Why a 12% Hard Money Loan Can Cost You LESS Than 8.5%

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At first, it sounds crazy. Why a 12% Hard Money Loan Can Cost You LESS Than 8.5% does not seem to make sense. However, once you break it down, it becomes very clear. The truth is, the interest rate is only one part of the total cost. You also have to look at fees, points, and most important, time. Because of that, a higher rate loan can actually put more money in your pocket on the right deal. So, let’s walk through a simple example to show you how this works and how you can use it to protect your profits.

What Is Hard Money (and Why It Matters)

Hard money is simple. It is a loan backed by real estate. However, it works very different than a bank. Instead of focusing only on your income, it focuses on the deal itself. Because of that, it can move fast, which helps you win deals that others miss. In addition, it stays flexible, so it can fit projects that do not fit inside a bank’s rules. So, while banks stay inside the box, hard money works outside the box. And because of that, it becomes a powerful tool for investors who want speed, flexibility, and more control over their deals.

The Big Myth: Lower Rate = Lower Cost

Most investors believe that a lower interest rate always means a cheaper loan. However, that is not always true. In fact, sometimes a 12% loan can cost less than an 8.5% loan. At first, that sounds backwards. But once you look at the full picture, it starts to make sense. The truth is, the rate is only one piece of the puzzle. You also need to look at fees, time, and how long you will hold the property. Because of that, focusing only on the rate can actually cost you money.

Real Deal Example (Simple and Clear)

Let’s walk through a real example so you can see how this works. In this deal, the purchase price is $450,000, and the rehab is $50,000. The after repair value is about $700,000. The lender will fund 90% of the purchase and 100% of the rehab. Now, there are three loan options to choose from. The first option is a hard money loan at 12% with one point and almost no extra fees. The second option comes in at 9.75% with higher points and added fees like draws and inspections. The third option has an 8.5% rate but includes even more fees and processing costs. At first glance, the lower rate looks better. However, we need to look deeper.

Now Let’s Look at Time (This Changes Everything)

Time is the key factor that changes everything. First, if the project takes about three months, the 12% loan actually comes out cheaper by about $2,600 to $4,000. This happens because you avoid many of the upfront fees and extra costs tied to the lower rate loans. Next, if the deal stretches to six months, all three options come very close in total cost. This is the break-even point where rate and fees balance out. However, if the deal goes longer, such as nine to twelve months, the lower rate loan becomes the better option. This happens because interest has more time to build, and over time, the lower rate saves more money.

The Simple Rule (Easy to Remember)

So, here is the simple rule you can remember. If the deal is short, a higher rate loan can often cost less. On the other hand, if the deal is long, a lower rate loan will usually win. Because of that, you always want to match your loan to your timeline. This one shift in thinking can save you thousands of dollars on every deal.

Why This Happens (Plain English)

Now let’s break down why this happens in simple terms. First, points are just prepaid interest. So, when you pay points, you are paying part of the interest upfront instead of over time. Next, fees like draw fees, inspection fees, and processing costs can add up quickly. Even though they may seem small, they slowly eat away at your profit. Finally, time multiplies everything. The longer you hold a deal, the more interest you pay, and the more those costs grow. Because of that, time plays a bigger role than most investors think.

A Quick Example You Can Feel

Let’s make this real. Imagine you expect to make $40,000 on a deal. Now, each extra month you hold that property costs you about $4,000. So, if your project runs three months longer than planned, you lose $12,000. That is a big hit. And in many cases, those delays happen because the funding was not set up correctly from the start. Because of that, having the right loan and enough funds ready can protect your profits.

Why Hard Money Can Be the Best Choice

Even though hard money often has a higher rate, it can still be the best choice for many deals. First, it allows you to move faster, which helps you finish projects sooner. Next, it reduces delays, which keeps your costs down. In addition, it often has fewer hidden fees, which means more money stays in your pocket. Finally, it allows you to complete more deals each year. And when you do more deals, your total profit grows.

Protect Your Profits with Better Funding

You may have heard this before: you make your money when you buy, but you protect it with your funding. What this really means is that you need to choose the right loan for each deal. You also need to match your loan to your timeline. In addition, you should always look at the total cost, not just the rate. Because every deal is different, your funding should be different too. When you take the time to do this right, you keep more of your hard-earned profit.

