How to Find Real Estate Investment Properties

Real estate investors know that a great property could yield great benefits. However, for new real estate investors, finding the perfect property may be a challenge. This guide focuses on ways new investors may be able to find their first investment property.

Investor Loan Source, a private money lending company, provides high-quality investment property loans to private real estate investors at the lowest costs possible. Our process for providing real estate investors with private lending is unique. We place emphasis on the hard asset and value of the collateral (property) and less on the borrower. Our asset-based real estate investment loan model means we can provide more money lending to more investors than is available from standard bank loan models. At Investor Loan Source, providing real estate investors hard money loans is our business; it’s all we do. We offer several business real estate loans products designed to serve a variety of investors and property profiles, including private money lending for properties to sell on owner finance.

To learn more about Investor Loan Source, visit our website or follow us on LinkedIn, Facebook, and Twitter. To apply for a loan, click HERE.

Deal Evaluation: What Makes a Deal a Good Deal?

By Tom Berry

When evaluating a real estate deal, you should always start with the end in mind. For example, with a single-family Fix and Flip, the end goal is selling that house. When you’re looking at a single-family deal you want to flip, always ask yourself, “What can I get out of this house and what is the end value going to be?” This is where real estate investors may make a mistake. Some investors will look at comps in the general area of the subject property. However, they are usually comparing their house to houses that are at a different level. You want to use comps that are of similar size and similar nature to determine what your house is going to sell for when it’s done.

Additionally, some investors use comps with a high-end fit and finish, but use their rehab budget or a very low-end fit and finish to calculate the value. You can’t put vinyl laminate floors in a house and expect to get the same ARV as a house down the street that has travertine or expensive wood floors. This also goes for kitchen countertops, appliances, etc. Use houses that are similar to how you’re going to make yours.

House Construction Framing Gradating Into Finished Kitchen Build.

The next step is evaluating the rehab budget. A huge challenge I see often when real estate investors look at their deal is that they calculate the ARV and then look at their rehab budget to find that the numbers don’t work. At this point, they don’t want to walk away from the deal, which they could do, and they don’t want to go back to the seller and try to renegotiate a better price on the house. Instead, they just cut the rehab budget and try to make the deal work. If you cut your rehab budget, you’re never going to reach your expected ARV. Cutting the budget just to try to make the numbers work on paper, might work on paper but it is not going to work in practice. Understand that the rehab will need to reach a certain level to hit your expected ARV.

After evaluating the price of the home and the rehab budget, most people think we’re done with an evaluation. The truth is that we are not done! There are other costs that we call hidden costs. A great example of hidden costs would be the holding cost. The holding cost includes the cost for an investor to own this project until it is sold. These hidden costs include interest, property taxes, property insurance, utilities, and lawn care. As a real estate investor, you must pay those bills the whole time you hold that property. All these costs add up. Before buying a house, it is important to calculate the monthly holding cost. This is done by adding up the monthly cost and dividing by 30 to get the daily cost of holding a property.

What does this do? It puts a sense of urgency on the investor to get in and out as quickly as possible.

Lastly, it is important to ask yourself the following questions:

Are you going to need permits?
Are you going to need plans?
When can contractors start?
When will you be ready for contractors?

It is important to realistically evaluate how long it will take to rehab, market, and close on the project. There are a lot of steps to take, and those steps take time and money.

Hopefully, this gives you greater insight into what it takes to evaluate a single-family fix and flip deal. As always, if you have a project and you’d like for us to help you with your hard money and private money needs, reach out to us today at 409-735-6267.

2022 Economic Update

Tom Berry, Co-Founder and CEO of Investor Loan Source, recently shared valuable information at the Wealth Club’s March Meeting. He shared his thoughts on what to expect with the recent changes in our economy and how those changes may affect real estate investors. Click the video below to view the entire presentation.

To learn more about Investor Loan Source, visit our website or follow us on LinkedIn, Facebook, and Twitter. To apply for a loan, click HERE.

How to Choose the Right Real Estate Investment Loan

Most successful real estate investors understand that it takes time to achieve a return on their investments. The world of real estate can be filled with many unexpected twists and turns. However, choosing the right real estate investment loan may improve the possibility of great profits. Patience is key when building a lucrative portfolio. Keep reading to learn how common mistakes can be avoided to achieve long-term success.

