5 Hard Money Lending Factors We Consider

The five most important factors that a hard money lender will look at when deciding to give you a loan are the property details, the value, how much cash you have, your experience level, and your exit strategy. It’s important to know these factors in order to get approved for a hard money loan!

What’s a Hard Money Loan?

Hard money loans are a type of financing that is used to purchase real estate investments, or to meet short term loan needs. These loans are primarily asset based loans which means that loan approval is not contingent on a borrower’s credit score like traditional loans.

Unlike a conventional loan or other loan products, a hard money loan comes from private investors. Hard money loan rates might be at a higher interest rate than traditional loans, but they offer advantages to those that know how to use them correctly. Hard money loans can be a real estate investor’s best friend because they help to increase wealth faster.

The property details we need for a hard money loan

The location of the investment property is important when applying for a hard money loan. Is the property in a prime area, in the suburbs, or in a rural location? Some lenders will not lend on properties in rural locations or in cities that do not meet a minimum population size.

What other property details is a lender looking for? The property description. What is the property types? Is it land, residential, or commercial. If it’s a house, provide the square footage, the number of bedrooms, bathrooms, the lot size, the number of garage spaces, and the year built. If you’re renovating the property, what changes will be made to the current layout?

Real estate investors should have all the above information when looking for hard money loans. Make sure to find out if the property description will fit the the hard money lender’s criteria.

How much cash can you bring in?

A hard money lender will also look at how much cash you have to bring in as a down payment on the purchase of a property. This is known as the loan to value ratio. Hard money lenders will usually loan money to someone who can bring in a down payment that is at least 10-20% of the value, or 10-20% of the purchase price.

Real Estate Investing Experience

The lender will also look at how much experience you have and your track record with managing real estate. You need to be able to demonstrate that you know what you’re doing or that you have a qualified team in place to help you.

If you’re looking for funding on a fix and flip property, hard money lenders will also ask about your past performance in house flipping. Do you have a history of rehabbing the homes and reselling them?

Some lenders will offer lower interest rates if you are experienced in house flipping. Private lenders want to be sure they can get their loans repaid without hassle. The more experience, the better.

Property Value

Hard money lenders also look at the property value and how it compares to the total purchase price. It’s important for a hard money lender to know if you’re going to be able to make a profit on this investment property.

The market value of any investment property is determined by comparing its size, age, location, condition, and features with the prices of other properties in the same area. Here are some things to keep in mind as well:

How much does this investment property sell for? What is the cost per square foot? If this is a fix and flip, what will (ARV) after repair value?

What’s your Exit Strategy and plan for paying back the hard money loan?

A hard money lender will ask you how long you need the loan for, and how you plan to pay the hard money loan back.

What does your plan look like if the value of the house goes down, if it needs more work than expected, or if your tenant loses their job? What happens if one of these circumstances happen after you’ve already bought the property?

Remember that hard money loans are short term loans with higher interest rates than traditional bank loans. These loans can get costly if things don’t go as planned.

Conclusion

These are the five main factors to consider if you’re looking for an easy way to get a hard money loan. These hard money lenders work differently from a traditional bank and you need to know the basics of how these loans are different.

All of the factors can affect the average interest rate and loan amount. Hard money lenders expect their money to be paid back in certain amount of time. The interest rates might be higher than a personal loan or traditional mortgages, but most of the time the credit score is irrelevant. Now that you know all of these things it will be easier for you to get approved for a hard money loan.

Hard money lenders can fund much quicker than a traditional lender. Especially big companies like Rocket Mortgage, they can take forever to fund a loan!

We recommend that you talk with someone from our team about how we can help. If you aren’t ready yet, check out some videos we’ve made for you to help answer some of your additional questions.

We tailor our hard money loans to meet your investment goals and will work with you every step of the way. Our expert staff is here to help you succeed in real estate investing, so don’t hesitate to contact us if you have any questions or concerns. Remember, hard money doesn’t need to be hard!

You should use a hard money loan for your real estate fix & flip. Here’s why!

Flipping houses can very lucrative if you know how to do it right. But funding flips is the most important because you can’t do fix and flips without the money, right? Real estate investors who are buying fix and flips with hard money loans know that it’s a great way to make money and build wealth fast.

Here’s what you need to know if you’re considering using hard money loans for your next fix and flip.

Real estate investors have limited funding options to choose from when buying investment properties because good deals don’t wait for bank loans or appraisals. This short article will focus on hard money loans and why they are such an attractive option for investors who are interested in doing fix and flips.

What’s a Hard Money Loan and why would you want one for a fix and flip?

A hard money loan is a type of loan that is very different from traditional financing options like conventional loans, or bank loans, because it funds quickly and with less requirements. Example: Most hard money lenders don’t have a minimum credit score to qualify. But like any loan, the borrower agrees to pay back the loan with interest. The interest rates for fix and flip hard money loans range from 10% to as high as 18%.

Why are Hard Money Loans Attractive to Investors for Fix and Flips?

Hard money loans are attractive to real estate investors who do house flipping because they fund quickly and there’s not a lot of hassle in getting the funding. Many savvy investors regularly use hard money to buy a fix and flips because it can fund much quicker than a conventional mortgage loan which can drag on for months.

How to Get a Hard Money Loan for your Fix and Flip

To get a hard money loan, you’ll need to find a hard money lender who is willing and able provide you with the funds that you need for the fix and flip. You’ll also need to be pre-approved by a lender before the lender will agree to loan you the funds, so it’s important that you get started looking for lenders right away.

If you are able to find a lender who is willing to lend you money on a property purchase, they will need the information for the property you are looking to purchase to give you final approval. Most hard money lenders can fund quickly in 3-5 days if there’s no appraisal requirement. Appraisals tend to slow down the funding process so not all hard money lenders require  appraisals determine property values.