The Smart Move: Run the Numbers First

Before you move forward with any deal, take the time to run the numbers. First, compare at least two or three lenders. Next, look at the full picture, including rate, fees, and time. Then, test different timelines to see how the cost changes. When you do this, you can clearly see which loan is best for your situation. This is exactly why tools like a loan optimizer are so valuable. They help you make smart decisions based on real numbers, not guesses.

Final Thought

So, yes, a higher interest rate can actually cost you less. However, this only works when the deal moves fast. That is why smart investors do not chase the lowest rate. Instead, they focus on the best loan for the deal in front of them. Because when you choose the right funding, you do more than save money. You protect your profits and set yourself up for long-term success.

Watch our most recent video to find out more about: Why a 12% Hard Money Loan Can Cost You LESS Than 8.5%

Hard Money: The Out-of-the-Box Loan Real Estate Investors Need

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Real estate investing is full of deals that don’t fit the normal rules. However, that’s often where the best opportunities are found. That’s why understanding Hard Money: The Out-of-the-Box Loan Real Estate Investors Need can change how you look at funding. Instead of getting stuck when a deal doesn’t fit the bank’s box, you can move forward with speed, flexibility, and confidence.

What Is Hard Money?

When real estate investors talk about hard money, they are talking about out-of-the-box lending. So, what does that really mean? Most loans today come from big lenders. However, those lenders work inside a tight box. They want perfect deals, clean properties, strong credit, and clear history. But here’s the problem—not every great deal fits in that box. That’s where hard money comes in, and because of that, investors can move forward when others get stuck.

“In-the-Box” vs “Out-of-the-Box” Lending

In-the-Box Lending (Traditional Loans)

Most lenders want a simple and safe deal. For example, they prefer a single-family home, sometimes up to 3–4 units. In addition, they want a credit score over 700, past experience, and money into the deal. Also, they look for strong comparable sales nearby. So, in short, they want everything to fit neatly into their system.

Out-of-the-Box Lending (Hard Money)

On the other hand, hard money looks at deals in a different way. Instead of asking, “Does this fit our rules?” they ask, “Does this deal make sense?” Because of that, hard money can fund deals that others won’t, and that is why it plays such a key role for investors.

Why Investors Need Hard Money

Real estate is not always clean and easy. In fact, many of the best deals are messy, unusual, or time-sensitive. So, if you only rely on traditional loans, you will miss out. However, when you use hard money, you gain speed, flexibility, and opportunity. More importantly, you gain control over your deals, which helps you move faster and make better decisions.

Real Examples of Out-of-the-Box Deals

Let’s make this simple. Here are a few real-world examples that show how hard money works.

Example 1: Quick Flip (2–4 Weeks)

Sometimes, you find a deal you don’t want to fully rehab. Instead, you clean it up, list it fast, and sell it quickly. Traditional lenders usually won’t touch this type of deal. However, hard money can step in, and because of that, you can move quickly and lock in profits.

Example 2: Double Closing (Wholesale with Ownership)

In some deals, you buy the property first and then sell it to another buyer. This is called a double closing. Now, many lenders won’t allow this structure. But again, hard money can step in and help you complete the deal smoothly.

Example 3: Land Deal

Here’s a simple example. You buy land for $300,000, then you split it into 8 lots, and after that, you sell each one for $75,000 to $100,000. That creates strong profit potential. However, most lenders will say no to this type of deal. Meanwhile, hard money sees the opportunity and focuses on the upside.

Example 4: Small Town Property

Many lenders avoid small towns because there are fewer sales and fewer comparable properties. Because of that, they feel the deal is too risky. However, some of the best deals live in small towns, and hard money works well in these areas. So, instead of missing out, you can move forward with confidence.

Example 5: Finish a Project Loan

Let’s say you are 80% done with a project, but then you run out of money. Now, the project slows down, and as a result, your profit starts to shrink. However, hard money can step in, fund the remaining work, and help you reach the finish line faster.

