hard money loans

Purchase Rentals In Phoenix, AZ With No Money Down Using Hard Money Refinancing

By on May 17, 2016   /   Blog, hard money loan approval, hard money loans, refinancing  

How To Purchase Rentals With No Money Down Hard Money Loans

Real estate is often accomplished by investors through a short term loan. A short term loan is the solution to purchasing rental properties and also fix and flip homes. It is also used in purchasing homes as rental properties until a long term financing can be found.

The use of hard money will more than likely be expensive, even more than what traditional financing would be, and it is best to have some short term financing to use. However, many investors find a hard loan as a terrific option, yet, this is going to cover short term financing options as well. You can also use a conventional refinance loan for purchasing rental properties without having to have the money to put anything down.

Hard money loans, what are they?

A hard money loan is something that helps an investor to purchase rental properties for a short term, usually six months or less. They will have different terms than the traditional bank loans do. Those who lend out hard money loans are going to have a much higher interest rate, with an interest rate of twelve to sixteen percent, plus points for the money they loan you. For those who do not understand what points are, it is a percentage of the amount of the original loan and accumulates other charges and can accumulate as much as four points rather quickly.

Is there any certain reasons that an investor would use hard money to purchase property?

Investor will choose to go through an investment to purchase a rental property with a hard money loan because the lender may be willing to cover the entire amount of the loan plus what it is going to cost them for the repairs, referred to as the after repair value (ARV). These lenders are willing to loan the investor as much as sixty-five to seventy percent of the ARV, you need to remember that that is not the purchase price, it is the price the house will be worth after it has been flipped.

So, how does the lender make their money off of a hard money deal?

For instance, an investor purchases a home for $60,000 and the after repair value is $130,000, the lender is going to loan the investor up to seventy percent of the after repair value of the property. This means that the lender is going to loan the investor up to $91,000 on the property based on the after repair value. Estimates of all repairs have to have bids and receipts and the lender will cover those costs as part of the hard money loan.

The lender is going to be paying twenty-five percent of the repairs at the closing and the rest of the payments will then be in twenty-five percent increments as each repair is finished. The loan principle, interest, and points will be paid in one lump sum after the house has been sold. The lender isn’t going to charge any interest until after the house is sold, however, the lender in this case is going to charge a fifteen percent interest along with the four points, which they are willing to reduce the points paid if you do some deals with them.

When dealing with a hard money lender the cost to you can add up quickly. The interest alone for this deal is going to cost you $6m825 plus the points is already $3,640 for a six month loan. You may find a hard money lender that is will to lower the charges on interest and points, of course these are going to want you to share the profits evenly with them.

Personally, I never use a hard money loan, but the options are there for those who have no other options.

How do you locate hard money lenders?

Hard money lenders are out there, many of them will only do business in certain states, while others may do business across the nation. Begin by searching on the internet for a hard money lender in the same state you live in, using any of the search engines. Here is a few hard money lenders in case you would like to talk with more than one: Located in Phoenix, AZ is the Brad Loans, and there are the Private Money VS. Hard Money for Investment Properties.

What is Private Money VS. Hard Money for Invest properties?

Private money is when you are getting the money from someone, not from a mortgage co. Or a bank, or any other type of lender but from a person. Sometimes a regular person will loan the money needed for real estate property, especially right now, with interest rates as low as they are. Right now the average interest rate on a CD is under one percent. No one can keep up with the ongoing inflation with the interest so low. While the wealthy is now looking for higher yield investments while they are still secure others are buying up properties. By loaning out to investors could be the perfect thing for them at this time, increasing their investment returns and helping investors out, this is called Private Money Loans.

How would you go about locating Private Money investors?

The hardest issue with private money is locating someone that will loan you the money. If you go online you can find many websites that say that are private lenders and that you can borrow money for a fee. From personal experience, this is not the way to go about it as you don’t never know if they are just going to take your money and give you the name of hard money lender or what. Private money lenders are more cautious than that and they only want to do business with people they know they can trust.

The best private money loans comes from someone you know and can trust. For instance, My private money loans have been coming from my sister, she uses her profit returns towards the increase of her son’s college fund. And she will lend me the money for an eight percent rate which is reasonable, without any points added in there. She knows that I know what I am doing and that I am going to be honest with her. This is a lot cheaper than financing with hard money.

Can I purchase rental property with hard money without having any money to put down?

