Insurance for Investment Properties: Get it Right!

This is THE MOST forgotten about thing for real estate investors.

You would think that insuring a property would be the most important thing real estate investors do but it’s usually the last thing they think about.

Don’t wait until the last minute before you’re closing on a property to consider the insurance.

Here are some tips for making sure your property is insured properly

  1. Get the right type of insurance for your specific investment property., e.g. vacant dwelling versus landlord/tenant
  2. Dwelling Replacement Coverage: Don’t cheap out, make sure your coverage is adequate. If the cost to build the home new in your market is $250 per square foot, make sure you insure your property at $250 per square foot. If there’s a loss you won’t be able to rebuild the property because the dwelling replacement coverage is not enough to rebuild the property.
  3. Rehab? Make sure your policy has builder’s risk and liability to protect your improvements and protect you from liability if someone is hurt on the job site.
  4. Addtl Coverage: Is your area prone to flooding or earthquakes and does your insurance policy cover those?

This is your life savings in most cases that you’re putting into these properties. If anything your properties should be OVERinsured and not underinsured.

Don’t fall short on your insurance!

Hard Money Loan Prepayment Penalties: What You Don’t Know!

Anytime you’re getting a hard money loan, whether you’re purchasing a property, or refinancing to a lower rate, early payment penalties could cost you. For example, let’s say you have recently refinanced a property but there’s a chance you may sell that property within 12 months of getting the loan. Things happen in life that are not always planned, such as a sudden job transfer to another city, an unexpected divorce, etc.

The bottom line: if you sell a property unexpectedly and pay a loan off early, you may have to pay a steep penalty for doing so. This early payment penalty is called a Prepayment Penalty, sometimes referred to as “PPP,” or a “Prepay.”

What is a Prepayment Penalty

A prepayment penalty? is simply a penalty for paying off a loan early. Many hard money loans, including 30 year mortgages, have prepayment penalties so this is something that all loan borrowers should pay attention to and fully understand.

How Do You Calculate the Prepayment Penalty on a hard money loan?

And what if your hard money loan does have a prepayment penalty, how do you calculate it? A prepayment penalty is equal to the accrued interest from the loan pay off date through the end of the prepayment period.

For example, let’s say your loan has a prepayment period of 3 years. This means if you pay the loan off after 3 years there’s no penalty, but if you pay the loan off prior to 3 years you pay a penalty. In order to calculate the penalty, you will need to know the loan payoff date. If you pay the loan off after 2 years, you will owe 1 year of interest as a penalty. (3 years – 2 years = 1 year). As I said before, the penalty is equal to the interest that accrues from date of payoff to the end of the prepayment period. In this example, you will owe one year of interest as a penalty.

Still confused? Let’s try another example. In the second example, let’s say your prepayment period is 365 days and you pay the loan off in 180 days. This means you will owe the interest from day 180 to day 365 as the penalty, or 185 days of interest (365 – 180 = 185).

Why do Prepayment Penalties for Hard Money Loans Exist?

Prepayment penalties exist because many private and hard money lenders need to make a minimum amount of interest when making a loan. This is because of the high opportunity cost involved for a lender in the commitment to make a loan.

Are Prepayment Penalties Always a Bad Thing?

Sometimes hard money lenders will offer a lower interest rate, or lower fees, on a loan with a prepayment penalty. For example, if you are fairly certain you won’t pay a loan off early, you may be able to lock in a lower interest rate on a loan with a prepayment penalty. If a loan comes with no prepayment penalty, you should ask the lender if there is an option for a loan with a prepayment penalty. Why? Because a loan with a prepayment penalty may come with a lower interest rate, or lower fees.

How Do Hard Money Loan Prepayment Penalties Work?

Because hard money loans tend to be short-term loans primarily used by real estate investors, the prepayment period is usually much shorter than with traditional, long term loans. For example, a hard money loan might have a prepayment period of 90 to 120 days, while a traditional loan might have a prepayment period of 1 to 3 years.

Most real estate investors are using hard money loans to acquire new properties, or for short term, cash out refinances. Because most real estate investors need hard money loans for between 6 to 9 months, they are not so concerned with 90 to 120 day prepayment penalties. Some exceptions are real estate investors who are using hard money loans for short term “fix and flips,” or for fast acquisitions that will be refinanced in 30 to 60 days. If a real estate investor really only needs a hard money loan for 30 to 60 days, it’s important to ask the hard money lender if the loan has a prepayment penalty.

Conclusion

In conclusion, a prepayment penalty is simply a penalty for paying your hard money loan off early.

Anytime you are getting a loan, whether it’s for the purchase of a property, or if you’re refinancing a property that you already own, make sure you always ask if the loan comes with a a prepayment penalty. If you have a sudden life change and pay a loan off earlier than expected, you may have to pay a high penalty for doing so.