Example 6: Bridge Loan

Sometimes, you need to buy a new property while selling another one. That’s where a bridge loan helps. It allows you to move forward without waiting, and then once your old property sells, the loan is paid off. Because of that, you keep your deals moving instead of getting stuck.

What Hard Money Really Cares About

This is where things get simple. Hard money is not focused on perfection. Instead, it focuses on the deal, the exit plan, and the opportunity. In other words, does the property have value, can you sell or refinance it, and is there profit and equity? If those three pieces work together, then the deal can work, and that is what really matters.

What Hard Money Does NOT Focus On

Unlike traditional lenders, hard money is more flexible. For example, your credit score matters less, your experience is not always required, and your income is not the main focus. Instead, the deal leads the way. Because of that, even a first-time investor can succeed if they find the right opportunity.

Why This Matters for Your Profits

Here’s the truth most investors miss—the best deals are often the hardest to fund. So, if you only use traditional loans, you move slower, miss deals, and lose profits. However, when you add hard money to your strategy, you move faster, close more deals, and increase your profits. As a result, you create more opportunities over time.

Simple Story to Bring It Together

Think about this like driving across town. If you have full funding, it’s like hitting every green light. On the other hand, if you have some funding, it’s like hitting every other light. And if you don’t have funding, it’s like hitting every red light and sitting in traffic. So, who gets there first? More importantly, who makes more money?

When Should You Use Hard Money?

You should use hard money when the deal does not fit the normal box, when you need speed, when you need flexibility, or when you see a strong profit opportunity. Because at the end of the day, if the deal makes sense, hard money can help you make it happen.

Final Thought

Real estate investing is not about perfect deals. Instead, it is about finding good deals and having the right funding to close them. So, don’t let the “box” limit your success. Because when you think outside the box, that is where the real profits live.

Next Step

If you have a deal that feels a little different, that might be your best deal. So, take a second look, run your numbers, and get a second set of eyes. Because the right funding can turn a “maybe” deal into a real profit.

Watch our most recent video to find out more about: Hard Money: The Out-of-the-Box Loan Real Estate Investors Need

How to Get the Best Rates for a Hard Money Loan

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Today we are going to discuss how to get the best rates for a hard money loan! Let’s talk about the truth about hard money rates. More importantly, let’s talk about how you can save real money on them.

After all, many investors wonder why two people send in the same deal, yet one gets better rates, better terms, and faster closings. The good news is this isn’t luck. Instead, it’s about preparation, fit, and presentation.

Let’s break it down step by step.

Why Hard Money Rates Are All Over the Place

First of all, hard money is not a bank loan.

Because of that, rates do not come from one big Wall Street rulebook. Instead, every lender sets their own guidelines. As a result, you may see one lender offer 9.5% while another offers 13.5% on the same deal.

At the same time, one lender may cap you at 70% LTV, while another offers 75% of ARV.

However, here’s the key point: most of the pricing comes down to you and your deal.

So yes, shopping around matters. Even more important, learning how to attract better terms matters even more.

Understand This First: Hard Money Is a Segmented Market

Before anything else, you need to know this:
Every hard money lender has their own bucket of money.

Because of that:

  • Each lender has different rules

  • Each lender wants different types of deals

  • Each lender tightens up when their money runs low

So, when one lender pulls back, another may still be aggressive. That’s why understanding the market helps you land better terms faster.

The 4 Biggest Mistakes That Drive Up Your Rates

Now, let’s look at the mistakes that quietly cost investors thousands.

1. Not Having Your Numbers Ready

First and foremost, lenders want to know you understand your deal frontwards and backwards.

So before you submit anything, make sure you know:

  • Purchase price

  • ARV

  • Scope of work

  • Rehab budget

  • Timeline

For example, when you clearly explain your numbers, you signal confidence. Because of that, lenders often move faster and sharpen their terms. On the other hand, when numbers feel fuzzy, your deal often drops to the bottom of the pile.

Preparation matters.

2. Not Showing Enough Liquidity

Next, liquidity plays a big role in hard money underwriting.

Why? Because lenders want to know:

  • You can make payments

  • You can handle surprises

  • You won’t stall the project

For instance, if an unexpected repair pops up, liquidity keeps the project moving. As a result, lenders feel safer, which often leads to better pricing.