You can refinance a hard money loan if you used a hard money loan to also finance any repairs, using the Fannie guidelines, of course it has to be with a seasoning period. There is not cash out refinance allowed it you do not have a seasoning period. This gives the home a higher loan amount than its original cost since the repairs have also been financed. It means that you will be able to get the long term loan to take the place of a hard money loan and don’t have to wait around as you would if it was a hard money loan.

For instance, you purchase a rental property for $100,000 using a hard money loan of one-hundred percent of the purchase price with another $35,000 financed for repairs, making it a total of $135,000 in loans then you refinance after the home has been repaired using a Fannie loan making the loan amount go up to seventy-five percent of the new appraised value. The if the new value is appraised at $185,000 the amount that you could refinance would be $135,000 but according to the Fannie guidelines you cannot cash out a refinance. However, the original amount loaned to you by the hard money lender could be refinanced.

Going this route tends to be more expensive because it has a higher interest rate, then there are the added points, and the costs of the refinancing with Fannie Mae, but keeping in mind that you have just purchased a long term rent property, repaired it, and had almost no out of pocket expenses.

The use of traditional banking for financing short term loan with an investment property:

Investors can find banks that are willing to give them a short term loan, although they can be hard to locate and usually the investor will already have a good standing with the bank. Our short term loans are done through a portfolio lender to finance our short term investments. The portfolio lender will have an interest rate of about 5.25 percent, with 1.5 percent on the loan. This means we can get up to a seventy-five percent loan on the original value of the purchase price, but we can complete the loan process in a couple of weeks. There were times in the past that a bank would finance these loans at a hundred percent of the value and the funds would be ready on the same day, but, not any longer.

Lines of credit are offer by traditional banks, however, they are not referred to as short term loans. Those banks will usually want something such as real estate or other value property for collateral before giving anyone a line of credit. So, if you have a home and you have equity in it you should be able to get a line of credit. The bank I deal with charges a five percent interest rate and allow up to ninety percent towards the value of my residence, and I can get up to eighty percent on investment properties.

Give us a call today if you are interested in hard money loans for fix and flip, finishing construction, refinancing your mortgage, buying land, or need loans for other investment opportunities but have bad or no credit. Give Brad Loans a call today at (602) 999-9499.

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How to Get Approved for Hard Money Loans In Arizona

By on April 11, 2016   /   hard money loan approval, hard money loans  

How To Get Approved For A Hard Money Loan Arizona

Usually a hard money loan is obtained by the borrower to finance an investment opportunity in real estate; rather than borrowing from a bank, funds for a hard money loan come from private investors. If you find your credit is not high enough to get secured a loan through a bank, a hard money loan may be an appropriate method. Although, unlike bank loans, a hard money loan through a private investor is not regulated by the Office of Thrift Supervision or Federal Reserve. Because of that, the application process could vary from the traditional loan process received at a bank. The purpose of this article is to help guide you through the application process of obtaining a hard money loan.

Part 1 out of 3: Locating Reliable Hard Lenders

  1. Do your research.

You should research the hard lenders located in your area that are appropriate for your needs. If your reason for finding a hard lender is due to being rejected by the bank, you could find it tempting to use the first hard lender you locate to quickly obtain your funds, but you should do the research first. There are hard lenders out there that have a genuine interest in helping you with the real estate finances. However, there are hard lenders that and merely legalized loan sharks. The following are some questions you should ask yourself as you research and assess the potential lenders:

  • Is there a legitimate website for the lender? There are many hard lender websites that are designed simply to collect your information and then pass it to a third party. You should avoid these types of sites.
  • Is there a good relationship between the lender and investors? Look into any possible lawsuits that are pending between the investors and lender for foreclosed properties or bad loans. You can use the findings as a warning for the lenders’ financial health.
  • Does the lender have staff that you can contact and meet with? There are hard lenders who operate nationally, but it may be better to find a hard lender that’s located within your state as they often want to view the proposed property first.

Part 2: Consider pros and cons:

Prior to accepting a hard money loan, you should consider the pros and cons because they are designed to be more short-term investments lasting 12 months or less. Is this a time frame that you can afford to pay the loan back?

  • In addition to the time frame, hard money loans come with higher interest rants than with a bank loan and commonly range between 12% and 20%. There are usually added fees, and closing costs that the borrower must cover as well.
  1. Evaluate the loans time-frame:

Usually a hard money loan is approved and processed quicker than a bank loan; where a bank usually has to wait 30 days prior to approving a loan, a private lender can often approve a loan within just two weeks or less. If you can afford to repay the loan within the given time-frame and need to fund a real estate project fast, a hard money loan could be your appropriate method.

