potential loan opportunity is viable. They are as follows:

Market Value
Borrower Credit
Borrower Equity
Additional Collateral
Lien Priority
Pricing Strategy
Exit Strategy
Due Diligence

These factors must be considered when determining whether or not to pursue a loan opportunity. Failure to mind due diligence and neglect of either of these could result in harsh consequences. Due yourself a favor and navigate the process with precision.

Proper Documentation

Proper documentation of a private money loan is of the utmost importance. However, many may be unaware that the paperwork involved in an Arizona private money loan is not all that different from a conventional loan. Accordingly, the borrower in question must sign a promissory note (a written promise to repay the loan under specific terms) and a mortgage (documentation that will be used as collateral for the lender). In addition, residential loans may require an appraisal from an outside party: a property inspection report, a geology inspection, and the borrower's financial record. An in-person examination of the property is almost always part of the decision-making process, which is why most private money lenders tend to focus on a local level.

While a hard money lender's requirements may vary, standard documents are associated with every transaction. Typical loan documents include, but are not limited to:

Letter of Intent (LOI): The LOI is a formal document acknowledging that all parties involved are on the same page. It outlines an agreement between two or more parties before the deal is finalized. While it is not legally binding, it is a preventative measure for miscommunication.

Purchase & Sale Agreement: The purchase and sale agreement, or the P&S agreement, is the document received after mutually accepting an offer, which states the final sale price and all purchase terms. Some items covered in the P&S agreement include the final sale price, earnest money details, closing date, title condition, contingencies, and more. Inclusions on the P&S contract will differ from state to state.

Preliminary Title Report: A title is a legal document listing the history of ownership of a home. After the buyer and seller have reached mutual acceptance, an attorney or title company will review the home's title to look for any problems that might prevent the home from being legally sold. The results are written up for the buyer in a preliminary title report. A description of this nature will reveal if anyone other than the seller has a legal claim to the property.

Title Insurance: Title insurance, as its name suggests, is a preventative measure that protects a buyer from anyone who challenges a property's ownership.

Proof of Funds: Proof of funds represents a buyer's intent. It is a way for borrowers to prove that they have access to sufficient funds to complete a transaction. Typically a bank statement, retirement account statement, or other legal form is acceptable.

Proof of Insurance: Proof of insurance is required for either a purchase or refinance to avoid a devastating loss.

Personal Guarantee: A personal guarantee places some skin in the game for the borrower. In other words, the borrower puts their assets (real estate, savings, etc.) on the line. Of course, this is only in cases where the borrower can't repay the loan.

Mortgage Note: A mortgage note is a promissory note secured by the mortgage loan. The loan structure is agreed upon, and the borrower signs the document.

Legal Documentation

A traditional one-page form note and two-page form deed of trust no longer address the myriad of issues in today's legal environment. Environmental problems, lending issues, and the enforceability of securities and protections must be addressed.

Legal documentation should be consistent with institutional lenders' employment, only eliminating provisions that may not be relevant or unnecessary. Additionally, special consideration must be given to a well-drafted broker's affidavit, especially in states where a licensed real estate broker must broker an otherwise unethical loan.

Summary

Private money is a great way for investors to supplement their income if they cannot fully fund a deal with the help of traditional loans or available cash funds. Private lenders are willing to give loans to investors who can present the profitability of the value they are investing in. Still, investors must be prepared to present the proper documentation to display the deal's viability. If you do your research and mind your due diligence, you will be steps away from funding your next agreement with a private money loan in Arizona.

Equal Housing Opportunity. This is not a Good Faith Estimate and this is not a Guarantee to lend and should not be considered as such. Costs, rates, estimates and terms can only be determined after completion of a full application. Actual payments will vary based on your individual situation and current rates. APR for loans vary from 7.99 - 29.5% and is based on Credit Score, Down Payment, LTV, Income. Mortgage rates could change daily. To get more accurate and personalized results, please call 623 582 4444 to talk to one of our licensed mortgage experts. Terms and conditions of all loan programs are subject to change without notice. Level 4 Funding LLC, 22601 N 19th Ave Suite 112, Phoenix AZ 85027, 623-582-4444 NMLS 1018071 AZMB 0923961 This e-mail is for the exclusive use of the intended recipients, and may contain privileged and confidential information. If you are not an intended recipient, please notify the sender, delete the e-mail from your computer and do not copy or disclose it to anyone else. Your receipt of this message is not intended to waive any applicable privilege. Neither this e-mail nor any attachment's establish a client relationship, constitute an electronic signature or provide consent to contract electronically, unless expressly so stated by Dennis Dahlberg RI/CEO, Level 4 Funding LLC, in the body of this e-mail or an attachment. To the extent this message includes any tax or legal advice this message is not intended or written by the sender to be used, and cannot be used, for legal or tax purposes or advice.