Be Sure to Run the Numbers

Before applying for a real estate loan, run the numbers to determine your profit margin. It is important to understand how much is needed to put into the property. For example, the property may stay on the market longer than anticipated. This could lead to a delay in paying off the loan. Many first-time investors may lose money on their investment because they didn’t prepare ahead of time. This could be avoided if an investor plans for this type of situation.

Have Enough Cash Reserves

Unforeseen expenses such as unplanned vacancies, make-ready costs, damages and maintenance are just a few of the unexpected costs to consider when investing in real estate. Ensuring that you have sufficient funds set aside for each property to cover these costs is one factor in being successful.

Research Your Lending Options

Many first-time real estate investors start their search for funding by applying for a loan from their bank or a traditional mortgage company. They may soon discover that the process may not be as easy as anticipated. Conventional lenders may view investment property real estate transactions as risky and there might be significant requirements in addition to a large down payment.

Private money lenders, like Investor Loan Source, understand real estate investing. Therefore, the funding may be quicker, and the rate of approval may be higher.

Closing Thoughts

Real estate investing offers the opportunity for sustainable growth and financial freedom. Starting small and starting with the right information could set you up for long-term success. A little research and planning can go a long way when working to achieve your real estate investment goals.

The information provided is not investment, tax, financial or legal advice. Consult with a licensed professional.

To learn more about Investor Loan Source, visit our website or follow us on LinkedIn, Facebook, and Twitter. To apply for a loan, click HERE.

How to Flip a House

House flipping sounds like an easy and straightforward concept. But there is much more to finding a cheap house, purchasing it, and selling it for a profit. If it were that easy, the market would be over-saturated with house flipping real estate investors. A great deal of work goes into successfully flipping houses. Here are a few tips to consider before getting started.

Research Your Local Real Estate Market

Before purchasing a property to flip, it is important to know if your property is in an area where people want to live. Is it in an up-and-coming neighborhood? Is it in an area where people want to live? Thinking about these factors could determine your success or failure. No fix and flip investor wants the burden of a property that doesn’t sell. The objective is to flip quickly and understanding the market is an important factor in making sure that happens.

Examine Your Options for Financing

After researching the market and finding a property, now it is time to finance the deal. There are many ways to finance a real estate project. If an investor has enough cash on hand, they may fund the deal themselves. Leveraging may be an option for an investor that has equity in a property that they already own. Additionally, a hard money loan can be a great option for someone who wishes to fix and flip a property.

Know the Cost

Depending on the property, the cost to repair a home for reselling can rise very quickly. One key factor to success can be knowing what repairs and improvements will add value to the property. Landscaping, upgrading appliances, and painting the exterior are just a few things to consider when preparing a fix and flip for reselling. Many real estate investors save money by making small repairs themselves while others prefer to hire contractors to do the work. Regardless of how the improvements are made, it is imperative that the work adds value.

Final Thoughts

Flipping houses does not come without risks. However, when informed decisions are made, the return on investment can be rewarding. Always perform due diligence and consult financial and legal professionals for sound advice.

The information provided is not investment, tax, financial or legal advice. Consult with a licensed professional.

Do you know the difference between a BPO, Appraisal, and Assessed Value?

Estimating the value of a property is an essential part of real estate investing. Depending on who you ask, why you ask, and for what purpose, you may get different answers. Whether your next purchase is for a fix-n-flip or a rental property, arm yourself with knowledge so you can be prepared to provide the valuation needed for your next deal!

Brokers Price Opinion (BPO) – Less expensive and comprehensive than an appraisal, and based primarily on predictive data. The BPO is a real estate broker or sale agent’s opinion of a property’s value and is often used to set the sale price of a property. It is rarely allowed as a substitute for an actual appraisal and can be thought of as more of a starting point.

Appraisals – An unbiased opinion of value given by a licensed or certified appraiser, and based on historical data. Mostly used to determine market value by verifying that an appropriate price is set given the condition, location, and features of a property. This is often required by the lender when a mortgage is involved to buy, sell, or refinance a property.

