Setabay Private Hard Money Lender

Thursday, May 16, 2019

HOW CAN ARIZONA HARD MONEY HELP?

We have all made bad decisions in our lives; and the majority of these decisions most likely were finance related. And, unfortunately many times this will affect your credit. Does that mean you are destined to live paycheck to paycheck? Does it mean you will always be working your finger to the bone for someone else?

No, it does not. What is does in fact mean is that getting to the top may pose a harder challenge as your peers without credit issues. It means you will have to think outside the box. You may be forced to take a different path to success than you originally envisioned yourself taking. So, to reach your dreams you need three things: a dream, a good work ethic and money. Well, the first two sound relatively easy, but the third? That’s the wall many of us face when trying to build our dreams.

Do you want to buy a house? Have you thought about joining the real estate investing game? Or, do you want to start your own brick and mortar business? All of these ventures require a lot of money; which requires financing. So, where do you go? The bank! Oh, wait a bank won’t finance you. Right there is where the vast majority of dreamers give up. They give up and settle for mediocre jobs and live paycheck to paycheck. However, you don’t have give up. A hard money lender can help you.

ALL ABOUT ARIZONA HARD MONEY

You may have heard of Arizona hard money lenders. They are also referred to as private money lenders. They are organizations or individuals that are willing to loan their money to projects that they believe will make them a profit. They are simply investors. However, they invest using the real estate to back the loan instead of the borrower’s credit. Your loan amount will be based on the value of the property used as collateral.

Let’s take a fix and flip as an example. A borrower finds a home that is in need of a little TLC. They buy the property, rehab it and sell it for much more than the original purchase price. Even with outstanding credit most real estate investors use hard money for these projects for a variety of reasons. Borrowers receive approval and funding in less than two weeks. Approval is very easy; there won’t be hundreds of documents to find and send in only to be asked to send more verification and proof of assets, taxes and so on. And, these are short-term loans that typically do not carry early payment penalties.

You may be asking yourself, “how does this work?” It’s surprisingly simple. Let us go back to that fix and flip. You find that house that needs some love. It’s purchase price is $100,000. You contact a hard money lender that will advise you on what they need from you. One thing they will need is an appraisal to determine the ARV (After Repair Value). The ARV is what the loan amount will be based off. After the appraiser looks at the home they determine after the rehab the house will be worth $175,000. Your hard money lender will typically finance up to 70% ARV. In this case the amount would be $122,500. That is $22,500 more than the purchase price. You will keep that amount to rehab the property. Now, there is a chance that you will require more than $22,500. Good news! Your hard money lender will finance more for repairs.

Many people have a bad association with the term hard money lender.

These are just regular people that have money that are willing to look past your financial situation in order to make both you and themselves a profit.

Dennis Dahlber Broker Ri CEO Level 4 Funding LLC Dennis Dahlberg
Broker/RI/CEO/MLO
Level 4 Funding LLC
Hard Money Lender
Hard Money Loans
Hard Money Loan
Arizona Tel: (623) 582-4444
Texas Tel: (512) 516-1177
Dennis@level4funding.com
Dennis Dahlberg Broker/RI/CEO

About the Author: Dennis has been working in the real estate industry in some capacity for the last 40 years. He purchased his first property when he was just 18 years old. He quickly learned about the amazing investment opportunities provided by trust deed investing and hard money loans. His desire to help others make money in real estate investing led him to specialize in alternative funding for real estate investors who may have trouble getting a traditional bank loan. Dennis is passionate about alternative funding sources and sharing his knowledge with others to help make their dreams come true. Dennis has been married to his wonderful wife for 43 years. They have 2 beautiful daughters 5 amazing grandchildren. Dennis has been an Arizona resident for the past 40 years.

Wednesday, May 15, 2019

DOES ARIZONA COMMERCIAL HARD MONEY WORK?

It is very possible to finance commercial real estate when conventional banks deny financing. This article will arm you with the knowledge necessary to gain financing through a hard money lender.