The Benefits of Using a Hard Money Lender vs Traditional Financing

The primary benefits of using a hard money lender versus using traditional financing include: the speed of funding, no minimum credit score requirement, and no hassle loan approvals. The speed in obtaining financing can often be the single most important factor in being able to buy a property at a good price and make money!

When should I consider borrowing from a Hard Money Lender instead of going through more traditional means like banks or mortgage companies? In a competitive real estate market, unless you are operating with a lot of cash on hand, you need a loan that can fund as quickly as cash. Many sellers won’t even look at an offer to purchase unless it’s a cash offer. Because our fix and flip loans can fund as quickly as cash, they are essential for funding your property purchases in a competitive market.

explain hard money for fix and flips
https://www.twenty20.com/photos/59cc47cd-0954-4618-a6a1-82c79ed24eaf/?utm_t20_channel=bl

Common Misconceptions About Hard Money Loans for Real Estate Deals

There are a few misconceptions about hard money loans that need to be cleared up and these include:

– Private money loans are offered only to people who have poor credit and cannot qualify for more traditional types of financing. Wrong. Most hard money lenders don’t have a min credit score. Not all real estate investors have poor credit, in fact, many real estate investors who use a private lender actually can qualify for a bank loan.

– Hard money lenders are all loan sharks that charge excessive interest rates. Wrong. Hard money lenders are debt partners for real estate investors, providing the capital they need to make money in real estate investing.

– Hard money lending is the most expensive option for funding investment property purchases. Wrong. Using your own cash  is your most expensive option for funding your fix and flips. And a partnership is also much more expensive than a hard money loan.

While it’s true that many hard money lenders don’t have a minimum credit score requirement, or run a credit check, that’s not the reason real estate investors choose hard money. Real estate investors can use hard money loans on multiple projects simultaneously, building their real estate portfolios faster.

What kind of down payment is needed for flip financing?

Generally, you’ll need at least 20% of your total project cost to get a hard money loan for a fix and flip. But it really depends on each private money lender’s requirements.

Draw Schedule for a Fix and Flip

If a hard money lender provides funds for the repairs to a property, these funds will often be held by the lender in an account called a “repair escrow.” The lender will then release the repair money in draws, or disbursements, as the repairs are being completed.

In order to communicate to the lender how the funds should be disbursed, expect to fill out what’s called a “draw schedule.” A draw schedule should match the bid for repairs, with a cost next to each item, and a grand total at the bottom. But the only difference between a bid for repairs and a draw schedule is that a draw schedule outlines the work in phases so that a lender knows when funds should be disbursed, and who funds should be disbursed to. The lender will disburse the funds to the borrower in “draws” as the repairs are completed, according to the draw schedule.

When to Pay Back the Hard Money Loan on a Fix and Flip

A borrower will need to pay back the hard money loan on a fix and flip property when the property is sold. Some hard money lenders require monthly payments until the loan is paid back, while some lenders do not require monthly payments.

What additional information do you need to obtain a loan for a fix and flip?

Purchase price and loan amount: How much of a down payment will you need?

Rehab and renovation costs: Projected rehab costs can be found by contacting a local contractor and asking them to provide an estimate in writing. Does your lender provide funding for rehab costs?

Use this for a button
Click here for a loan

Rehab time frame: You want your flip to be completed quickly so you pay less interest to your hard money lender.

After Repair Value: What is the property value after the renovation is completed?

Worst Case Scenario: What’s your exit strategy if things go south? If you get injured, go over budget, or the house doesn’t sell in a timely manner, how are you going to pay pack the loan?

Loan to value: The more money you bring in, the better your chances of obtaining the lowest interest rate.

Experience: Your experience in real estate investing can have an impact on the lender’s decision.

Conclusion

If you’re considering a fix and flip property, hard money is the best option for financing your project.

We’ve outlined some important considerations below that should help you decide whether this route will work for you.

Are all of your questions answered? Remember, no question is a dumb question when it comes to hard money loans, so reach out to us to get more information about how our hard money loans work.  You can apply for a fix and flip loan here.

Bridge Loans – The Straight Facts

We give you the straight facts on what a bridge loan is, how it works, and whether or not it’s right for you

how bridge loans work
what’s a bridge loan

Bridge loans are most commonly used by investors looking to purchase properties with cash and then flip them quickly. Bridge loans can also be used by home buyers who need to buy a home quickly, or to buy a home before selling their current home.

There are some implications of using a bridge loan that you need to understand. In this guide we will cover what a bridge loan is, how it works, and what questions to ask your lenders.

What is a Bridge loan?

A bridge loan, or a “bridge financing” comes from a private funding source rather than from a bank or credit union.

This type of short-term loan can be helpful when you need money fast, such as when you are purchasing a new property.

These loans come with higher rates because they fund faster than traditional loans and because they are loans based on the collateral rather than on your personal credit or income. This means there is no minimum credit score or income ratio to qualify.

Bridge Loan Examples

Bridge loans are probably best-known among real estate investors as a tool for buying properties quickly. These types of loans are also used by people who are looking to buy a home before their current home sells. Here are some other examples of when bridge loans are most commonly used:

  • To purchase a property at an auction
  • To renovate a property or make repairs to a property you already own
  • To purchase a “fix and flip” property
  • To purchase a residential property or a commercial building that will be leased out for income
  • To purchase a building that will be occupied by the borrower’s business
  • To buy a partner out of a property
  • For short-term liquidity for business purpose or for other short-term purpose|

Why would you want a bridge loan?