Let us know if you have any questions about hard money loans!

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?

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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.

How To Use Hard Money For An All Cash Offer

Win with hard money in this crazy real estate market

hard money vs cash real estate

In today’s ultra competitive market, you can use hard money the same way as you can use cash. Cash is king in the world of real estate!

The sellers who accept cash offers are seeking a quick and easy sale of their property and do not want to wait for the slow loans of their buyers to fund. By making cash offers using hard money, it can increase the odds of getting an offer accepted on a home purchase.

A hard money loan is similar to an “all cash offer” to the seller because of the speed of funding. You can close a hard money loan in as fast as 24 hours in some cases.

Real estate investors bypass traditional mortgage lenders all the time by making cash offers using hard money.

Why hard money is same as a cash offer on house

When purchasing a property, making an all cash offer can be the key to getting a good real estate deal under contract. But if you don’t have all the cash, how do you use a hard money loan like cash?

Hard money loans are asset-based loans. This means they are not approved based on your personal credit score but rather based on the property that is used to secure the loan. And once approved, a hard money loan can typically fund in less than a week, just like cash. This is why a hard money loan acts the same as, or very similar to, an all cash offer

How to Write a Cash Offer Using Hard Money

Here’s how a buyer can make a cash offer using a hard money loan in 3 easy steps:

Step 1. Get pre approved by a hard money lender

Step 2. Identify the property you want to purchase

Step 3. Submit your offer to purchase and write on the offer, “cash and hard money.” There is no financing or appraisal deadline. The settlement date would be shortly after the due diligence deadline ends. Suggest a title or escrow company as your settlement agent on the contract.

realtors and hard money
buy real estate with hard money

What Real Estate Agents Should Know About Writing an Offer Using Hard Money Loans

Realtors must know how to submit offers using hard money to help their clients get more properties under contract.

Here are 3 easy steps for a realtor to write an offer to purchase a property using hard money.

Step 1: Get a proof of funds letter from the chosen hard money lender.

Step 2: When writing up the offer, under the section that lists how you intend to pay for purchase. Write in the amount of the earnest money deposit.

Step 3: Then write, “N/A” next to “New Loan”. Then write the words “cash and hard money” next to where it lists the balance due in cash at settlement when you subtract the amount of the earnest money deposit.

Step 3: In the “financing and appraisal condition” sections of the contract, make sure it says that the purchase of the property is NOT contingent on financing approval, and is also NOT contingent on an appraisal. Most hard money lenders will pre approve you for a purchase and most do not require an appraisal. Make sure your hard money lender does NOT require an appraisal. If the lender does require an appraisal, it no longer would be the same as cash. Because it takes much longer to get an appraisal, it won’t be able to match the speed of a cash purchase if there’s an appraisal requirement.

Paying back the loan

A hard money lender will give you a specific loan term, which is the time you will have the loan until it is to be paid back. For example, a 6 month term, a 12 month term, or a 24 month term. You will make monthly payments to the hard money lender for the duration of the loan term, or until the date until you pay the loan back.

You only pay interest as you go, so you only owe interest for the time you have the loan. For example if you have a loan term of 12 months but you pay the loan off in 9 months, you only pay interest for 9 months for the time you have the loan. Most lenders do not have early pay off penalties but always ask if there is a penalty should you pay the loan off before the due date. Learn more about ext plans here.

What are the Closing Costs and Interest Rates?

A borrower can expect to pay closing costs of between 2-3% of the loan amount on average. Also part of a borrower’s closing costs would be a loan origination fee or loan points. The interest rates on a hard money loan usually depend on the size of the down payment on a purchase and range from 9% to 12%.

Conclusion

The hard money loan is a cash offer on a house. You don’t need to worry about credit score, long wait times for funding, or other traditional mortgage requirements that banks typically require.

It’s easy for real estate agents and sellers to get started with a hard money loan through our team of experts a Private Money Utah!

If you’re ready to buy now but can’t wait weeks or months while waiting on a bank approval, contact us today and let’s get the process started together!

Let’s talk more about how we could help you pay back this quick closing fund as fast as week by providing an affordable monthly payment option.

Contact us today so we can answer all your questions before making any long term commitments.

Click here for a hard money loan

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%.

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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!

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.

How To Buy an Auction House With Hard Money

So you’re buying auction properties. You need to get a loan in advance before you start to bid. I’m going to tell you How To Buy an Auction House With Hard Money.

Step One- Auction House Details


The first step is you need to submit the property details to us for the property or properties that you’re planning to bid on.
Why? Well, you need to go into that auction with confidence, knowing that you’re already approved with a loan.

What do we need?
 We are going to need the property information, property address, property details, what your max bid price would be.

Step Two- Get Approved To Buy The Home From Auction With Hard Money

Once you get the approval from us, you will know what the terms are for the loan and you’ll know if that’s going to work for you.