There are three basic approaches used in appraisals to determine a property’s value:

Sales Comparison Approach: an estimate derived from similar properties, known as comparables or comps, that have been sold within the last year under typical market conditions and within a certain distance from the subject property. Typically, at least three or four examples must be used to give a good valuation.

Cost Approach: Based on an assumption that buyers will not pay more for a property than it will cost them to build a similar property from scratch. The property value is determined by:

Cost of Land + Cost of Construction – Depreciation

This is the most common valuation to determine the price for unique buildings such as churches and schools, and residential properties that do not generate income.

Income Capital Approach: Assigns a value based on the estimated returns of a property using the formula:

Market Value = Net Operating Income / Capitalization Rate

Assessed Value – The dollar value of a property, assigned by a municipal property assessor to determine property taxes. Comparable home sales, location, square footage, quality, and market conditions, among many other factors, can heavily influence this determination. This assessment is usually calculated at a percentage of the Fair Market Value (FMV) which is updated periodically and may be disputed by the owner.

As you can see each valuation has its time and place. While the Brokers’ Price Opinion can be used to set the sale price on your home it should not be relied upon as a buyer of investment properties. Most lenders will require an appraisal to be done which is a much more in-depth estimate of value, while the assessed value should be considered when factoring your property taxes into the DSCR and cost analysis.

Finding a team of real estate professionals that you can lean on for guidance is essential to success starting with a lender you can trust. Discover the Investor Loan Source difference today!

Investor Loan Source, a hard money lending company, provides high-quality investment property loans to private real estate investors at the lowest costs possible. Our process for providing real estate investors with private lending is unique. We place emphasis on the hard asset and value of the collateral (property) and less on the borrower. Our asset-based real estate investment loan model means we can provide more money lending to more investors than is available from standard bank loan models. At Investor Loan Source, providing real estate investors hard money loans is our business; it’s all we do. We offer several business real estate loans products designed to serve a variety of investors and property profiles, including hard money lending for properties to sell on owner finance.

To learn more about Investor Loan Source, visit our website or follow us on LinkedIn, Facebook, and Twitter. To apply for a loan, click HERE.

Mortgage vs. Deed of Trust: What is the Difference?

Why does it Matter?

*We do not offer legal advice, please consult a professional

When a borrower receives a loan to buy real estate, he/she agrees to pay the lender a certain amount of money according to the terms of the promissory note. To secure this debt the lender will require either a Mortgage or Deed of Trust instrument. This is primarily determined by the state you live in and will heavily influence the foreclosure process. It is extremely important for every real estate investor to understand the rules and instruments their state uses.

The main difference between a Mortgage and a Deed of Trust is that the Mortgage document lists only the borrower and the lender as interested parties, while the Deed of Trust instrument adds a third person titled as the Trustee.

Mortgage

When a Mortgage is used to secure real estate, the loan must be completely repaid before it can be sold. The lender will hold the lien for the property until the borrower has satisfied the loan agreement. In Mortgage States (aka Lien Theory States), the lender can begin foreclosure when the borrower defaults on his/her loan. However, the lender will need to file a lawsuit to begin the foreclosure proceedings and the entire process must go through the courts, beginning with the filing of Lis Pendens. This is known as a Judicial Foreclosure and can prove to be quite costly and time-consuming (often six months or more!).

Deed of Trust

When a Deed of Trust is used, the courts can be bypassed. Instead, a Trustee will be appointed within the document at closing. The borrower transfers title to the Trustee for the benefit of the lender and remains in trust until the note is paid off. In the case of default, the Trustee is responsible for starting the foreclosure process. Often, the first step of this process is the filing of an Appointment of Substitute Trustee because the original named trustee is not local to the property. This is known as a Non-Judicial Foreclosure and generally requires less time to complete (sometimes as little as two months).

Real estate can be a lucrative investment, but it is imperative that you, as an investor, know the laws of your land. Understanding the documents and legal procedures used in real estate transactions for your state can help better prepare you for any situation that may arise. Finding a lender you can trust and building a knowledgeable team will prove its worth time and time again.

To learn more about Investor Loan Source, visit our website or follow us on LinkedIn, Facebook, and Twitter. To apply for a loan, click HERE.