  • Bridge loans can be helpful when you need money fast
  • If you want to buy a new home before your current one sells. You must have sufficient equity in your current home in this case.
  • You want to purchase an investment property to renovate for resale or turn into a rental unit.
  • You want to buy out a partner or family member in a property. You must have sufficient equity in your property for a bridge loan to work in this case.

What types of lenders offer bridge loans?

  •  Private Money Lenders sometimes referred to as Hard Money Lenders
  • Private Mortgage Companies
  • Investment Banks

Click here for a bridge loan

Pros and Cons of Bridge Loans

The Pros

Speed of Funding

You can get this loan from a private money lender MUCH faster than a bank or credit union. These loans are not to be confused with a personal loan or second mortgage.

No Min Credit Score or Income Qualification

You don’t need to have a good credit score to get a bridge loan because this in an asset based loan. Most bridge lenders also do not document your income. However, sometimes a bridge lender may want to see your credit report before approving the loan to look for judgements or liens that may attach to the property.

The Cons Of Bridge Loans

Higher Interest Rates

Bridge loans are risky for the lender, as there is no guarantee that they will be repaid. This is why they carry a higher interest rate than traditional mortgages. Getting stuck in a bridge loan for longer than desired can put a strain on your finances because of the higher interest rate.

Longer than Anticipated Hold Times

In addition to these risks, borrowers may have a difficult time qualifying for traditional mortgage when they want to pay off the bridge loan.

And then if you use a bridge loan to purchase a home before your current home sells, you will be carrying two mortgages. Can you afford both mortgages if your current home takes a long time to sell?

How Can I Buy a Home Before My Current Homes Sells?

The equity in your current house can be used as the down payment and collateral on a new house purchase. It’s similar to a home equity loan except no cash is taken out of the existing home. The lender just uses the equity you have in your old home as the down payment for the new home purchase by putting a lien on your old house until it sells.

Will you have two payments with a bridge loan?

Yes, you will have two mortgage payments if you are using a bridge loan to purchase a new home before you sell your old one. That is, if you have a mortgage on on your current home. You will have your current home mortgage and your bridge loan mortgage until your old home sells.

What’s the advantage of a bridge loan in a seller’s market?

If you are buying a property in a seller’s market and there is no time to wait 30-45 days for traditional financing to fund, a bridge loan may be able to help you buy that property quickly.

A bridge loan has a competitive advantage in a seller’s market because it has faster close times and less requirements for funding. You can also make an offer to purchase with no contingencies when you use a bridge loan to fund it.

buy house with bridge loan

How to Write a “Contingency Free” Offer When You Haven’t Yet Sold Your Current Home

Typically a home buyer needs to sell their home first to get approved for a mortgage loan so with an offer to purchase they may include a contingency for selling their current home. In a seller’s market, this type of offer is certain to be rejected.

Bridge loans gives you a competitive advantage by allowing you to purchase a home without selling your home first because you can write an offer to purchase with no contingency for selling your home first. This a very appealing to the seller of a home who might have multiple offers because they are likely to choose the offer which can close fastest.

How do real estate investors use bridge loans as an advantage?

A bridge loan can be used as a form of “cash ” to close quickly on investment properties that are being purchased at a bargain price. Rental property investors, commercial real estate investors, and “fix and flip” real estate investors use bridge loans to purchase properties quickly, very similar to purchasing with all cash.

It can take between 2 weeks to 2 months to secure funding from a traditional bank or credit union. With a bridge loan from a private money lender, it can fund much faster, usually between 1 to 5 days. Because of the speed of funding, bridge loans often mimic cash transactions.

How much can you borrow on a bridge loan?

If you are looking to finance a property using a bridge loan, the amount you can borrow is determined by the “loan to value” limits of the lender. The higher the loan to value ceiling of a lender, the more you can borrow. For example, does your lender lend at 50% loan to value, at 80% loan to value, or somewhere in between? Find out the loan to value limits of your lender, in order to determine how much you can borrow.

How long does it take to get a bridge loan?

bridge loans typically fund much faster than a traditional home mortgage. Bridge financing can take from 24 hours to 2 weeks to fund. But remember, it doesn’t always depend on the speed of the lender, it also depends on the speed of the other parties involved in the transaction who can slow it down.

How Bridge Loans differ from a HELOC or Home Equity Loans

There are a few alternatives to bridge loans. A popular alternative is to use a home equity line of credit (HELOC) as a 2nd mortgage on your home. This will allow you to take out cash equity in your home to use as a down payment to buy another property.

A HELOC is a 2nd position loan that goes in a 2nd lien position behind the 1st mortgage loan on the property.

When you get a HELOC, the lender puts up the money for what you want, and later, you pay off what was borrowed plus interest.

How long can you have a bridge loan for?

This is a question that you need to ask your specific lender, what is the term of the loan? How much time until you have to pay the loan back, in other words. Some lenders only offer a 6 month loan term.

This means that the loan must be paid back in 6 months. But on the other side of the spectrum, there are bridge lenders that offer loan terms of 5 years. In you need 9 months or so to get a bridge loan paid back, a loan term of 6 months is not going to work for you. You’ll want to have a plan for long term financing or permanent financing.

What are the fees associated with Bridge loans

There are loan fees, sometimes called “loan points.” A point is a percentage of the amount borrowed, that is paid to the lender.

There are also miscellaneous fees and closing costs that a lender will charge, these are called “junk fees” and are sometimes labeled as legal fees, processing fees, underwriting fees, review fees, etc.

How much down payment do I need?

Typically, the more money you have for a down payment, the lower your rate. Ask your specific lender about down payment requirements so you are prepared. In the case where a home buyer is using a bridge loan to buy a new home before they sell their current one, if they have equity in their current home, they don’t need a down payment.

Are Bridge Loans Interest Only?

Yes, they are interest only loans. This means that you will not pay towards the principal balance on your bridge loan, but instead your monthly payments will go towards the accrued interest.