The first thing a borrower must understand is exactly what a Arizona commercial hard money loan is. It is a non-conventional loan. There are many specific situations in where conventional lenders will not finance due to the strict government regulations. A hard money loan is an asset based loan that is secured by the equity of the property. It is called hard money because it is secured by a hard asset— real estate

There are so many situations where it makes great financial sense to purchase property, but either because of the government regulations or poor credit a traditional loan cannot be approved. For example; there is a fourplex and the asking purchase price is $200,000. It is in pretty bad shape and will require quite a bit of rehab. There are two units vacant; which makes the occupancy rate 50%. It has been appraised and after repairs the assessor firmly believes the value will increase to $400,000. However, a traditional lender will not approve this loan because the fourplex is not producing enough income. A hard money lender, however will view it very differently. A hard money lender will always take a pragmatic approach and ask themselves, “does this make sense?” If it makes financial sense the lender will finance the project and put little emphasis on the borrower’s financial history.

GETTING A ARIZONA COMMERCIAL HARD MONEY LOAN

In this situation typically the hard money lender will finance between 60% to 70% of the purchase price and 100% of fees and rehab costs. Let’s take this $200,000 fourplex at 70% of the purchase price. The borrower will be approved for a minimum of $140,000 and 100% of any repairs and fees. This may leave the borrower needing additional financing through other sources or using their own cash. In this case the borrower would need approximately $60,000. Once the fourplex is completely rehabbed the borrower has choices: rent out the fourplex at 100% occupancy and stabilize the investment and find more conventional financing or sell the property making a nice profit.

Hard money is not suitable for long-term financing. Typically, an investor uses the funds to either flip the property or to stabilize the profit in the property and gain more traditional financing. Using a hard money lender aids an investor in obtaining the property because of the quick available financing.

If a bank says, no-a hard money lender can still say, yes.

Because of the rigid guidelines set on conventional lending institutions it is much harder to get approved for a conventional commercial loan. Hard money lenders have much more flexibility and do not have to adhere to all the strict regulations their conventional counterparts are required.

EVERYTHING YOU NEED TO KNOW ABOUT ARIZONA HARD MONEY LENDERS

Arizona hard money lenders have more freedom than conventional lending institutions. They are not regulated in the same capacity as banks and credit unions are. When determining if you would benefit from a hard money loan you need be aware of all the pros and cons.

Arizona hard money lenders take a practical approach to lending. They base their approval decisions on the property and the proposed deal. The borrower’s financial history is much less relevant to their decision. Assessing the property consists of looking at the value of comparable properties in the same area. These are called comps. After estimating the after repair value (ARV) they will typically finance 60 -75% of the ARV.

Most hard money loans are given to real estate investors working on a fix and flip property. The general loan structure makes it ideal for an investor that has 25-30% of the loan as a down payment. However, working with the right hard money lender in the right situation may determine that the borrower needs less of a down payment; and possibly no money down at all.

STEPS TO GETTING STARTED WITH AN ARIZONA HARD MONEY LOAN

Many investors prefer to work with a hard money lender over a conventional lender due to the relatively simple process. Working with a conventional lender is a much longer process and can very possibly stop an investor from ever getting started on their project. Banks that go through Fannie Mae or Freddie Mac approve loans based on completely different criteria. They will run through a borrower’s financial history with a fine-tooth comb. Banks look at everything from credit score to debt-to-income ratio to the borrower’s collateral.

A hard money loan typically takes 24 to 48 hours for approval and financing with two weeks. This is a lifesaver to investors who are competing with all-cash buyers. Traditional banks take anywhere from 30-90 days to close on a loan. Waiting thirty days for your money can easily result in a lost deal. Both real estate developers and investors choose hard money because the market does not wait on anyone. If an opportunity presents itself, an investor or developer needs money as soon as possible.

Hard money loans have higher interest rates than conventional financing. These rates typically run anywhere from 7.5% to 15%. Hard money loans do impose a higher interest rate than a conventional loan. However, these are short-term loans; generally 12 month to 3 years terms. These loans are interest only loans with a balloon payment due at the end of the loan term. Hard money loans typically do not impose an early payment penalty.