Part 2 out of 3: Applying for the Hard Money Loan

  1. Present the properties potential value:

When dealing with hard money loans, you are not working based on your credit score. Instead, you are using the property’s collateral value. Therefore, you will need to present documents like the property’s architectural plans, any detailed budgets such as construction, and/or contractor bid sheets that cover renovations or repairs.

  • Although there are cases of hard money loans being granted to first time home buyers, it is more common for them to be obtained by developers with the goal of buying a property and refinancing it or quickly re-selling it. The hard money lenders want to ensure that the property and location are going to be a safe investment.
  • You should be ready to show proof of the neighborhoods value and the value of the particular property;  for example, what is the price of similar properties within the area? What is the neighborhood market history? What is the growth projections for the area? It is these types of documents you need to have ready to provide the hard money lenders. There are sites that can help you collect this information, such as www.trulia.com, www.zillow.com and www.realtor.com.
  1. Provide investors a clear financial plan:

In most cases, hard money lenders are willing to fund 60% to 70% of the after repair value or ARV and the borrower must fund the other 30% to 40%. If you happen to have this amount on hand, it will help your chance of securing a hard money loan. Otherwise, the lender may be willing to put a lien on an additional property of yours for the remaining 30% to 40%.

  1. Prepare any additional documents:

While hard money lenders are mainly concerned with the property value of the location you want to purchase, they may ask for personal financial information as well. This could cover financial documents like pay stubs, W-2’s, bank statements or other types of documents that show up in a credit history. It will help your chances if you are prepared to show this information upon request.

  1. Be able to legally protect yourself:

Before you ever sign any type of paperwork from a hard money lender, ensure that you review the loan terms with your attorney. Private investors are subjected to very few regulations, so you need to ensure that your legal rights are protected.

  1. Keep constant contact with the lender:When requesting a loan through a hard money lender, they want to see you’re really interested in the loan. You should return any calls quickly and provide requested information within a timely manner as well. Because hard money lenders have less capital available than a bank, if there are any delays providing information they may use their assets with other borrowers first.

Part 3 out of 3: Receiving the Loan

  1. Quickly move on an investment:

Often times, a hard money loan is for property that will not be on the market for a long time. You should ensure that all of your documentation is lined up correctly, so that you are able to put that loan to use. You should also give all of your team from designers to contractors a clear timeline of when they need to act. You will most likely need to sell the home within the year, so you need to be efficient.

  1. Prepare to pay any additional underwriting fees and/or closing costs:

To advance in the loan process, hard money lenders will commonly request the borrower to cover these additional costs. You need to be prepared with the money for these additional finance costs.

  1. Have secure property insurance:

There are many hard money lenders that will require the borrower to provide property insurance that will cover any type of damage that is done to the property during renovations or repairs. It is normally cheaper if you are able to bundle your property insurance with a company that you are using for life insurance or car insurance.

  • In the event of purchasing the home through a realtor, they are able to suggest sources to receive affordable insurance for the property.
  1. Paying the loan back:

Hard money loans are usually designed with the concept of quickly paying it back in 12 months or less. In the event the loan is not paid back within the agreed time, the lender could be liable to collecting your home for collateral. In order to avoid this from happening, you should make sure you can afford the scheduled repayment plan that is stipulated within the loan agreement contract.

  • Many hard money loans have stipulations that state that you will repay the loan in one lump sum after the house sells; this single payment should cover all of the principle on the loan as well as the interest.
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Advantages and Disadvantages of Hard Money Loans

By on March 3, 2016   /   hard money loans  

Advantages & Disadvantages of Hard Money

If you’re searching for the Advantages & Disadvantages of Hard Money this post is for you. When someone brings up a hard money loan, many think of it in terms of a loan shark type of investment, however, a hard money loan is a great business resource that is done through professionals that are knowledgeable in different loan areas. Hard money loans can be a good advantage for real estate investments for many.

Conventional lending to real estate investors are not very common, this causes investors to turn to hard money financing to take the slack between being able to get the property and the permanent financing they will need. Hard money loans are not cheap, but does serve its purpose in the long run. It may be possible to find hard money lenders that charge less, but the majority of hard money lenders are going to charge about five points and a fifth-teen percent interest.