What are bridge loan interest rates in 2021?

Bridge loan rates can be at a lower interest rate between 7-10%, or at a high rate between between 12-18%. The final interest rate depends on the quote given to you by each lender.

Ask your specific lender about their criteria for determining the interest rate for your bridge loan.

How do you calculate your monthly payment?

To calculate your monthly loan payment you will need to find out what the loan amount will be. Once you know your loan amount, you multiply it by the interest rate. Then you take that number and divide it by 12 months. For example:

Loan Amount: $175,000

Interest Rate: 10%

$175,000 x 10% = $17,500

$17,500 / 12 months = $1,458.33 is your monthly interest only payment

What happens if you are late with your bridge loan payment?

Just like with any loan, if you are late, the lender will almost always charge a late fee, unless there is an extenuating circumstance. Some lenders will charge excessive late fees, and a higher interest rate, if you are late on your payments.

Look for late payment penalties and default penalties in your promissory note. The promissory note is the loan document that a bridge lender will have you sign at the loan closing.

You need to carefully read the loan documents that the lender is going to have you sign before signing them to make sure you understand what the terms of your bridge loan. That way there are no surprises and you can avoid to pay high interest rates.

Do you need to get Private Mortgage Insurance?

No, you don’t need private mortgage insurance.

How much can you borrow with a bridge loan?

A bridge lender will give you a loan amount as a percentage of the value or a percentage of the purchase price.

Most bridge lenders will lend you a maximum of 65-80% of the value, or purchase price. There are some hard money lenders that will lend at a higher loan to value such as 95%-100% of the purchase price.

The maximum amount that you are allowed to borrow will be determined by the specific lender.

What is an exit strategy for a bridge loan?

The most common exit strategy for a bridge loan is to pay it off with a bank loan, a loan from a credit union or another financial institution. This is a called a “refinance.” When you refinance a bridge loan, you are paying it off with another, longer term loan.

If you are using a bridge loan to buy a new home before your current one sells, your exit strategy for the bridge loan will be to sell your current home.

Depending on the equity you have in your current home, you may be able to pay the bridge loan off in full, or you may need to refinance any balance due with your bank or credit union.

For example: You sell your current home for $500,000. You owe $250,000 on the 1st mortgage. You would pay off the 1st mortgage when your current home sells and have $250,000 in proceeds that you would use to pay off the bridge loan. If there is a balance left on the bridge loan after you pay it down with the $250,000 proceeds, you would refinance that balance with a long term loan from your bank or credit union.

Should you get a Bridge loan?

A bridge loan is an excellent option for those who need alternative sources of funding, particularly for a short period of time.

Contact a bridge lender like us to find out the requirements, the rates and fees, and understand all of the other terms and conditions. Start to build your list of bridge lenders. Should the right situation come along where a bridge loan could be an option, you will be glad to have your list of bridge lenders on hand!
Click here for a bridge loan

Mortgage Fraud: Scammers Get Victims With This Little known Way!

Mortgage fraud is very common, and when you don’t know what you’re doing in real estate, you can easily become a victim! Learn how to avoid mortgage fraud schemes and how to spot the red flags of a fake lender.

How to Prevent Mortgage Fraud

I want to tell you a tragic story that I heard recently about a beginner real estate investor who lost $205,000 to a loan scam before he even purchased a property.

Yes, this is a true story, so hang out a minute to hear what happened. For any of you out there reading this, please share this with any novice real estate investors that you know that need to hear this story.

It could save them tens of thousands of dollars and could prevent mortgage fraud. Education is one of the most valuable tools to fight mortgage fraud. So what happened?

How Peter Fell for a Fraudulent Lender

Peter is a new real estate investor looking for properties to buy. However, Peter did not know that when you buy a property, that you always use a third party to handle the money part of the transaction. This third party is the licensed title company and/or escrow company.

Mortgage scheme
Avoid Mortgage Fraud

A title or escrow company takes the money from the buyer and transfers it to the seller, as a go-between, and as a neutral third party. Peter did not know enough about how real estate transactions work to understand where the money goes on a purchase. He was just getting started looking at properties.

Once Peter found a property, he started talking to various lenders, and that’s where he encountered this loan scam. The loan scam was a fake lender who had no intention of making Peter a loan, but was just posing as a legit lender to try and get a newbie like Peter to pay him an upfront fee. But this wasn’t your typical “upfront fee” loan scam.

This Fraudulent Scheme Gets Worse!

Hang on for another second to discover why the scam that was perpetrated on Peter was much, much worse than the most common loan scam out there which is the “upfront fee scam.” But first, you may wonder, what is an upfront fee scam?

Let’s back up. Some lenders take upfront fees in advance of giving you the loan. It could be called a legal fee, administrative fee, etc. Upfront fee scam lenders don’t make loans, they just take upfront fees, never funding the loans. Once a fake lender gets the fee upfront from a borrower, the fake lender always disappears. And Peter fell right into the trap.

Peter was duped into giving this fake lender an upfront fee of $5,000 on the property that he was trying to buy. It was too easy! The fake lender realized that Peter didn’t understand real estate transactions at all. He then convinced Peter to wire him the down payment on the property, which was $200,000.

Remember This One Tip to Avoid Being Scammed!

Because Peter did not understand real estate transactions, he did not know that you NEVER, EVER wire a lender your down payment on a property purchase. You ALWAYS wire your down payment to a licensed title or escrow company. Just to reiterate, you NEVER EVER, under any circumstance wire your down payment to a lender on a new purchase.

So Peter wired the down payment of $200,000 to this fake lender. Then what happened?

Poof! The fake lender promptly took the funds, closed the account, and he was gone, that was it!