How to Add Value to Investment Properties

Everyone wants to get the most BANG for their buck when it comes to real estate investing, but where to start can be overwhelming. Luckily, there are a few simple things you can do to accomplish just that and increase the value of your fix and flip property.

Add a fresh coat of paint.

The older your property is the more likely it will need a new paint job inside and out. Stick to neutral colors, as the majority of people may not share the previous owners love of red walls. A dove, oatmeal, or cream color are great choices for inside as they go well with most décor. A lighter color will also make your interior rooms appear larger.

If your interior is covered in dark wood paneling, consider removing it. This trend went out in the 70’s and we can say, “good riddance!” Another option would be to paint over it. Many beautiful renovations choose a soft neutral white to brighten the space. Pair it with a light beige or gray on the walls and it will look beautiful, while staying within budget.

For the exterior, power washing can do wonders and remove years of dirt and grime. If a new paint job is in order, then do not hesitate. You can also consider replacing exterior doors and doing some simple landscaping – at the very least mow the yard. This will help your curb appeal and entice buyers.

Trash the carpet?

Flooring decisions should be based on the condition of the flooring, the price range of the home, and your budget. First, check under the carpet to make sure you do not already have wood floors. You may luck out. If you do, a quick refinish can save you a ton of money.

Consider keeping existing floors if they are in good condition and are consistent with what buyers expect and demand in that particular market and price range. If you do trash the carpet, be sure to select a flooring option that is within your budget and will add value to the property. For example, you don’t want to blow your budget and install premium hardwood floors in a home that you plan to sell for $100,000. Manufactured wood, tile and/or carpet may be the better option.

Upgrade light fixtures.

Outdated light fixtures can easily date your home. Conduct a quick web search to find more appealing options that will modernize the space. This quick fix can change the entire tone of a room and is well worth it.

Also, consider changing out your light switch and outlet coverings. If your electrical allows for it see if you can install a dimmer.

Upgrade the appliances.

Stainless steel, matching, and energy efficient appliances can help increase the value of your property. If you find dents on the doors to your appliances consider replacing just the door.

Consider bathroom upgrades.

If you can add another bathroom, do it. Even a half-bath can increase your home value by 10% +/- in some areas. If that is not in the cards, focus on updating the ones you have. Regrouting the tile, removing the tacky wallpaper and replacing old shower fixtures can do wonders for your space. Opt for a new vanity, frame the mirror, build a vanity – the options are endless and all will help the home show better.

Add a bedroom.

Another way to add value to the home is adding bedrooms. This may not always be an option, but there are ways to add bedrooms without adding square footage to the home. One idea is to turn an existing study into a bedroom by adding a closet. This can be an easy alternative that adds significant value to your investment without breaking the bank.

Don’t forget to deep clean.

This should be common sense and part of everyone’s rehab process. A little elbow grease never hurt anyone and if you simply just do not have the time, consider hiring professional cleaning service. Otherwise, a dirty home may be a red flag for prospective buyers who may assume that the home was not well taken care of. Be sure to remove stains from the carpet (if you decided to keep them), make sure your bathrooms are mold and mildew free, clean the baseboards, etc.

Upgrade the kitchen cabinets.

Depending on your budget and condition of your existing cabinets, you may not need to completely replace them. Consider splashing a new coat of paint on them and replacing the door pulls. This simple step will help to update your kitchen in a major way.

Replace windows.

Replacing older windows will give you the chance to update the look of your home. Be sure to opt for energy efficient options, as this will significantly add value to your investment project.

Remember that you do not have to do it all. Chances are you have some major big-ticket items that must be taken care of first. When considering rehab, especially the cosmetic stuff, always consider your target buyer, location, and budget. If your rehab is in a lower income area you may want to skip the fancy modern light fixtures no matter how good of a deal you get on them. Prioritize and spend money on what matters.

Talk with industry professionals about the right updates for your project. Discussing these options with a hard money lender you can trust will help ensure you make choices that will increase the value of your real estate investment, without blowing the budget. Be sure to include a contingency in your scope of work to help cover unexpected expenses and stick to your budget. Many new flippers get wrapped up in the fun of cosmetic upgrades opting for unnecessary improvements and imposing their personal style preferences. Always remember that your fix and flip property is an investment, not your forever home. Focus on what matters and choose the best renovations for resale.