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 43 years. They have 2 beautiful daughters 5 amazing grandchildren. Dennis has been an Arizona resident for the past 40 years.

Thursday, February 9, 2023

Is It About Time You Considered Using Arizona Hard Money?

One of the most common hurdles for new investors is finding hard money in Arizona to fund their deals.

While this can be a struggle at times, it is currently more accessible than ever to find the capital you are looking for. Between lines of credit, private lenders in Arizona, retirement funds, credit cards, and traditional bank loans, there are numerous options available to those that know where to look. The key is to find a funding source that works for you. Often, that source will be an Arizona hard money lender. Hard money has gotten a bad rap over the years but has proven to be a reliable way to fund deals. If you don't have a hard money outlet or have yet to use one, now may be the time to find as much information on them as possible.

An Arizona hard money lender is an individual or group of individuals that lend money on their terms. They put stock in the property and the actual financials of the borrower more than anything else. With traditional lender financing, if your credit score falls below a certain threshold, you may have trouble getting approved regardless of other factors. However, hard money lenders have their own set of criteria. For this flexibility, there are more fees and higher interest rates. Some investors will balk at those opting for lower rates that banks offer. This can work on specific properties and deals, but you need to act quickly on those that are time sensitive, and that's precisely what hard money allows you to do. Here are just a few of the benefits of using a hard money lender:

1. Speed: In today's real estate landscape, how quickly you can close is often more important than the amount you offer. Too many lenders have been burned in the past waiting for deals to complete that never do. Even if they close, a financed transaction's average length is approaching 45 days. Most sellers would take a slight discount with the assurance they can complete in a week rather than risk closing in 45 days. This speed allows you to make offers with five or seven-day closings. On borderline deals, you can bet that your offer will be the one that is accepted.

2. Volume: Instead of waiting 45 days to start working on the property, you can cut the time down to just a few weeks. Shaving a few weeks off every rehab project, you create the opportunity to close more deals over a year. Adding just one or two values to your portfolio will increase your bottom line exponentially. Often, you may be able to close two or three times the volume you locked the previous year. When the number of deals you complete starts to creep upward, so will the number of contacts you make. The people you meet are just as important as the deals themselves, if not more so. Remember, real estate is a people business. The more sales you make, the more contacts you can make. In turn, those contacts may even lead to more deals.

3. Quality: Having capital to close is only part of the benefits that coincide with hard money. With Arizona hard money in your corner, you can do whatever needs to be done for the property. Instead of cutting corners to save money, you can do the work you know needs to be done. This will help you maximize your bottom line and improve your reputation in the industry. In addition, realtors and fellow investors who see your finished products may want to work with you. Quality will also help get your property sold to end buyers much faster. Instead of hoping that an offer comes in, you will have your choice of deals.

4. Bigger Projects: Increased capital allows you to slowly build your way up to more significant projects. Instead of looking solely at single-family properties, you can start to look at multifamily and commercial deals. Furthermore, closing more deals will increase your capital and give you a significant share of more extensive sales. There is nothing wrong with sticking to condos and single-family properties, but having hard money behind you gives you to opportunity to explore other options that come your way.

Aligning yourself with a hard money lender doesn't mean you have to use them on every deal. For example, a property you want to buy and hold may be better served with a long-term interest rate of around four percent. However, most rehab projects need the efficiency that hard money brings. The ultimate goal should be to save some capital from every deal until you have committed enough to fund them yourself. You may have to make a little less per deal to increase your bottom line until you get to that point.