Peter lost $205,000 before he ever did his first real estate deal. Again this is a true story! So what’s the lesson learned?

Never wire a lender upfront money! But more important than that, never ever, for any reason wire a lender your down payment money on a purchase.

Avoiding Mortgage Fraud: Red Flags To Watch For

Learn to spot a fake lender! Look for real lender reviews and check credentials anytime you’re working with a lender that was not referred by a close friend, family member, or business partner.

Your down payment funds should always be wired to a licensed title company, or licensed escrow company. When in doubt, get your own real estate attorney involved, or hire your own title/escrow company to represent your side of the transaction.

And then, only wire your down payment funds to your appointed agent.

You can easily verify if a title or escrow company is licensed by checking with the regulatory body in the state where the title or escrow company is located. When in doubt, just hire your own real estate attorney, or your own title or escrow company in the city where the property you’re buying is located.

This was a hard lesson for Peter to learn. Being a newbie real estate investor, he didn’t understand enough about real estate transactions to know that he should NEVER wire his down payment money to a lender. Do you know any newbie real estate investors that could fall for this scheme?

Don’t assume someone knows! Go ahead and share this post with them. It could stop someone out there from perpetuating mortgage fraud.

Again, even if this seems like common sense to you, don’t expect that everyone out there understands lending scams and how real estate transactions should work. Share this post with them! You may be glad you did.

How To Compare Hard Money Lenders

Download the Hard Money Decision Making Matrix: https://bit.ly/31abLI5 

How to Compare Your Loan Options Among Different Hard Money Lenders

You’re looking for hard money lenders and there’s a million hard money lenders to choose from. So how do you compare among hard money lenders?

Well, most people start with the interest rate and compare lenders using that metric only. Let me tell you, if you’re looking for a hard money loan based on price alone, you’re making a huge rookie mistake!

A guy comes to me the other day and he’s shopping for hard money lenders. During our phone conversation he interrupted me in the middle of the conversation to say, “I’ve already gotten a quote of 10% from another hard money lender.”

And then I asked him, “Your lender at 10%, what are his requirements for final loan approval?”

The guy answers, “I don’t know. “

And the I asked him, “How much is he going to loan you for the 10%?”

He replied with the same answer, “I don’t know.” This guy didn’t know anything about the loan amount or requirements to get that 10% loan. 
Not only was he wasting my time, but he was wasting his own time.

Don’t waste your time when you’re shopping for hard money lenders! If you want to find the right lender for your needs, I’m going to teach you how to compare and choose the right lender.

Using a Hard Money Decision Matrix

Write down, or type out, your biggest need for a hard money loan. And what do I mean by that?
What if you need to close in 3 days? Then your biggest need for that deal is the speed of funding.

And what if you don’t have any money to bring into the deal and you’re really low on cash? Well then your biggest need is finding a hard money lender with the lowest down payment requirement.And then what if you have bad credit and no income? Your biggest need is going to be a hard money lender that doesn’t base the loan approval on your credit or your income.

Now I want you to create what’s called a decision matrix. Look it up online. Studies have proven that if you write down all your options and have them in front of you, you can make better decisions.

That’s what I’m going to ask you do right now, create your own decision matrix. And on the left side of the chart I want you to list all your hard money lenders that you’re talking to. And then each column in the chart is going to be a factor that you’re going to use to compare your hard money lenders. There are a lot of factors that you can use to compare your hard money lenders but I’m going to talk about seven important factors.

What are the seven factors for comparing among different hard money lenders? They are.

  1. Method of valuation
  2. Speed of funding
  3. Requirements of funding
  4. Cash to close requirements
  5. Reviews about the lender
  6. Monthly payments required?
  7. Total cost of the loan

Let’s start with the first factor for comparing lenders, it is Method of Valuation.

This means, ‘how is the hard money lender valuing a property? Are they using an appraisal? And if so, what’s the cost and timeline for getting it? Is the lender using a broker’s price opinion, and if so, what’s the cost and timeline for getting it? Find out the answer to that question!. This is extremely important, as you’re going to find out shortly as we go through some of the other factors.

The second factor for comparing your lender is, the Speed of Funding.
Just because a hard money lender’s website says that they can fund in 5 to 10 business days, it doesn’t mean that they can actually do it.
And why? Because if a lender is going to require an appraisal as the method of valuation for example, there is no way that lender is going to be able to close your loan in 5 to 10 days. It takes 2 to 3 weeks to get an appraisal back in most cases.

The third factor to use to compare is, the Requirements of Your Hard Money Lender.

What are the lender’s requirements for loan approval? This is the one that is going to require the most research on your part. You need to find out ALL of the requirements of each lender and make a list for each.

Let’s say you decide to go with a lender with a low interest rate but you didn’t read all the requirements and do your research. You may eliminate all of the other hard money lenders from your list and then discover that you cannot comply with all of the requirements of the lender with the low interest rate. And then what? Unfortunately you’d be out of options and you’d be out of time!

So make sure you do your research and list out every, single requirement that each hard money lender has.

The fourth factor is, Cash to Close Requirements.

Ask yourself, ‘what is the lender requiring you to bring in as your down payment, plus any closing costs?’

Know what your cash to close requirements are, because if your biggest need is the least amount of cash to close, you may want to choose the hard money lender with the lowest cash to close requirement. For example, if you’re tight on cash then choose a lender that only requires a 10% down payment at a 12% interest rate over another lender that has an interest rate of 10.5% with a down payment of 20%.

.

The fifth factor is, Hard Money Lender Reviews.

Look at the lender’s reviews. Do they have reviews? Are they good or bad? If they have no reviews, no go! Some fake lenders out there, they have no reviews. If they have no reviews, are you really going to trust that they can fund your deal when it matters? Also, watch out for loan scams in hard money. If it sounds too good to be true, it probably is!

