10 Questions Real Estate Investors Must Ask Private Money Lenders

Private lending is a financing solution for real estate investors to use for rental properties, rehab financing, fix and flips and even commercial bridge loans. Finding the right lender to meet your needs is not always easy. Here are 10 questions to ask when searching for the right lender for your real estate investment business.

1. What loan products Do You Offer?

Many investors have different types of properties in their real estate investment portfolio. It’s essential to find a lender that has unique products to fit your unique needs. At Investor Loan Source, we offer a wide variety of loans – fix and flip, rental, and commercial loans to help grow your business.

2. What are your interest rates and how many points do you charge?

Points and interest rates vary across regions and by lender. The type of loan is an important determining factor. For instance, fix and flip loan interest rates are often higher than rates for purchasing a rental property to buy and hold. The riskiness of the project also affects the interest rate. In general, hard money loan rates are higher than traditional mortgage loans due to the risk involved. In both traditional loans and hard money loans, interest rates and points charged vary based on a borrower’s credit history.

3. What loan to value of the after repair value are you able to offer?

Hard money lenders make loans based on the after repair value (ARV) of the property. The loan to value ratio (LTV) of the (ARV) is the loan amount the lender will allow based on the renovated value of the property. This ratio can vary from lender to lender. The LTV/ARV percentage will also vary based on the property type and age. It’s essential that you find out the answer to this question early to avoid having to find a different lender or rule out a property.

4. Do you work with customers with less than perfect credit?

Many investors worry they may not qualify for a loan if they don’t have a high credit score. The good news is that many hard money lenders usually lend based on the project and property itself vs. the buyer’s creditworthiness. This is a great resource for buyers who have had some issues on their credit history. However, it’s important for you to ask if the lender requires a minimum credit score. Your rate and points charged may be affected by this, but hard money lenders most likely will not turn you down based on your credit score alone.

5. How long will it take to fund my loan after my application is complete?

Time is money in the real estate investment business. Hard money lenders should be able to approve and fund a loan within 2 weeks. Some lenders may fund deals within 3-5 days. Lenders may be able to fund a project more quickly if the real estate investor stays on top of the application process. It may be helpful to use the same lender for multiple deals, especially if they offer technology and resources like a user loan portal to make the loan process more efficient for repeat investors.

6. Is there a prepayment penalty if I pay my loan off before the full term is up?

It’s common for many lenders to have a small prepayment penalty when a minimum amount of interest must be paid on the loan. In many situations the prepayment penalty will not affect the borrower in any way. Ask potential lenders if pre-payment penalties may be applied if the loan is paid off early and make sure it works for your proposed timeline.

7. Will you provide a pre-approval letter I can use to submit with my offers?

Finding good deals for fix and flip properties can be competitive. Real estate investors may have a greater chance of having their offers accepted if they submit a pre-approval from an experienced hard money or private money lender. It’s important to ask your potential lender if they provide pre-approval letters so you don’t miss out on a good property.

8. Do you offer loan extensions?

It’s important to understand if an extension would be available for your loan due to unforeseen circumstances. Establishing this with a lender before you need an extension can be less costly than needing to ask for one once you’ve taken out the loan.

9. Will I work with someone who is knowledgeable about my business and real estate projects?

Not all lenders have experience and knowledge when it comes to real estate investing. Choosing a lender that has first-hand experience in the business of flipping homes and investing in real estate may impact the success of your project. Investor Loan Source was created by real estate investors who know your unique needs and understand the market.

10. Do you have any references?

A good, reliable hard money lender will be able to offer references from other real estate investors who borrowed from them in the past. If the lender is unable to provide any positive references, it might be a good idea to reconsider doing business with them.

To be successful in real estate investing, it’s important to find a lender that is right for you and your business. If you’d like to learn more about Investor Loan Source or our products, visit www.ils.cash, call us at 409-735-6267, or reach us via email at [email protected].

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.

How Recent Market Changes Impact Real Estate Investors

The real estate market is changing rapidly. While we can never be sure which direction the economy is heading, investors can make smart decisions to navigate uncertain times. In the video below, Tom Berry discusses ideas real estate investors should consider in this changing market.

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.

3 Tips for Real Estate Investors

Real estate investing is an exciting industry that could yield high returns for the savvy entrepreneur. While investing in real estate can be profitable, it is not for everyone. Real estate investing does come with some risks, and it takes a great deal of planning and research to be successful. If you are interested in venturing into the world of RE investing, we have three tips that may help you on your path to success.

1.Understand the Cost of Acquiring and Maintaining Property

Real estate investing can be costly. For example, a fix and flip property may require a loan for repairs and renovations. When investing in rental property it is important to consider additional costs like utilities, maintenance, and taxes

2.Examine the Location

The most important factor in the value of a property is its location. When deciding to purchase a property, consider the neighborhood and its proximity to attractions and amenities. Just because the price of a property is appealing does not mean it is a good purchase. Consider the long-term cost. Conduct research and ensure that your property is in a prime spot to increase the return on your investment.

3.Build your Network

To be successful in the world of real estate investing, you must build solid relationships. It can be overwhelming to start in real estate investing. Having great connections can make your journey much smoother. Building solid relationships in the world of real estate investing is a key component of being successful. Additionally, attorneys, CPAs, lenders, inspectors, and contractors are people that will help grow a business.

Closing Thoughts

Real estate investment can be an adventure. Be prepared for the ups and downs. When done properly, the smart investor can create great success. Surround yourself with insightful professionals that can take a real estate investor’s journey to the next level.

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.

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.

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.