The biggest knocks on hard money in Arizona are the high fees and points. These accrue from the time of settlement until you can sell the property. In some cases, it can span several months. However, it is a small price to pay for what you get. In addition, the annual interest over a few months is a relatively minor factor compared to all the other expenses you will incur.

Additionally, you only pay these on deals you close. If you can't complete, you can't earn; Arizona hard money helps you close more deals. It is not for everyone on every sale, but it should be a part of your financing options.

Wednesday, January 18, 2023

A Guide For Private Money Private Vs. Hard Money

Private hard money lenders are the most important people to establish a relationship with in the real estate industry – at least if you want to run a sustainable business.

Whether you are a new real estate investor or a seasoned veteran, chances are you will want to scale your business sooner rather than later. However, volume isn't contingent on skill alone; you must bring something else to the table. There is one more piece to the puzzle that every successful real estate investor must find on their own: funding. That said, any hopes of completing more deals would depend on building relationships with those that have the necessary capital. There are exceptions of course, but private hard money lenders are a critical component to any real estate investor's arsenal.

Private hard money lenders are integral to the growth of every new investor. They essentially provide the confidence and funding required to complete more deals. Of particular importance, however, is the liquidity private hard money lenders can offer investors and their businesses. Additional funds insulate people in our industry from risk and allow them to diversify their portfolios, at least more so than without private or hard money lenders getting involved.

Both sources are undoubtedly worth their consideration, but investors are advised to be able to differentiate between the two. To help you understand the differences between private money lenders and hard money lenders, the following:

Breaking Down Private & Hard Money

Funding Deals With Private Money

In their simplest form, private money lenders are those people with the means and intent to invest capital. Consequently, anyone with a bit of extra money and an interest in what they do may be typecast into the role of a private money lender. However, it is up to you to see that the convergence between your business and their interests takes place.

It is important to note that private money lenders are just as interested in working with you, as you are interested in working with them; it is really the quintessential symbiotic relationship. Both sides stand to gain something from every deal that is struck. In return for interest on their investment, private money lenders are entirely capable of bringing speed and efficiency to every transaction. Additionally, your leverage will increase exponentially when you offer to purchase a property with private-cash funds.

It is not uncommon for the funds from a private lender to go towards the purchase price of a property and subsequent renovation costs. The lender, however, will receive both the mortgage and a promissory note at the time of closing. Think of this as their insurance policy. The investor, on the other hand, will proceed with the renovation and put the funds to work. Following the completion of the rehab and its inevitable sale, the lender will be given their principle plus interest payment, and the borrower will collect what's left.

As I mentioned before, private investors can benefit immensely from investing their own capital in the ventures of others. First and foremost, their money will work on their behalf, coming back with interest on top of the principle investment. Their investment is also protected, as they will receive the aforementioned deed and promissory note as a form of collateral. In fact, private money lenders are awarded more safety than many other investment vehicles can boast.

At the cost of somewhere between six and twelve percent interest on the money borrowed, real estate investors will be given the opportunity to close on more deals in a shorter period of time. What you pay in interest comes back in the form of volume and efficiency. It is truly the definition of a win, win scenario for both parties involved.

More often than not, private money lenders tap into their own bank accounts to fund a deal. You won't have to wait an extended period and can move quickly on time-sensitive values. Consequently, traditional bank loans can offer nowhere near the efficiency of a private money loan.

Funding Deals With Hard Money

It's no secret; savvy investors know that they need to complement their private money sources with a hard money lender. That said, I could argue that a hard money lender is the most important person you will work with on a project at any given time. Not unlike private money lenders, hard money provides short-term, high-rate loans and will also typically cover the cost of purchase and rehab expenses. However, hard money lenders are typically more organized and semi-institutional. Perhaps even more importantly, they have been licensed to lend to investors like yourself.

Hard money funding is typically distributed in draws against the work being done. It is, therefore, relatively common for a hard money lender to set up a payment schedule for completed work.

It is also important to note that the term "hard money" does not imply a degree of difficulty in acquiring said funds; in fact, it's quite the contrary. While the terms and criteria accompanying a hard money loan can be extensive, they are typically easier to overcome and more reliable than your standard institutional lender. If for nothing else, receiving hard money approval is accessible in the face of a good asset. Most hard money lenders make their decisions based on the investment in question. It isn't until after the home has been deemed promising that they will see if the borrower qualifies. In other words, the more promising the project, the more likely you are to receive a hard money loan.