Also, if a lender has reviews, those reviews will tell you a lot of things about lender. If you do your research and actually read the reviews, you’ll find out if a lender can really close in 5 to 10 business days like they claim on their website. Maybe you’ll read the reviews and find out it actually takes the lender 21 days or more to close rather than the 5-10 days they’ve stated on their website.

So make sure you know what the reviews are for each of these lenders that you’re looking into.

The sixth factor to compare among hard money lenders is, Monthly Payments Required?

Does the lender require monthly payments? Most hard money lenders do require monthly payments. And if they don’t, usually there’s some other factor that offsets that, such as the requirement of a larger down payment, or a requirement for a really high credit score.

And then finally, the seventh factor is, the Total Cost of the Hard Money Loan.
What is the total cost of the loan for each hard money lender that you’re talking to? For example, every hard money lender has an interest rate, loan points, and then some hard money lenders have junk fees.

So not only do you want to look at the interest rate and the points when you’re comparing your hard money lenders, but determine all of the fees that are going to be charged to you at closing and after you close on the loan.

If you don’t know what the total costs are for each of the hard money lenders that you’re comparing in your matrix, you might choose a lender because they have lower points, only to find out that they have a $1,200 underwriting fee, a $500 document preparation fee, a $150 site inspection fee, etc. And if there’s a repair escrow, some hard money lenders may charge you for each draw you take out of that repair escrow. Make sure you know all of the costs!

Because each deal is so different, a hard money lender that is good for one deal may not be the right lender for another deal. A good example is a hard money lender that funds fast, versus a lender with a low interest rate that is slower to fund. You would not want to use the lower interest rate lender on a deal that needs to fund fast because he is too slow to fund.

Create your own lenders decision matrix, determine what factors are most important to you, and then rate each of your lenders on those factors. You do this by giving each lender a number 1 to 5 rating for each of the factors.

For example, for each factor (or column) of the matrix, number 1 is the lowest score and number 5 is the highest score.

For example a lender that funds fast the fastest would have a number 5 listed under the “Speed of Funding” column, while your slowest funding lender would have a number 1 listed under the “Speed of Funding” column. Rate each lender on each factor on a scale of 1 to 5.

Then you total out each of the lenders points for each factor. The lender with the highest score is the winner.

Try using your own decision matrix when comparing among your hard money lenders and you’ll see how easy it is! If you have any questions about how to do this, please leave them in the comment section below.

3 Common Hard Money Objectives Busted

As a hard money lender, I’ve heard a lot of objections  and myths over the years regarding why some people don’t want to use hard money loans. There are also misconceptions surrounding hard money lenders, more people don’t get right.  Get ready because I’m about to debunk the top 3 myths in hard money!

What are the most common objections about borrowing hard money that I hear?

The most common objection is, “hard money is too expensive!” But what really is your most expensive money? It’s not hard money, it’s your money. That’s right. Think about that for a minute. Your money is way more expensive than hard money. Don’t believe me? Check out this video we did on this topic called, “Why Hard Money is Your Cheapest Money.”

But back to my point, hard money is NOT your most expensive money out there. Although this is the most common objection  about borrowing hard money that I hear.

What is another common hard money objectives that I hear often?

Another common objection I often hear is, “I can’t qualify for a loan because I have bad credit,” or “I have a foreclosure, or a bankruptcy,” or, “I can’t document my income.”

The truth is, YES, you can qualify for a hard money loan if you have bad credit or can’t prove your income. Hard money loans are available to people with bad credit, foreclosures. and even past bankruptcies. Yes, that’s right. And most hard money lenders don’t have an income verification requirement for loan approval either. Wait until the end of this video and I’ll explain why hard money lenders will lend to you while others won’t.

What is another common objection that I hear about using hard money?

Many people who have never gotten a hard money loan before have a misconception that hard money lenders are all loan sharks and this means they’ll surely get taken advantage of. Wrong! Not all hard money lenders are loan sharks and unethical.

So how do you determine the good lenders from the bad? Read their reviews! If they have no reviews, then find someone else who has good reviews. Good reviews, that are clearly real, are a sign that you’re dealing with an ethical hard money lender that’s not a loan shark.  But be aware of fake reviews from hard money lenders that take upfront fees in advance of giving you a loan.

If you actually read the reviews, and read more than one, you can often tell if a lender’s reviews are fake.  A lender’s reviews are everything! And also make sure to check to see if the lender is licensed or accredited by the Better Business Bureau. If not, find someone else. Always work with licensed and accredited lenders!

And now I’m getting to the part you wanted to hear.

Why will a hard money lender lend to you if no one else will?

Hard money loans are not “hard” to get, as the name could suggest. Hard money loans are loans against “hard assets.” That’s why they are called hard money loans because hard money loans are asset based loans and not based on credit or income.

Hard money loans  are easier to get than traditional loans, not harder to get! So, if you’ve never gotten a hard money loan before, what are your objections?

Please share them in the comments below if you have your own objections. If you are open to using a hard money loan, reach out to us.

I’m Corey Dutton, I’m a private money lender and one of the best you’ll find out there. I’m also licensed, accredited, and I’ve got great reviews to back it up!

How hard money loan guidelines differ from traditional bank loans

Lending Guidelines of Hard Money Lenders Vs. Banks

In this video I’m going to explain how the lending guidelines of hard money lenders are very different from bank guidelines and stick around until the end of this video where I’ll explain why hard money loans can give property buyers a competitive advantage over borrowers who just use bank loans to buy properties.

Now, although most people understand how to get a loan from a bank most people have never gotten a hard money loan before so they have a lot of questions about how to get approved.