Hard money loans are the best choice for real estate investors and developers.

Hard money loans can work in any situation. However, for investors and developers who need fast cash and an easy application there is no quicker or simpler way to fund your project. Hard money loans can benefit many different situations. Please contact us to see if a hard money loan can work for you at level4funding.com

CAN I GET A HARD MONEY LOAN FOR COMMERCIAL REAL ESTATE WITH 100% LTV?

Yes, you can. 100% financing is rare in commercial real estate deals, but much more common in residential real estate investing, particularly in fix and flip deals.

There is a chance for 100% financing in almost any real estate deal because nothing is ever impossible. Typically, these deals tend to be approved for seasoned property investors. However, getting approval on a commercial fix and flip with 100% LTV is much more feasible.

Commercial fix and flip loans are simply loans that allow real estate investors purchase a distressed property, fix it up and then sell the property for a profit. These are generally shorter term loans ranging from 6 months to 36 months. Typically, banks will not lend funds to purchase and repair these properties because there is too great of a risk of default. An Arizona Hard Money Lender can finance both the purchase price and the repairs.

LTV is the loan to value ratio. Loan to value ratio is a financial term used to express the ratio of a loan to the value of an asset purchased. When searching for an Arizona Hard Money Lender you will discover that each are unique. Some have higher interest rates. Others require less points. And, others such as Level 4 Funding specialize in servicing fix and flip loans that will include financing the property and any rehab funding. You will receive rehab funding through draws. A draw is money that will be used for specific issues being rehabbed in the property. Typically, a rehab will be assessed and the funds will be directly given to the investor to make said repairs.

WHAT LENDERS WANT TO SEE

Generally, lenders want to see borrowers have some skin in the game. You may see a handful that require no money down and are content with the borrower playing a different role in the project. It is more common to see lenders require at least 10%-20% of the purchase price. Once the purchase transaction is closed, it is more common to see lenders provide 100% of the renovation or construction costs. The more experience an investor has, the more comfortable a lender is working with them and the better loan terms will become.

It is also more common to see a lender loan 70% ARV (after rehab value) than 100% LTV. The ARV is what the property most likely will sell for after the investor has fixed it up. This can still equal 100% financing of the project. For example, a property’s purchase price is $51,000 and it’s ARV is $73,000. Seventy percent of $73,000 is $51,100. The purchase price is $51,000. Done. But, what about repairs? That is simple; the repairs will be paid in draws. Using these calculations the investor would not require any out of pocket money. Of course there may be other rates and fees included.

It is not common to receive 100% financing for an Arizona commercial real estate deal, but it is possible.

Whether it works using LTV or ARV, it can work. When speaking to an Arizona Hard Money Lender it is advised you inquire about different financing options and determine what work best for your unique situation.

Tuesday, May 14, 2019

WHAT IS TRUST DEED INVESTING?

You may be asking yourself what is trust deed investment. Trust-deed investments have been around quite a long time.

Trust deed investing means investing in loans that are secured by real estate. These are typically short-term loans offered to real estate investors. Investors buy properties at low prices and fix them up, reselling them for a profit. These investments are referred to as fix and flip properties. Banks are uncomfortable to lend on fix and flip properties due to the larger risk. Currently, banks are unable to lend unless the property and borrower fit a strict criteria. Because of this real estate investors have to find alternative financing.

A trust deed investment company (TDIC) offers investments in collateral-backed property loans. TDICs lend to borrowers that are unable to obtain financing with a conventional lending institution. TDICs are also referred to as hard money loans. The collateral that backs them is typically real estate. Requirements for TDICs varies from state to state. Unlike banks that have to follow rigid federal guidelines for lending, TDICs only have licensing requirements that vary from state to state.

WHAT IS THE BENEFIT OF TRUST DEED INVESTING?