To learn more about Investor Loan Source, visit our website or follow us on LinkedIn, Facebook, and Twitter. To apply for a loan, click HERE.

New Year’s Resolutions for Real Estate Investors

A new year is the perfect time to reflect on the past year and celebrate your achievements, identify areas with room for improvement, learn from the setbacks and move forward. It’s also the perfect time to set new goals and come up with attainable resolutions both personally and professionally. For real estate investors looking to grow their business and achieve financial success, setting new, tangible goals is imperative.

For many of us, 2020 seemed to drag on due to COVID scares and shut-downs. It came with many speed-bumps, hurdles and other uncertainties and discouraging events. Ready for 2021? We all are. Here are some useful resolution ideas to help this year be a more lucrative one for your real estate investment business.

Work to Increase Your Return on Investment

For new real estate investors, this means staying focused on finding opportunities with low risk and high profit. Looking at your expenditures, monthly and yearly costs to see if there are areas you could save money is critical for both seasoned and newer investors. One easy step is to ensure you aren’t overpaying for utility services. Another is to review rental rates on a regular basis to be sure you are charging rent consistent with the local market. Smart investors will also learn how to efficiently schedule contractors, pre-apply for permits, pre-order supplies and aggressively price and market their properties for quick sale. Each day saved equates to less money towed to your lender in interest. Evaluating the cash coming in and the amount of cash going out regularly will help you identify ways to increase your return on investment.

Mix Up Your Strategy to Find New Properties

Using MLS may be easy, but it won’t usually allow you to get ahead of your competition in finding hot investment properties first. Consider hitting the streets in your car to find for sale by owner signs this year. Focus on networking and growing your contact list. Be sure to include realtors, investors and contractors. A good contact list may help you learn about new foreclosures and opportunities before anyone else.

Improve Your Time Management

Improving your time management can help you both personally and professionally. Consider waking up an hour earlier each day and setting that time aside to answer emails and planning your daily list of items to get done that day. Stay focused on accomplishing that to-do list before you get sidetracked. You may find that you get more done in the day if you plan it out carefully. For those that simply don’t time for the more mundane tasks of answering emails and making phone calls, think about hiring a virtual assistant to help free up your time for tasks that could be used for making investment deals.

Improve Your Marketing Strategies

Thoroughly planned marketing improvements will generally lead to a more profitable investment business. If you are not on the social media bandwagon, hop on in 2021! If you already have a social media presence, set a goal of increasing your followers by 10% this year. Streamlining your websites, direct mail and mass email can all also help you grow your business.

Refine Your Investment Portfolio

Last year you may have found your niche. Now is the time evaluate your portfolio and identify properties that just don’t fit anymore. Or maybe you’d like to diversify your portfolio and invest in single family notes. Look over your portfolio and plan how you want your portfolio to grow this year. Decide which markets you’d like to explore. Carefully planning your strategy and talking with your investment advisor will help you refine your portfolio successfully.

Learn Something New

Personal growth can be achieved through learning something new and expanding your knowledge. Interested in learning more about commercial real estate investing? Join an in-person or online group or attend webinars. Take a course or read a book about something you’ve always wanted to learn. The possibilities are endless. Hopefully you’ll enjoy the process as well.

Improve Yourself

Need to drop 10 or 20 pounds? Want to exercise more? Stay committed by joining a health club, or sharing the goal with a friend or fitness group. Stay more organized this year by using a planner, app on your phone or cleaning out your office. Communicating proactively and more often is also a great resolution that will also help you as an investor. Improving yourself can reduce your stress level and lead to a more positive 2021. Decide what areas of your life are bringing you down or need the most improvement and focus on that. You will thank yourself later.

Most resolutions are easy to set and harder to keep. The key is making small improvements each day. Whatever went wrong in 2020, learn from that and move on. Don’t let the past hold you down. You have a cleaner slate and a fresh opportunity to build a better real estate investment business and ultimately a better you. Ready to dominate in 2021?