Bank lending guidelines. Well, they tend to be strict and getting final loan approval from a bank can be cumbersome and time-consuming task.

Many borrowers take this long journey with a bank to get declined at the end they can
because they can’t meet bank requirements.

The good news is that the lending requirements of Hard Money Lenders are looser and more flexible with less documentation.

Here are some examples

Most hard money lenders have no minimum credit score requirement.
Yes. That’s right and many hard money lenders don’t care if you’ve had a past foreclosure or bankruptcy.

Income documentation: Most hard money lenders do not have income documentation requirements.
This means that they aren’t taking your tax returns and calculating what’s called a debt to income ratio also called DTI, that you have to fit inside.

No appraisal requirement: Many hard money lenders will not require an appraisal
but instead many of them will value a property using a broker’s price opinion or by using an internal valuation method.

This is one of the biggest reasons why a hard money lender is able to fund faster than a bank.
And now what you’ve been waiting to hear.

Why are hard money loans better?

Why do hard money Loans, give property buyers a competitive advantage over buyers who are just using bank loans to buy properties?

Well, good opportunities and real estate come along sometimes and Banks simply can’t fund fast enough. Buyers can close more real estate deals at better prices using hard money loan because of the speed of funding and it gives them the ability to make cash-like offers with no contingencies.

buy house in cash hard money

It’s that simple. Well, if you’ve never used a hard money loan to buy a property, look into it. In a competitive real estate market where Bank lenders have strict lending guidelines a hard money loan can give you a serious competitive advantage.

If you like content like this subscribe to our channel for more.
Would you like us to fund your next Real Estate purchase? Leave your email below
and we’ll contact you. I’m Corey Dutton. I’m a private money lender.
Thanks for watching.

 

What You Need to Get Bridge Loan Funding in 3-5 Business Days

Bridge Loans Explained

Financing is always the hardest piece of the puzzle for a new property purchase. And banks are not loosening up their lending requirements, but instead, banks are more selective about the loans that they will do since the pandemic lockdown in spring 2020.

bridge loan explained
what are bridge loans

Whether you are relocating to buy a new home, or you’re purchasing an investment property, you must cast your net out for financing as wide as possible in today’s lending environment.

Most buyers are not well versed in the various forms of financing that are available outside of traditional bank loans. Bridge loans, also called private money loans, are the least known types of loans.

These loans are funded by non-bank lenders. Bridge loans are called such because, like a bridge, they allow buyers to pass from one step to the next. For example, a bridge loan allows for a buyer to purchase a property which will later be paid off with a long-term, bank loan or will be paid off via another means.

A bridge loan is a good option for a buyer who wants to purchase a property quickly, similar to all cash. Bridge loans fund so much faster than bank loans, and this can make all of the difference in getting the right property, at the right price.

A bridge loan can fund in as quickly as 3-5 business days, but if you want to close a bridge loan quickly , here are some items you should have ready to provide to your bridge lender.

Items needed for a Bridge Loan

Purchase Contract: Provide the purchase contract to the lender if it’s a purchase. (If it’s a refinance loan and not a purchase loan, get a payoff statement from the current lender).

Property Description: You will want to provide your bridge lender with a property description and property photos, if available. In the property description, include the number of bedrooms, bathrooms, square footage, garage size, lot size, and the year built. If you’re buying an investment property that is generating rental income, provide a statement of rental income such as a rent roll, or an income statement if available.

Loan Application OR Personal Financial Statement: Does the lender require you to fill out a specific type of loan application? If so, fill out the application as completely as possible and send it back to the lender.

Many lenders have their loan applications right on their websites. Some bridge lenders will request a personal financial statement (PFS) rather than a loan application.

A personal financial statement is easy to put together if you’ve never completed one before. Just do an online search for, “template for personal financial statement,” and use one of the examples you find to create your own.

Buying a property as an LLC or Corporation? Get all of your business entity documents together, including your Articles of Incorporation, or Articles of Formation, and your EIN number.

Proof of Hazard Insurance: Get with your insurance agent and be ready to provide proof of hazard insurance on the property. The lender will want to be listed as the “mortgagee” on the policy, so find out what lender name and address is and provide it to your insurance agent. Then give your bridge lender a copy of the declaration page. You will pay for the insurance either before the closing, or at the closing as part of your closing costs.

Resume or Bio: This is for investment property purchases only. A resume or bio will show the bridge lender that you have prior experience in real estate investing, or, that you have a background to support your ability to manage an investment property successfully.

Some bridge lenders don’t require any experience in real estate investing to approve you for a loan to purchase an investment property.

In the current lending environment, you cannot have too many options for financing your real estate purchases. Don’t limit yourself to only one loan option with no other alternatives. A bridge loan is a no-hassle, fast funding loan, that you can rely on when a bank loan just isn’t an option!

Still have questions or want to know more? Leave your comments below and we will reply to you. Or leave your email address below in the comments and we will contact you!

Gap Financing: What you didn’t know

Gap Financing, it’s something most real estate investors don’t know about. I’m going to tell you about You’ve got a property you’re looking to purchase and you’ve got a hard money lender that’s willing to give you the majority of the money that you need for your deal. But you’re short on cash. You’ve gone to family and friends, people in your network, possible business partners, and you’re asking all of them for money to fund the “gap” you need to buy this property.

I am going to tell you how to get a lower cost of capital from these people that you’re asking to “fund the gap” on your deal. By structuring the funding the way I am going to tell you to do it, you are going to give your gap lenders a better feeling of security so you have a higher likelihood of actually getting that money from them!

Most people, when they go to family members or friends for capital to invest in their real estate deals, they approach them as a possible partner or as a joint venture (JV). Don’t do it!
gap financing

Why not partner or JV? Because you’re going to be giving away a larger percentage of your final profit to that person if you partner with them on a deal!! You’re also going to have to deal with the hassle of having a partner.