While hard money is certainly more expensive to borrow, it is more reliable. That said, it is not subject to traditional credit guidelines (the same ones that protect banks). Instead, fees for borrowing hard money are often delineated in points (three to five, to be exact). Points represent an additional upfront percentage fee based on the loan amount. It is important to note that these fees are not universal, and different hard money lenders will bring other terms to the table.

Subsequently, hard money lenders are trying to mitigate risk by increasing interest rates, thus charging investors more for their services. But that increased rate is more than worth it, considering investors will be able to move on deals much faster than they would be able to with a traditional loan.

A hard money lender will rarely fund a real deal. It is more common that they will only invest a percentage of the purchase price or the after-repair value (ARV) – usually around 70 percent. Also, hard money lenders tend to favor deals that take less time. It is common for the duration of a hard money loan to top off at 12 months. If your agreement looks lengthy, you may need to side with a private money lender or someone willing to fund your project for an extended period.

In the end, chances are a hard money loan is your best bet to secure a deal with a significant profit margin. While five points may sound challenging to overcome, sometimes the profit margins awarded to those who can close on a home quickly are well worth the investment.

Even with all of this in mind, investors are still advised to use caution when working with a hard money lender. I encourage you to have multiple exit strategies lined up in the event something unexpected happens.

Private hard money lenders have become a trusted source of funding for real estate investors on nearly every level, regardless of their experience. Both hard money and private money, for that matter, have become the backbone of any successful real estate entrepreneur. You simply can't beat the speed and efficiency they have to offer. While they may come with a heftier price tag, I can assure you their positives greatly outweigh their negatives.

Tuesday, January 17, 2023

Finding Hard Money Lenders For Real Estate Investing

Many new investors fret over how they will find Arizona hard money lenders to get moving on their project financing. But here are a couple of simple ways to approach this:

REIA or MeetUp Meetings: Often hard money lenders will speak at local real estate events. If not, ask fellow members to see if they know any trustworthy lenders.

Real Estate Agent or Traditional Lender: Ask that realtor, or mortgage broker, in your real estate network if they know a hard money lender you could do business with.

Google "Hard Money Lender": Just be careful, there are some unscrupulous individuals out there. Be sure to ask for references and talk to fellow investors to get their opinion.

Working With Hard Money Lenders

Working with Arizona hard money lenders will be somewhat different than going through a traditional bank for financing. Hard money lenders are not regulated similarly to conventional financing institutions. The lack of regulations means the rules of the loan will be different. Borrowers will even have the opportunity to negotiate directly with lenders on the loan terms. Phoenix Hard money lenders will decide what to accept at their discretion, specifically concerning credit scores, debt-to-income ratios, etc. Remember that the essential thing hard money lenders want is a return on investment. Melanie Cohen from Instaya advises to "make sure that the property is a worthy investment and communicate its potential to your lender. Compared to a traditional loan, working with hard money lenders is more about investment potential than your financial standing".

How Does Hard Money Lending Work?

Given that these are private individuals, every hard money lender is different. As stated above, these lenders come with their own requirements, including the process they need to close the transaction.

To give you a general idea, this is the usual course hard money lending takes:

Find a hard lender near you. Do not let the rejection of a bank loan drive you to desperation. Research and make sure the lender can be trusted. Do they have a legitimate website? Are they in good standing with their own investors? Do they have pending lawsuits over bad loans?

Arrange a meeting with the lender. This is also the time when you can inquire whether they specialize in a kind of investment property or if they have worked with projects previously that mirror yours. Assess the time frame specified for the loan and see if this is something you can work with.

Prepare a contract. Make sure that you are offering a good deal with a sound financial plan.

Inform the lender of your contract price. Most lenders are willing to fund 60 to 70 percent of the property's ARV. The remaining 30 to 40 percent is up to you. You will increase your chances of getting approved if you already have this at hand.

Get the property appraised. The lender will either send a list of their trusted appraisers or have their own.

Prepare additional documents needed. Some lenders may require that you present other documentation, like W-2s, bank statements, pay stubs, etc.