Questions Every Real Estate Investor Must Ask Themselves!

When Socrates said, “Know thyself,” it is unlikely he was talking about real estate investing, but it is still good advice. Before considering any major investment, you need to make sure you know what you can or can’t do, what your goals are, and what you are comfortable with. Here are some questions to ask yourself, so you are prepared to seize a good investment opportunity when it presents itself.

Am I an Accredited Investor? Knowing your status is non-negotiable. Some investments are only available to accredited investors and knowing your status will help you to narrow your focus. An Accredited Investor is generally someone who has 1MM in net worth, not counting the value of their primary home.

Am I a conservative or aggressive investor? Do you like to play it safe with a lower steady fixed rate of return or are you someone who likes high risk, high reward situations? Risk tolerance, considering where you are in life, knowledge of the industry and the market cycle, should all play a part in this decision.

What type of investor am I, Passive or Active? Are you a hands-on type of investor who wants to be uber involved in your investments? If so, you may want to consider more active investments such as fix and flips, rentals, note buying, etc. Just remember that these types of investments take a lot of time and involvement.

If you are working full time or just starting out, something passive may be your best bet! Consider real estate investment funds and other low involvement opportunities.

What is my level of knowledge when it comes to RE investing?

Are you just starting out? Then you probably shouldn’t take on a 100K intensive rehab project for your first flip. No matter your investment decision, take time to learn and fully understand what you are doing.

Who is in my network that I can leverage for their talents/expertise?

We have all heard the quote “Your network is your net worth.” — Porter Gale. This is especially true in the real estate world. This industry is constantly evolving and having a strong network is a must. Every RE investor should have a good agent, lender, attorney, CPA, and contractor on their side with whom they can ask questions and brainstorm. Go to real estate club meetings, mixers, and conferences. Get to know people and surround yourself with like-minded individuals. Lean on the strength of others to compensate for your areas of weakness (we all have them) and you, too, can contribute your strengths to help others.

What type of funds am I using to fuel this investment? Analyze the effects of that choice.

There are many ways to fund your investments but sometimes that can come with certain restrictions, tax liabilities, etc. For instance, if you lend money on a fix and flip out of your IRA (structured funds) and the borrower defaults forcing you to foreclose, you need to be sure that you understand the foreclosure laws within an IRA as this would be handled differently than if you had lent the money with cash.

If you choose to invest as an individual, do you know how this investment might affect your taxes? Everyone’s situation is different, but these are the questions you want to know the answers to BEFORE you jump in.

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.

Common Myths Regarding Hard Money

There are many misconceptions regarding hard money lenders in the real estate industry today, and yet for those in the know, it continuously proves to be a real estate investor’s biggest asset. Do not be put off by the stigma surrounding the word “hard money” or by stories you’ve heard about a friend of a friend before learning more. Here are the top arguments I hear from naysayers on a continual basis and the reasons why they are simply not true!

Myth #1: Hard money is only for the desperate real estate investor.

This is the biggest myth of all. Many hard money lenders are privately funded, meaning they do not require bank financing to close a loan. Therefore, many hard money lenders can be more flexible than the bank when underwriting a loan if the deal makes sense. Hard money is great for those who are self-employed as they do not need to prove their income with a W-2, as well as immigrants, those with less than perfect credit scores, investors who work with properties that appear to be less than desirable, those investors who have reached their loan limit with their institution, and those investors who just need to close the deal fast. Hard money is for everyone!

Myth #2: Hard money loans are expensive.

While hard money loans tend to give most people “sticker shock” it is important to remember to look at the big picture. Most hard money lenders can lend a higher percentage of your project’s cost than some stringent traditional lenders, allowing you to bring less out of pocket funds to the closing table.

Hard money loans tend to have shorter repayment periods and prepayment penalty times. This means you can pay the loan off faster with less interest in total. Investor Loan Source, a national private lender, even has a one-time close feature allowing you to convert your short-term rehab project to a long-term rental without going back to the closing table. This allows you to avoid paying closing fees a second time.

In addition, because of the fast-closing times of most hard money lenders (who can often close within 10 business days or sooner) your potential for profit rises. After all – time is money. In an environment as hot as the current real estate market, the wait for a traditional bank loan can cost you opportunities.

When combining these perks your hard money loan tends to be a less expensive choice overall.

Myth #3: Hard money loans are risky.

This myth is almost laughable. Most of the time hard money lenders are lending out their own money and making a risky loan is not in anyone’s best interest. Hard money lenders often have a vast understanding of the real estate market and what is entailed for a project to be successful. It is not uncommon for lenders to be successful businesspeople who have the entrepreneurial spirit and a reputable background in real estate, investment banking, accounting, law, etc. If you choose an experienced hard money lender, this will ensure that proper due diligence and calculations are done to help determine whether an investment will be profitable for you, the borrower. They want you to be successful so that you will use them for your next real estate investment project.

Myth #4: Hard money lenders want to take your property.

Stop right there! Hard money lenders are in the lending business NOT the foreclosure business. They do not want to own your property. When a foreclosure is pursued, you can be sure it is because every other avenue was exhausted. Regardless of whether you go the traditional lending route or hard money, be sure that you understand your loan terms, have a solid exit plan in place and care apable of repaying your debt.

Truth: Hard money lenders are important resource.

Do not pass up the opportunity and benefits that come with taking out a hard money loan for your next real estate investment deal. It may make sense to use hard money based on your needs and the investment opportunity. Finding a lender you can trust is the single most important choice you can make. Looking for a hard money lender? Consider Investor Loan Source. Visit www.ils.cash to learn more.

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.