Tag: hard money

Question:

I use a little hard money, but not very savy about it.

To buy and hold seems like you need to leave a lot of skin in the game. 20% on either conventional or hard money. Hard money at 60-65 of todays market value on longer terms . If I buy at a 20% discount … I still need about 20% down

With the average multi unit in the Hood of SD will cash flow 1000k a month with 100 percent financing @ 9 % and 200k-250 purchase price. Since that does seem possible, thats a 40k hit without repairs. I can only do so many of these deals…..I want to do a lot…..

How do I finance or purchase other wise with keeping some skin!???

P.S I ordered your REO 101 package yesterday…Im sure there will be some good stuff in there!

Answer:

First, thanks for the ordering course.

Now, on the stuff I buy to keep – my goal is always to refi and get 100% of my money out of the property and still have at least $100 of monthly “real net profit” (that means after ALL the expenses- PITI- vacancy & credit loss, maintenance & 10% management.) So I try to buy at 50% to 60 % of ARV (after repair value or fix-up value) This is does not happen everyday, but those type of buys must make up at least 50% of my purchases. Now keep in mind that those are fixers where I’m forecasting spending 10% to 20% of the ARV on buying & repair costs as well as 10% to 20% on holding and selling costs. Keep in mind that since I don’t read minds or crystal balls, I don’t know when the market will change so…

When I buy, the property must jump through 2 hurdles: buy & sell and buy & hold.

Many times I’m purchasing properties where the repairs or other costs are less than my worst case scenario and that is typically reflected in a higher purchase price or percentage of purchase price to ARV, such as paying 70% of ARV.

OK, keeping in mind that the real estate market can change at any one moment, you must plan your attack with several acquisition strategies to assure your desired outcome. You MUST have more than just one method of catching the prey, especially if your long-term goal is to “hold it,” until it gets fat and juicy, while eating the eggs it produces periodically, and that is as good an analogy as possible – the chicken!

Even if you are flush with cash, if you believe and are banking on benefiting from appreciation, financing will be both your salvation and your weakness. Part of your daily tasks should equally include both the pursuit of leverage and new inventory, for you cannot continue to grow without both.

Do not limit your thinking nor listen to your well-informed logical thought process when it comes to your acquisitions of both of these needed components because the secret to acquire both to fill your coffers will come from consistent, relentless and unrelenting pursuit of both simultaneously, regardless of your own thinking (past, present or future continued imagined results). Almost daily you will have to wipe your opinionated-mind clean of your own “bull shit” thoughts and perceived conclusions and re-fix your focus on your deliberate chosen actions.

Financing is available from one of several sources

1- your cash stores

2- conventional lenders (FNMA up to 10, but really 4 to 5 properties)

3- local commercial banks – 5 to 10 (but really limited only by your finances and relationships)

4- hard money- same as #3

5- true investors, as in older real estate people that have been in and understand the business and now just want to get checks instead of managing properties (they are everywhere) – search in real estate offices; start with agents and their clients, referrals. Also, ads in a large newspaper like the LA Times- although these folks are typically looking for short term type investments; it’s all about returns.

6- Other retirees looking for better returns than the bank can provide- there are thousands- try to stay local when looking for these folks. People that prepare tax returns such as CPA’s or enrolled agents are a great source for people that earn good wages and need to find investments to give them either tax shelter or additional income to off-set their increasing tax liability.

7- Other investors like yourself looking to partner up with someone who has any of the components they perceive (or have actually identified) as missing from their own tool box needed to do this business. Local investor clubs are a very good source for these folks.

8- Check out the Homepath financing available to investors on FNMA Homepath approved properties. You can get up to 10 and the financing is superior to anything on the market. You may be paying a higher price for the properties, but when you add in the financing component it may make mucho sense. I personally am trying to buy 10. They identify several approved lenders to work with on their site. Make sure to confirm they have closed prior deals and are presently active doing these type loans with FNMA.

These are just a few tips to sort of jar your own mind and get you to start thinking in a different direction instead of just hard money for long-term financing.