A hard money loan offers the advantage of borrowing the funds needed to renovate. Many investment properties will have a little equity potential, whereas a home buyer might find the same property’s condition to be discouraging. Investors can purchase these properties and renovate them so that a home buyer will find them more attractive, thus, making the home buyer want to pay a better price for them. Hard money is one of the options that lets investors do just that.

The market today allows an investor to acquire a conventional loan, but they would be expecting the investor to put twenty to twenty-five percent down, and that is just for the money to get the property, any renovations would have to come out of the investors pocket. Hard money lets the investor purchase the property and make the repairs needed, and only need about ten percent down on the entire amount.

For instance, when purchasing a property at $50,000 that is going to need another $20,000 made in repairs would cost the investor to have to have $30,000 out of pocket money if using a conventional loan ($50,000, the twenty percent they charge, plus the additional $20,000 needed for repairs). Now, if the investor used a hard money loan it would cover both, the purchase amount and the repair amount, with the out of pocket expense being only around $7,000. Investors are more than willing to add these additional costs due to the leverage they have from the hard money loan.

Furthermore, an investor can get a conventional loan after they have used a hard money loan in acquiring and repairing a property, using the conventional loan as a permanent means of financing. Once the renovation has been done it raises the property’s value and the refinancing lender will be able to determine the investors loan amount by the new appraisal of the property, and usually, the lender will loan up to seventy-five percent of the appraised property value.  The investor might be able to get the conventional loan to cover refinancing the hard money loan, any closing costs and not have to use any out of pocket money, at all.

For instance, if we go by the figures mentioned above using the purchase price of $50,000, with another $20,000 estimated for repairs the appraisal could be about $100,000 or even a little more. If this is the case, the lender might allow $75,000 in financing for the investor, this would make it enough to cover the balance of the hard money loan and the closing costs.

Let’s assess the risks of a hard money mortgage lender:

There are mortgage lenders that will provide at risk borrowers mortgages, these are referred to as ‘subprime mortgages’, which is sometimes the only option for those with bad credit, but these can be risky. These types of loans are actually pretty similar to auto title loans which are backed by collateral of your car title.

A few of the Cons to consider are:

  • Their high interest rate – If a home is purchased using a hard money mortgage you are going to be paying longer for a long-term than with a prime mortgage.
  • Will you be able to pay it back? – In most cases, if you are going for a hard money mortgage it means that your credit is not so good and this is the only option you have. If this is the case, it is completely possible that you’ll end up being foreclosed on due to not being able to keep up with the new payments you are going to have.

When is the right time to borrow?

If you are committed at what you do then taking out a hard money mortgage could have its advantages for you.
The best time to borrow would be when you can go by these tips:

  • When you can be honest with yourself about the personal risks involved.
  • When you can take into consideration any unforeseen circumstances that could occur.

Time to prepare for the change in guidelines:

In the past Fannie Mae may have required investors to be on the title for a minimum of ninety days, but starting on May 1st, 2011 it began requiring that they be on the title for one hundred and twenty days before they would finance them. Though it may not seem a long time, for an investor to have to wait this time out could be devastating.

For investors who are planning on refinancing using hard money after May 1st of 2011 here are a few precautions you should take:

  1. You may be approved for a refinance today, but come four months down the road that could change due to guideline approval changes. To be certain that nothing is going to come as a surprise in four months from now you should ask your lender about what would happen to your credit if changes are made to the guidelines.
  2. Be certain that you don’t do anything that is going to lower the status you have making it where you will not be approved at a later time. That includes changing your job or your work status, and don’t apply for new credit or use more of the credit you may already have, and do not use all the money from your savings or checking accounts.
  3. Keep updated on any property sales in your area that could decrease your new property’s value. Keep in mind that even though your property may have been appraised one day for $100,000 does not mean that it will still have that value several months later.
  4. Prepare yourself for the interest amount on any seasoning period. It was possible to get refinanced in the past after only thirty days of purchasing an investment property, leaving you to only have to pay for one month of high interest. However, if you should get locked into a hard money loan for several months don’t forget to include this amount into your costs.

It doesn’t make any difference what your investing in, hard money financing may work out great for you. Whether the guidelines have changed when the time comes for you to need a loan you may find that a hard money loan gives you more leverage for the investment your making. However, you should always be on your toes when it comes to refinancing out of hard money.

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