You will know if you can actually go and bid on this property or not. Are you going to have enough money to bring in as a downpayment or in repairs to make this deal work?

Step Three- Notify Us When You Plan to go to the Foreclosure Auction

Give us a heads up the day before the auction so that we know you’re still planning on going and bidding on a particular property that we gave you a loan approval for some borrowers.

Sometimes borrowers will wait to contact us until the actual day that they’ve won the auction and sometimes we’re not ready.
So we need to get a little bit of a nudge or a little heads up the day before you’re planning on bidding.

Step four- Auction Paperwork

Send us all of the paperwork that the auction house has given you on that property. We’re going to order a title report and we’re going to set up the closing.

Step five- Close on the property

And then finally, the best step of all, step number five. Let’s close on this property. We set up an appointment with you at the title company. We’re gonna have all of the documents sent over there.

The auction house is going to have their documents sent over. We’re going to wire funds in and we’re going to close.

And you are going be an owner of a property that you bought at auction!

Hard Money Auction Financing Terms

So what are the terms you’re asking now?  What are the terms for a typical loan on an auction property?

Well, the terms are going to range from a loan amount for between 80 percent to 90 percent of the purchase price.

Why not 100 percent financing? Well, typically on auction properties, we’re not able to get inside the property and take a look at it before we give you loan approval.

So that’s why I say we can lend you anywhere between 80 to 90 percent of the purchase price for the property.

In rare events, we are able to get inside the property and we’re able to take a look at it before you go and bid at auction. In that case, we may be able to give you a loan for 100 percent of the purchase price, but this is on a case by case basis.

Hard Money Interest Rates

And then what is the interest rate of these loans?  You’re going expect to pay anywhere between 10 to 12 percent in interest?

Interest rate interest only, no principal payments.

And then what are the loan fees? Anywhere from one to three points or one to three percent of the loan amount as a loan fee.

And then finally, the loan term anywhere from six to 24 months.

If you’re looking at properties to buy at auction, reach out to us and get pre-approved before you go and bid.

If you have any questions, leave them in the comments section below and we’ll do our best to answer those.

How To Get 100% Financing Hard Money

[Video Transcript] Hi, I’m Corey Dutton, I’m a private money lender, and today I want to talk to you about how to get 100% financing on your real estate deals

But before we get started, I want to just give you a quick disclaimer about that, because there’s a lot of hard money lenders out there that are offering 100% financing and they’re a total scam!

Watch out for hard money scams first!

All they want to do is just take an upfront fee from you, they have no intention of ever giving you a 100% financing.

So definitely beware of scams out there, lenders that are saying that they’re going to give you 100% financing because, just remember, if it “seems too good to be true, it probably is.”

 

100% Hard Money Financing Explained

So let’s dive right in to what we’re talking about today, which is how to get 100% financing on your real estate deals. I mean, that’s what you really want to know, right? So let’s dig into that.

Now, you’re out there and you need money for your real estate deal. So you either have rehab funds available and they’re ready to go, and all you need is someone that will fund 100% of your purchase price of the property.

OK. So that’s one type of 100% financing where you just need the purchase price, 100% of the purchase price, you’ve got the repairs taken care of, they’re already funded, they’re set aside. OK. The other way that you want 100% financing on your real estate deal is if you’re looking for 100% of the purchase price AND 100% of the repairs.

So you don’t have the repairs set aside. That’s where you’re going to need that 100% of the purchase price and 100% of the repairs. So let’s start with when you have the repairs already accounted for, they’re taken care of, they’re set aside, whether your money, borrowed money, whatever, you’ve got the funds for the repairs and you just need a loan for 100% of the purchase price. So you can structure that as an “80/20 loan,” or a “90/10 loan.”

So what do I mean by that? Let’s start with the 80/20. When I say 80/20, I mean 80% of the purchase price and 20% of the purchase price equals 100% of the purchase price. So how do you do that?

Well, you get a hard money lender like me to loan you 80% of the purchase price as a first position loan, in a first position. And then directly behind that, you’re going to get another lender, usually a “gap lender,” maybe a partner, but someone to lend you that 20% in a second position behind that first position loan at 80% So you’ve got 80%, and 20%, that equals your 100% of the purchase price.

Gap Lenders

So “what is a gap lender?” So that gap lender is that person, or that lender, that’s going to come in a second position behind that 80% hard money lender. And a gap lender is a lender that’s going to gap that difference between that 80% that that hard money lender will do and that 20% you need to get to 100% of the purchase price. Now, what’s a gap lender?

Check out this video that we already did on this topic on our YouTube channel called, “How to Tell the Difference between a Bridge Loan and a Gap Loan.” That will totally help you understand the difference between a bridge loan, a hard money loan, and a gap loan. So then we already said the 90/10. Same concept.