If you’ve had partners or family and friends get involved with your real estate deals, you know it can cause you a lot of anguish and stress. Don’t do it!! What do you do instead? Approach these people for a “loan” or debt, instead of a partnership or a JV. You’re going to approach them for what’s called a “gap loan.”

What is Gap Financing?

Now, what exactly is a gap loan? A gap loan is a debt, like a mortgage, and it’s going to be the amount you are short to purchase or rehab a property.
For example, let’s say I’m a hard money lender and I’m going to give you a loan for ninety percent (90%) of the purchase price. You’ve got to come up with a 10 percent (10%) down payment and your repair money. So in this example you are short on the 10% down plus the funds you need for repairs. This means you will need a “gap loan” for that 10% down and the repairs money.

If you’re going to go to a family member, a friend, to ask for these funds you are lacking, now you’re going to say, “Make me a loan on this property, and in exchange for that, I’m going to give you a secured lien on this property.” That sounds a lot better than saying, “Give me the money to invest in this fix and flip property.”

And how is the gap loan structured? Well, the hard money lender is going to do a loan in a first position on that property. And your gap lender is going to do a loan in a second position on that property. Both the hard money lender and the gap lender are going to have secure lien on the property.

And why is a gap loan better for them than partnering with you? Well, rather than them wiring you the money and hoping and praying that your deal is going to work out as it should, they actually get a lien on that property. And if things don’t go as planned they have a secured interest in the real estate.

Real-World Example of a Gap Loan

Let me give you a real-world example of how a gap loan works. We were going to give Nicole a hard money loan to buy a fix and flip. She was short by $30,000 for the amount of money she needed to bring into the deal.

She goes to her uncle and she asks her uncle for a loan. Her uncle checks out the property. He likes what she’s doing. He’s willing to give her the $30,000.

Rather than do a partnership or a joint venture agreement with her uncle, Nicole has structured it as a gap loan, whereby her uncle is going to give her the $30,000 and in exchange for that $30,000 she is going to give him a flat fee of $2,850 when the house sells rather than paying interest. Not only that, but she is going to sign a promissory note with him and give him a lien on the property behind our first lien in the form of a deed of trust or 2nd mortgage.

We had a hard money loan in a first position on that property, and her uncle was going to loan that $30,000 in a second position behind us on that property, in exchange for a flat fee of $2,850 for loaning Nicole that money for a term of 6 months.

And whether the house sells in two months, three months, six months, the uncle was still guaranteed to get that $2,850. And he was going to get a lien on the property. Sounds like a great deal for the uncle! Why? Because rather than him just wiring the money into Nicole’s account and hoping and praying that the deal was going to work out, he was going to make a loan to Nicole. He was going to get a guaranteed $2,850 in 6 months whether she kept the loan for 2 months or 6 months. And he was going to get a lien on the property.

But why not partner with her uncle? Rather than having to split her final profits with her uncle, and deal with the hassle of having him as a partner, Nicole made him a lender and got a gap loan from him instead. If Nicole’s final profit on the deal is $15,000 and she agrees to make her uncle and partner and give him 30% of her profit. That would be $4,500. That’s a lot more than a flat fee of $2,850. Nicole is much better off if she makes her uncle a gap lender than a partner because Nicole walks away with more money.

But there’s one thing that you definitely need to know before you go out and get gap lenders to lend you money. There are licensing requirements. Some states require any lender that is lending on a residential property, whether it’s owner-occupied or non owner-occupied, whether it’s investment or consumer, to have a license to lend their money.

So don’t go out soliciting money from people to lend on residential property in a state where they may need to be licensed unless you understand the lending laws in that state. Why? Because you could expose them to liability and possibly very stiff fines. And you don’t want to put them in that liability.

How do you solve that problem? Lend your money through a licensed broker, like us! We can arrange for that on your behalf.  You don’t have to worry about the licensing requirements because we are already licensed.

If you have any questions about how to structure this, leave him in the comments section below and we will answer those for you. Or reach out to us on our contact page. If you think that someone you know could benefit from reading this article, please share it with them!

Buy a home with Cash, Using Hard Money

Make Competitive Cash Offers To Buy A House

Do you want to buy a  home with cash and  make competitive offers  that mimic all cash offers with no contingencies? Does it sound too good to be true? It’s not. It’s called using a hard money loan.

These loans work more like a line of credit than a loan. In most often they don’t go on your client’s credit at all. So how does it work? Your clients get approved with us for a line of credit rather than a permanent type of loan.

Once they’re approved, they can go out and make competitive offers that mimic all cash. These loans can close in as little as five to seven days with no contingencies.

An Example of Client that Bought a House as Cash

Let me give you an example. One of the realtors that we work with a lot. Her client wanted to make a very low offer on this property. We’d approved him for a line of credit with us. And the seller accepted his offer, which was a very low offer. As I said, because he could close in five to seven days with no contingencies.

Hard Money Loans are Competitive

How competitive is that? And if you think private money loans are super high cost and won’t work for your clients. Think again alone. Except, for example a loan that’s 9.5% that your client only keeps for two months before they refinance with long term financing. Actually only cost them 1.85% in interest.

buy real estate with cash

What a low cost when you consider the high cost of losing a deal, you just can’t put a price on losing a deal.

Do you want to help your clients make cash like offers with no contingencies so you can get better deals on properties? Think about using a private money mortgage. If you don’t understand how these mortgages work, you should. Realtors that understand how these mortgages work. They make more money and close more deals.

So reach out to us and let us help you understand how to use private money mortgages to help you close more deals and faster for your clients. I’m Corey Dutton. I’m a licensed private money lender. Reach out to me.