Trust deed loans can benefit commercial mortgage borrowers in need of a bridge loan. This investing can provide fantastic returns when the investor is clear on the process. Typically, private investment in trust deeds yields returns between and 8% and 15%. Not too shabby.

However, investors need to consider various opportunity costs when making a trust deed investment. The most important considerations are the concepts of control and liquidity. Unlike stocks, trust deeds give investors more control of the investment. Typically, the investor can pick the loan. They are also allowed to set and price their investment.

Trust deed loans seem almost foreign to an investor, but everyone is aware of the concept. People get a house; they get a loan from the bank. The person or entity that hold the mortgage is the trust deed. So, in essence investing in trust deeds is simply the person who holds the mortgage on the house.

There is important paperwork that goes along with the trust deed. One of them is a trust deed. The trust deed paperwork gets recorded. The promissory note is the terms that are basically attached to the trust deed. In the promissory note it will include thing such as interest rate, how long the note is for, the monthly payments and so on. The trust deed also makes it so that the property can never be sold without you being involved. When you are involved in a trust deed there are different roles being played. There is a trustor, a trustee and a beneficiary. The trustor is the person borrowing the money and making the payments. The trustee is the entity or person who has control over the paperwork. The beneficiary is the person lending the money.

When you get involved in a trust deed investment you will likely see a borrower other than an individual.

Generally, business owners are borrowing in this manner. There are benefits of not borrowing money in your name, but as an entity or corporation instead. One reason is if you have multiple properties and you would prefer keeping that private, because that is public information. There are also tax advantages, as well. There are many benefits to trust deed investments.

HOW TO GET STARTED IN REAL ESTATE EVEN IF YOU HAVE BAD CREDIT

So, you want to become a real estate investor, but there is one problem. You have bad credit. Most people have made bad choices when it comes to finances. Those choices can haunt you for a very long time. What can you do about this issue?

To ever be financially free you have to raise your FICO score. Maybe you have had a foreclose or gone through bankruptcy. Maybe you accepted a ton of credit cards while in college and maxed them out, while never paying them back. Regardless of why you have bad credit you can still be a part of the real estate investing world.

An Arizona Hard Money Lender can look past your negative financial past and approve a loan to get started. But, why would an Arizona Hard Money Lender loan you money with bad credit when a bank won’t? The answer is because an Arizona Hard Money Lender is an asset-based lender. This means they are lending on the real estate as collateral. When making a decision a traditional lender looks at the 4 C’s: credit, collateral, character and cash. An Arizona Hard Money Lender focuses more on collateral and character.

When you are looking at hard money lenders and the options you have, make sure you know what the minimum credit score is of that particular hard money lender. There are some hard money lenders that do require a minimum credit score requirement. Make sure you find out the minimum score before investing too much time on the application and process. Because hard money lenders do not have to follow the strict federal guidelines they can establish their own credit requirements.

WHAT DOES AN ARIZONA HARD MONEY LENDER NEED FROM ME?

The step you should take is find a lender that you are comfortable with and that has pre approved you. Then, look at property. Lots of properties. Hard money lenders generally prefer to loan in the geographic area in where they work or reside. Find a property that you can afford to make the interest-only payments.

An Arizona Hard Money Lender will need a Letter of Intent (LOI) signed by you, the borrower. The purpose of a LOI for a hard money loan is to provide a quick means to be sure that both the borrower and lender are on the same page. It is not a legally binding document, but it does help avoid any miscommunications or misunderstandings.

An Arizona Hard Money Lender will require some documentation from the borrower. Typical loan documents required for a hard money loan include: past tax returns, proof of income and a Note and Deed of trust. Some lenders want to see a business plan. Each lender is unique and will require different documentation.

Bad credit can make life difficult. If you have ever considered becoming a real estate investor look into hard money lending.

Once you begin working with a lender and you trust one another you may see a decrease in interest rates. When you have established a working and personal relationship with your lender investing becomes easier. The biggest difference between banks and hard money lenders is the personal relationship you form