You’ve got a hard money lender that’s going to lend you 90% of the purchase price in a first position, and then you’ve got a gap lender to lend you 10% of the purchase price in a second position behind that first position lender to get you 100% of the purchase price.

OK? So that’s how, for those of you who have your repairs already set aside, and they’re ready to go, and you need 100% of the purchase price, that’s how you’re going to get 100% financing on your deal by structuring either an 80/20 or a 90/10. Now, let’s say you’re out there and you don’t have money for the purchase and you don’t have money for the repairs.

100% of purchase AND 100% of the repairs.

So you’re looking for 100% of purchase AND 100% of the repairs. Now again, quick disclaimer, once again, a lot of lenders out there are offering that type of financing, 100% financing, they say they will fund 100% of the purchase price of 100% of the repairs. Well again, if it seems too good to be true, often it is.

But there are some hard money lenders out there that are doing that. They are going to give you 100% of the purchase price and 100% of the repairs. So good news, there are some real, legitimate lenders that aren’t just trying to scam you and promote a false loan program, they actually are offering it. But how do you get approved for that? I mean, how do you get qualified for the 100% of the purchase price and 100% of the repairs? You’re wondering, you’re scratching your head.

Well, here’s how! The lenders that will lend you 100% of purchase, 100% of repairs are going to determine your loan amount via an appraisal, or a broker’s price opinion, based on the “after repaired value” or “ARV.” Now what do they do? They get the appraisal, they get the BPO, for the after repaired value, whatever that value comes back as, they’re going to give you a percentage of that amount, and that would be your loan amount. OK, so that’s how they structure that.

After Repaired Values

Some lenders will lend you a loan amount of 65% of the after repaired value or ARV. Some lenders will lend you 70% of the ARV. And I’ve even seen some lenders out there lending 75% of the ARV. Now, are they real? Don’t know, but I’ve definitely seen it advertised.

So let’s do a quick example, this will make it a little bit easier for you to understand this concept. OK, imagine you’ve got a house you’re buying for $100,000, you’ve got $50,000 in repairs, and then, your after repaired value for this property is $230,000.

Well, good news. The appraisal, or the BPO, comes back at the $230,000. So you were right! And the lender ordered that appraisal, or the BPO, they get it back and they say, “wow, ok, we’ll lend you 65% of the after repair value.” Well, 65% of $230,000 in this example would give you a loan amount of $149,500.

Well that’s going to cover 100% of your purchase price and almost 100% of your repairs, less $500. Because remember, your purchase price was $100,000, your repairs were $50K, that gives you $150,000 that you need, to get 100% financing. And if the lender is giving you 65% of your after repair value of $230K, well, $149,500 is $500 short of that $150K. So essentially you’re getting darn near close to 100% financing in this example.

Conclusion

Well, hopefully that helps you understand the different types of financing that is out there for you if you’re looking for 100% financing on your deals. Now you have to determine, are you just looking for 100% of the purchase price?

And if so, how will you structure that using a hard money lender in a first position at 80%, or 90%, and a gap lender in a second position at 20%, or 10%, like we used in the example of the 80/20 and 90/10.

Or, like I said before, if you don’t have funds for the repairs and you’re looking for 100% of purchase price and 100% of repairs, at least now you’ll understand how a lender will approve you for that, approve you for that 100% financing that you’re seeking. This is Corey Dutton, I’m a private money lender. If you think that someone you know could benefit from this, please share it with them! Like and subscribe to get more content like this. And if you have any comments, please leave them in the comments section below. Thanks for watching!

Maximize Your Fix & Flip Profit With A Hard Money Loan

Transcript: I’m Corey Dutton. I’m a private money lender and today I’m going to talk to you about 3 ways to maximize your profit on a fix and flip with a hard money loan.

1. Bring in more money as a down payment

The bigger the down payment the lower the interest rate and the points. If you bring in a larger down payment you will maximize your profit on a fix and flip using a hard money loan.

2. Resell the property as fast as possible!

First of all, you need to understand how hard money interest rates work.  If you have a hard money loan at 12 percent annual interest, that’s 1 percent interest per month, and you pay as you go. So if you hold the property for 4 months, you pay 4 percent in interest. If you hold the property for 6 months you pay 6 percent in interest.

The faster you sell the property and pay off the hard money loan, the more you’ll maximize your profit on a fix and flip using a hard money loan.

3. Look out for “junk fees” and hidden fees that may be charged by your hard money lender.

Besides points that you’re going to pay as part of your loan fees, there are also “junk fees” associated with some hard money loans. Make sure you have a full list of all of the junk fees that are involved in your hard money loan. Also, read your loan documents. If you miss a payment, what is the default interest? If you are late on a payment, what is the late payment charge? Make sure you understand all the fees and hidden costs in your hard money loan before you sign on the dotted line. This will help maximize your profit.