Wait for lender's approval. If it is a deal that the lender finds satisfactory, then they will inform you of the amount and terms for payment.

Consult with a lawyer. Make sure that you are legally protected, especially after getting the lender's counter offer.

Close the loan. Typically, this will be done at a title company or a lawyer's office. The lender will then put the money into escrow at the title company. The title company would make sure all paperwork is completed and that checks are issued to all parties involved. Additional costs may include any closing fees and property insurances.

More often than not, lenders grant money to properties that will not be in the market for long, that have good selling potential. Make sure your team budgets ample time to complete renovations. There's no sense in coming up with unrealistic projections. This cannot only set you back financially but possibly burn a possible future relationship with your hard money lender.

Alternatives To Hard Money Loans

Arizona Hard money loans are not the only form of financing with approval requirements that differ from a traditional home loan. Numerous alternatives may help you buy your next property:

Home Equity Loans: If you are trying to finance your second property (or an investment property), consider tapping into your existing equity with a home equity loan. The approval requirements are primarily based on the value of the property and the amount of equity you have built up. These loans are also associated with lower interest rates when compared to hard money loans.

FHA Loans: Federal Housing Administration (FHA) loans are an option for borrowers who do not meet the traditional criteria. FHA loans have lower approval requirements and do not consider past financial challenges (namely bankruptcy) during the application process. Read our guide to FHA loans to learn more.

VA Loans: Loans by the Department of Veterans' Affairs require no down payment and have much lower approval standards. These loans are only provided to qualified veterans, active duty service members, and their spouses. The interest rates and application requirements are often much more favorable if you do qualify.

Summary

Learning what is a hard money loan for real estate acquisitions has become commonplace in the housing sector. If for nothing else, a hard money loan gives investors an edge over those using traditional financing methods. Not only should hard money borrowers be able to secure capital faster, but sellers will also favor their offers because they are made with cash. That said, if you are looking to fund a deal, you may not want to ignore hard money; it could be the one thing that gets you what you need.

Have you ever bought an investment property with hard money? What was your experience like? Feel free to let us know how things went in the comments below.

Sunday, January 15, 2023

What Is Hard Money Lending? Everything You Need To Know

The basics of understanding what is a hard money loan represents the first step of breaking down real estate financing. Hard money loans are, after all, a real estate investor's best friend; they are the quickest path to securing a deal. Nonetheless, hard money lending can get complicated quickly, so you need to realize what you are getting into before making any decisions for yourself.

When exploring real estate hard money lending, you need to comprehend several questions: What are the pros and cons of such a strategy? When should you use private financing for real estate? Where can you find hard money lenders for real estate? The more you know about hard money, for that matter, the better. This guide should serve to lay a solid foundation for everything you need to know about one of today's greatest sources of capital.

What Is Hard Money Lending?

Many investors looking for alternative financing that doesn't involve their local bank may have heard the term "hard money." They may have even asked themselves a simple follow-up question: what is hard money lending?

Hard money lending is a short-term loan obtained from private investors or individuals at terms that may be stricter than a traditional loan. Though the terms of this creative financing option may be stricter, this form of private financing for real estate generally has more lenient criteria.

Hard Money Lending FAQs

1. The Big-Picture of Hard Money Lending

Hard money lending is another way investors can finance their real estate projects outside the traditional mortgage means. This short-term loan is secured from private investors or individuals instead of other traditional institutions like banks or credit unions.

Hard money lending is often used by investors who aim to improve or renovate a property and sell it. Given that you can usually get a loan in a matter of days (as opposed to weeks from banks), this is a fine choice for house flippers and real estate developers. This is also an option for investors who only need quick fixes to raise a property's value, then secure another loan based on the new value to pay off the Arizona hard money lender.

2. Hard Money Lending Vs. Other Lending Types

The main difference between hard money lending and other types of loans is that this financing does not focus on your credit history or income as collateral. Instead, lenders will see the property's value as the determining factor, emphasizing its after-repair value (ARV). ARV is the worth of the property once your renovations are done.

Other differences include:

Money lenders do not invest in primary residences. Owner-occupied residential properties are subject to many rules and regulations, thereby increasing the risk for lenders.