Having a great lender to partner with you in 2021 is essential. Let Investor Loan Source help you by walking you through our loan products. Contact us at 409-735-6267 if you have questions or email our loan specialists at [email protected] for more information.

To learn more about Investor Loan Source, visit our website or follow us on LinkedIn, Facebook, and Twitter. To apply for a loan, click HERE.

House Flipping 101

Whether you’re looking for a new career or just a way to make money on the side, flipping houses can be profitable and rewarding if done right. In 2019 approximately 245,864 homes were flipped in the United States. The median gross flipping profit on home flips in the fourth quarter of 2019 was $62,500. Sounds like a great way to make money, right? You’ve seen it on tv shows, but there is more to learn and understand.

What exactly is house flipping?

Flipping houses is when an investor purchases a property with the intention of fixing it up and quickly reselling it. Most homebuyers want a move-in ready home, so flippers often buy properties that most buyers aren’t able or willing to renovate. The key is finding the right property and flipping it fast.

It can also refer to purchasing and reselling properties in a market where home values are on the rise. In this case, a real estate investor may spot a foreclosure or low-priced home, purchase it and wait a few months until home prices increase. They will then re-list it at a higher price and sell it for a profit.

Ready to get started? Read on to learn about the important steps to take when starting out.

1. Research a range of markets.

How much money will you have to work with? $20,000 will not help you invest in areas with an average sales price of $800,000. Your budget will help you narrow your options. If your hometown is outrageously expensive, consider investing in areas further away, especially ones with rising home prices and strong demand.

2. Set a budget and a business plan.

Every good entrepreneur needs a plan. What amount are you comfortable investing? How big of a renovation project are you up for? All of these things need to be considered when making your plan.

3. Line up your financing BEFORE you need it.

The best deals out there will be snatched up quickly. Make sure you are already pre-approved and have a lender lined up who can finance your deal before you look at properties. You don’t want to miss out on a hot property with huge profit potential. Investor Loan Source can help you with a fix and flip loan. Visit us online to learn more or better yet, apply online today!

4. Build your network of contractors.

It is important to have a team of contractors that you can depend on. You will likely need general contractors, electricians, roofers, plumbers, painters, HVAC experts and well-rounded handymen at some point while flipping houses. Begin building your network ahead of time to avoid stress and delays – time is money in this business.

5. Find a house to flip.

One of the most important aspects of flipping houses is being able to find good deals. It is important to find homes that are not only priced below value, but with wide enough margins to cover your many expenses. For help finding on-market deals you can work with a realtor. For help finding off-market deals you may want to consider working with wholesalers or beginning a direct mail campaign. Patience is often key when finding houses to flip.

6. Buy the house.

As soon as your contract is accepted, you will want to hire a home inspector to ensure the home is structurally sound and the mechanical systems are in good working order. A thorough home inspection will likely take several hours and is critical in ensuring the home will not come with expensive surprises. After the inspection, walk the home with your chosen contractors so you can properly prepare for the next important step.

7. Renovate the property.

Every month that goes by comes with interest and carrying costs – utilities, taxes, insurance and other expenses. The faster you can complete renovations, the faster you can sell it! Be sure to make repairs and upgrades to the home that will add value to the property. Don’t overdo it. Adding high-end, expensive countertops to an $80,000 property is probably not necessary and could eat away your profits. Stick to your budget and timeline.

8. Sell it!

This step is often the easiest if you’ve made the right renovations and priced the home correctly. It’s also the funnest as it entails reaping the profits of your hard work and planning!

Learning how to flip houses can be overwhelming. Lean on experts – your lender, contractors, home inspectors and realtors. Network with other house flippers. Most experienced house flippers have learned from their mistakes and will be happy to share tips on what to do and what to avoid when investing in homes in need of repairs. Building a strong network and planning ahead will help you set yourself up for success.

Need a fix and flip loan for your investment property? Contact Investor Loan Source at 409-735-6267 or visit our website and get pre-approved today!

Receive Download

Be Sure to Run the Numbers

Have Enough Cash Reserves

Research Your Lending Options

Closing Thoughts

Why does it Matter?

Mortgage

Deed of Trust