I e-mailed my broker with some questions and did not get the answers I wanted. Can someone tell me if I am asking too much or If I should find another source of financing?
My e-mail to him:
Al,
I am starting to look for a deal on a rental purchase. I have all the details worked out so when I find the deal I am looking for I can close as soon as possible. I make the same amount of money a year. I will be married at the time of purchase and may use my wife’s credit and income also. Although her credit is not that good, but we will talk about that when the time comes.
My questions are:
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Do you typically deal with investors and the type of financing the need?
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When I find a house that I can purchase at 70% of the appraised value, can you get me a loan for the full 70% price that I would pay so I could not put any money down?
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Could I finance 80% of the appraised value if I am buying it for 70% of the appraised value? Example appraised 100k
purchase price 70k
loan amount 80k
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10k cash out -
Would it be more complicated if I set up an LLC and used it to purchase the property?
His e-mail to me:
Hi Steve:
I do deal with a lot of investor loans.
With conforming loan products, your loan amount is based upon some Loan to Value ratio, typically 90% or lower, based on the LESSER of the sales price or appraised value… Possible to do 100% on investment with a 80% first and a 20% second, but high FICO’s required, and strong cash reserves. On most investor loan products, at a minimum you must have 6 months PITI in reserves after closing, can be 401K, etc. May also be possible with a seller held second mortgage.
To piggyback on number 2 and address number 3, it is only possible to do what you propose on late night TV, or with a very sub-prime (read very high interest rates and terms) lender, of which I would be cautious. If you find a cooperative seller willing to hold some paper, it could work. You can under a construction program finance extra toward rehab/improvements, but would still need a legitimate down payment.
Cannot purchase real estate as LLC with conforming financing, so it would involve more difficulty, higher interest rates, and less favorable loan terms.
Conforming financing refers to mortgages which meet FNMA/FHLC criteria and get best rates. Non-Conforming loans are anything else, which might be reasonably priced all the way up to usurious, such as Integrity, Mid-Atlantic Capital, and other companies which specialize in taking advantage of people.
Not great news for you, but hope it helps. How about a partner (parent, whatever) with some money to invest?
Al