Hard money lenders do not sell loans to Freddie Mac or Fannie Mae. Often, lenders use their own money or raise it from a pool of investors. The loan amount is based on their property specialization (if there are any) and the risks they are comfortable taking.

Hard money loans phoenix are short term. You will not have the luxury of 15 to 30 years to repay your loans. Hard money loans typically needing to be repaid anywhere between 6 to 18 months.

Hard money lenders Arizona have their own lending criteria. A private lender, for example, could be your friend, family, or business associate. As such, they may not have any preset criteria before lending you money, giving you more flexibility in negotiating terms. Hard money lenders, on the other hand, come with a specific set of upfront points, interest rates, and defined durations.

3. What Are Hard Money Loans Used For?

Hard money loans can be used for a wide variety of investment types and purposes. In the real estate industry, hard money loans are commonly used to purchase residential and commercial properties. This is partial because of the approval requirements and because hard money lenders can work on the quick timeline that closing deals often demands.

Imani Francies, an investing expert with Loans.com, says that "loans of last resort or short-term bridging loans are called hard money loans. Real estate serves as collateral for a hard money loan. Due to their lack of red tape, hard money loans are ideal for wealthy investors who swiftly need funds for an investment property".

Hard money loans are also commonly used for fix and flip properties. These investors may be less worried about higher interest rates because the end goal is to sell the property for a profit once the rehab is finished. Hard money loans make a perfect fit because they can be used to purchase properties and make renovations.

The Pros And Cons Of Hard Money Loans

Hard money loans represent one of the single most advantageous funding opportunities for investors to take advantage of. If any, few sources of capital can compete on the same level as hard money and offer the same competitive edge. After all, it is hard money loans that many investors must thank for acquiring their deals in the first place. That said, hard money is not without its caveats. Loren Howard from Real Estate Bees states that "hard money loans are fast to approve and fund and can speed up the entire real estate investment process. However, they have much higher rates than a traditional loan and are not suited for non-real estate investors". Despite its superior benefits, there are downsides to hard money that warrant the consideration of every investor.

Let's look at the pros and cons of Arizona hard money so you can weigh the pros and cons yourself.

Pros

Securing financing with a hard money lending loan offers you a number of benefits, including:

Speed: The Dodd-Frank Act is a financial reform legislation enacted in the past decade. It came with new regulations on mortgage lending, which means a lot of time (often, months) is needed for an investor to close a loan. On the other hand, hard money lending is fast, as you can secure a loan in days or weeks (depending on negotiations). Time is essential, especially for large development projects, and hard money lending can help speed that process along.

Flexibility: Terms can be negotiated with hard money lending loans in Phoenix, since you are dealing directly with individual investors. Banks are not as flexible.

Collateral: With hard money financing, the property itself is your collateral for the loan. Some lenders even accept other assets, like your retirement account or residential property under your name, as a basis for starting a loan.

No "Red Tape": Getting a hard money loan for an investment property with a traditional mortgage is difficult, if not impossible. Traditional borrowers need to worry about credit score, LTV ratios, debt-to-income, and several other indicators they need to meet criteria for. However, Arizona hard money lenders function as asset-based lenders who are more concerned with the property than the borrower's credentials.

Convenience: There is something to be said for the convenience of closing with cash. Supplying a lender with bank statements, income documentation, tax returns, and leases can become overbearing and consume your focus and energy. On the other hand, hard money cuts out the middleman and causes many headaches.

Volume: Hard money lenders allow investors to leverage other people's money. That means investors could potentially fund more than one deal at a time. Traditional loans will do no such thing. You should consider a hard money loan if you want to fund multiple deals at a time.

Competitive Edge: Arizona Hard money allows investors to beat the competition, or at least those using a traditional loan. If for nothing else, sellers prefer the two things hard money offers: cash and a timely transaction.

Cons

There are, however, certain disadvantages to using hard money for real estate investments:

Cost: The convenience of hard money lending may be its primary benefit; however, it is also its main drawback. Given that hard money lenders are at higher risk than borrowers, many may demand up to 10 percentage points higher than traditional loans. Interest rates range from 10 to 15 percent. Expect other fees to also be relatively increased, including origination fees and closing costs.

Short Repayment Schedule: A shorter repayment period is the price to pay for getting a property listed on the market ASAP. This can be anywhere between 6 to 18 months. Make sure that you can sell the property and profit the soonest time possible.

Hard Money Loan Rates

Hard money loan rates are typically much higher than fixed-rate mortgage loans. Compared to the average 5.5% fixed-rate mortgage loan, a hard money loan typically falls between 8% and 18%. In addition, hard money loans may not cover the full value of the property you seek to finance. If a hard money loan does not cover the full value, you may be required to present a higher down payment on the property or find an additional source of financing to close on the deal.

When To Use Hard Money for Real Estate

Though Arizona hard money lenders will often issue loans for almost any type of property, certain types of property investments were absolutely made for hard money. Rehab projects, construction loans, and land loans were made to be financed through hard money.

For example, when flipping a house investor need access to funding for both the purchase and renovation costs. André Disselkamp from Finsurancy advises that "these projects typically happen on a quick timeline, meaning investors do not have time to wait through the process of a traditional loan approval".

This doesn't mean that other types of investments should not be financed through hard money. If you, the buyer of a property, have credit issues, or you need to act quickly on a deal before it disappears, the speed and convenience afforded by a hard money loan can be worth its weight in gold. In these cases, hard money loans can be used to purchase residential or commercial properties.

Saturday, January 14, 2023

How to Invest in Real Estate Investing with No Money Down

The idea of real estate investing with no money out of your own pocket is enough to pique anyone's interest. The mere potential of making a good return without having to front the money yourself is too exciting to pass on. Meanwhile, investing in real estate with no money down is made possible by several unconventional alternatives. Therefore, if you are interested in investing in real estate, but would instead use other people's money, try networking with some of the following sources:

Hard money lenders

Private money lenders
Homeowners are willing to entertain a rent-to-own strategy.
Homeowners are willing to finance the impending purchase with seller financing.
A Home Equity Line of Credit (HELOC)
A partner

HARD MONEY LENDERS

Hard money lenders are organized, semi-institutional lenders typically licensed to lend capital to real estate investors. More importantly, they represent the most profitable relationship an investor may establish in their respective field. Hard money lenders make it possible for investors to secure deals they may have had to pass on. By offering short-term, high-rate loans, Arizona hard money lenders are perhaps the best option for today's investors to turn to when they need funding to purchase a deal quickly and efficiently.

Unlike their traditional counterparts, hard money loans offer short-term solutions for borrowers who need money to fund both the acquisition and construction costs. In return for their loan, however, investors will need to pay upwards of 11 to 15 percent in interest and perhaps even an additional three to five points (a subsequent upfront percentage fee based on the original loan amount).

Hard money lenders will ask to be named on the insurance policy to secure their investment. Likewise, hard money lenders will require borrowers to give them a promissory note and a mortgage or trust deed to the property. These safety measures are implemented to mitigate risk and allow them to lend money to otherwise unproven investors.

Hard money lenders in Arizona are asset-based lenders, which means they base their decisions to loan money almost entirely on the subject property's potential. While they indeed consider borrowers' track records, the potential of the property represents their highest priority. That said, the better the property, the more likely an investor will receive a loan.

In return for meeting all the criteria by Phoenix hard money lenders, borrowers will be given quick access to funds that will most likely cover acquisition and construction costs. While their capital comes at a high price, investors are often able to receive it within as little as a few hours. The speed of implementation awarded to investors from hard money is one of the primary reasons they can acquire deals and exercise an advantage over the rest of the field.

PRIVATE LENDERS

Private money lenders are like hard money lenders in that they too are often willing to offer high-interest, short-term loans to any investor who can bring them a good deal. As their name suggests, private money lenders are not institutionalized or licensed to lend money to real estate investors. Instead, private money lenders can be anyone with enough money and a penchant for investing. Private money lenders can be anyone from a friend or family member to a business acquaintance or an investor's latest attempt at networking.

While private money lenders aren't institutionalized, they still offer investors a great way to take up real estate investing with no money out of their pockets. However, their lack of a professional structure coincides with some notable differences from their hard-money counterparts. Like hard money lenders, private money lenders will request to be named on the subject property's insurance to mitigate the risk of their investment. Private money lenders in Arizona will also want borrowers to give them a promissory note and a mortgage or trust deed to the property. That way, the faith they are placing in a borrower is secured by collateral.

The primary differences between hard money and private money are apparent in the interest rates and speed of implementation. Private money lenders in Phoenix are inclined to ask for anywhere between six to 12 percent interest. At that rate, private money lenders are usually cheaper to go through, but their capital comes at the expense of a less professional lending environment. Again, private money lenders aren't licensed to lend money and are traditionally less experienced.

RENT TO OWN

The "rent-to-own" financing strategy is yet another alternative to traditional financing. More importantly, it proposes another way to take up real estate investing with no money (at least in the traditional sense) out of your pocket. When buyers enter into a rent-to-own agreement, they effectively agree to rent a subject property for a predetermined amount of time until they can exercise an option to purchase the house from the original owner. This is also known as a lease agreement. As a result, buyers will be expected to pay "rent," but it won't coincide with the significant down payment that has prevented many people from buying a home.

Rent-to-own agreements will let prospective buyers pay rent for a predetermined amount of time (upwards of three years), after which they will be given the option to purchase the home. That's an important distinction, as not all contracts require the renter to follow through with a purchase. As Investopedia so eloquently puts it, "some contracts (lease-option contracts) give the potential buyer the right but not the obligation to purchase when the lease expires. If he or she decides not to purchase the property at the end of the lease, the offer expires."

SELLER FINANCING

Seller financing, also known as owner financing, is precisely what its title suggests: the impending buyer will finance the purchase through the person who currently owns the home. The current owner will act as the lender, effectively removing the need for any third-party lenders. As a result, borrowers (the buyers) will proceed to make payments to the seller for the duration of the loan. To that end, seller financing isn't all that different from a traditional bank loan. The owner will determine the cost, down payment, amortization, loan amount, interest, and everything else that has become synonymous with traditional underwriting.

The lack of a third party lends itself to both buyers and sellers. Selling financing is one of the easiest and most cost-effective ways to finance a deal. However, the benefits of seller financing can't be realized unless the seller owns the property "free and clear." For the seller to exercise the "seller financing" option, they must be able to carry a first mortgage, which would require them to have paid off the property already. Only once the owner has paid off their mortgage and remains in a 100 percent equity position can they act as the bank for a subsequent transaction.

Seller financing can benefit everyone involved in a deal. The owner, for example, can simultaneously sell the house, profit from interest, and limit their tax liability by taking the proceeds from the sale in incremental installments. On the other hand, buyers may negotiate more favorable terms, like zero money down.

HELOC

In addition to everything above, real estate investing with no money down is made even more possible for those who have already built-up equity in an existing home. Thanks to the home equity line of credit (HELOC), those who have already been paying down a mortgage may be able to use existing equity to facilitate an additional purchase. In its simplest form, a HELOC allows homeowners to take the first position on a loan and put their equity to work. It should be noted, however, that most banks won't let homeowners use 100 percent of their equity. To mitigate risk, it's more common for banks to lend about 70 to 75 percent of the equity one has in a home. While technically borrowing against the equity in your home, a HELOC will promote real estate investing with no money out of your pocket.

FIND A PARTNER

"No money down real estate investing" takes on a new meaning when a partner is introduced into the equation. Investors can practice real estate investing without money if they align their services with the right partner. If for nothing else, there's no reason one partner can't fund an entire deal. That said, investors who don't bring any money to the table must compensate for their financial shortcomings. In the event a partner can't help fund the deal, they should be able to bring something of equal value to the table. Perhaps they are great at networking or are expert marketers. After all, money isn't the only thing with value in the real estate investing industry.

Summary

The concept of real estate investing with no money is lost on many people. Purchasing an asset as large as a piece of real estate without any of your own money seems downright impossible. However, several alternative forms of financing, not the least of which rely on other people's money to complete a deal. The more options an investor must fund a deal, the more likely they will acquire it.

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How to Invest in Real Estate Investing with No Money Down

Hard money lenders

HARD MONEY LENDERS

PRIVATE LENDERS

RENT TO OWN

SELLER FINANCING

HELOC

FIND A PARTNER

Summary

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