3. Missing the Mark on ARV

Just as important, your ARV must be spot-on.

That means:

  • Using nearby comps

  • Matching square footage

  • Matching beds, baths, and garages

  • Staying in the same property type

Remember, appraisers follow national standards. So if your comps stretch too far, your deal weakens. However, when your ARV makes sense, lenders gain confidence. And when you buy right, you can fix almost anything that comes later.

4. Not Knowing the Lender’s Sweet Spot

Finally, many investors send good deals to the wrong lender.

Some lenders prefer:

  • Small commercial

  • Condos

  • Rural properties

  • City-center homes

  • Small loan sizes

  • Large loan sizes

So before you submit, ask yourself: Does this deal match what this lender likes?
When it does, rates and terms often improve. When it doesn’t, pricing usually gets worse, or the deal gets declined.

How Hard Money Lenders Actually Price Deals

Now let’s talk about how lenders really think.

In simple terms, pricing depends on:

  • Your experience

  • The deal fit

  • Available capital

  • Loan size

  • Clean documentation

For example, when lenders have extra money to place, pricing often improves. Meanwhile, when money is tight, lenders get picky.

Most importantly, lenders focus on math—not emotion. They want:

  • Interest paid on time

  • Clean exits

  • Fast turnover to the next deal

So the easier you make that process, the better your leverage becomes.

Rates, LTV, and How to Lower Your Costs

Here’s another powerful lever: loan-to-value.

When you reduce lender risk, rates usually drop.

For instance:

  • Putting in 10–25% down often improves terms

  • Covering repairs yourself can lower rates

  • Using outside funds reduces points and interest

At the same time, tools like HELOCs or 0% credit cards can lower your blended cost. For example, borrowing repairs at 7.5% with no points often beats paying 10–12% plus points through hard money.

So always ask lenders:

  • What happens at 10% down?

  • What happens at 20% down?

  • What if I cover the rehab?

Then compare the total cost. Small changes add up fast.

Hard Money vs Banks: Know the Difference

Of course, banks offer lower rates. However, they also require:

  • Tax returns

  • Work history

  • Long approval timelines

In contrast, hard money costs more on paper but offers:

  • Faster closings

  • Higher LTVs

  • Flexible property types

  • Creative structures

Because of that, hard money can actually save you money when speed, flexibility, or deal certainty matters.

How to Get the Best Deal Every Time

To wrap this up, getting the best hard money rates comes down to this:

  • Know your numbers

  • Match the right lender

  • Reduce risk where possible

  • Present a clean, clear deal

When lenders see a solid plan, they respond with better terms.

And finally, if you want help comparing options, use a Loan Cost Optimizer. It lets you compare multiple scenarios side by side, so you can see the true cost of each option.

Because in the end, every deal is different. And the investor who compares wins.

Bottom line:

Shop every deal. Prepare every file. And always know your numbers. That’s how you stay on the fast track and keep more money in your pocket.

Watch our most recent video to find out more about: How to Get the Best Rates for a Hard Money Loan

Download our free Loan Optimizer, to see which loan option is best for you!

Stop Confusing These Loans! Fix and Flip vs Hard Money Explained

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Stop confusing these loans! Fix and flip vs hard money explained! Are you a real estate investor wondering which loan to use? Maybe you’ve heard of fix and flip loans and hard money loans, but you’re not quite sure which one is right for your next deal.

Let’s break it down. These two loans may seem similar, but they are not the same. Understanding the difference can save you time, stress, and thousands of dollars.

What Is a Fix and Flip Loan?

A fix and flip loan comes from big lending companies—usually backed by Wall Street money. These lenders include names like Kiavi, RCN, and Lima One.

They work well if:

  • You have good credit (typically 680+)

  • You have money for down payments and reserves

  • You’re buying a standard single-family home

  • Your deal fits in their box

Here’s What “Their Box” Means:

Fix and flip lenders want:

  • Properties in clean neighborhoods

  • Homes that sell between $250K and $350K

  • Borrowers with 3–5 flips already under their belt

  • A simple exit strategy like resale or refinance

Example:

You find a house worth $100,000 that will be worth $200,000 after repairs.
The lender might offer:

  • 90% of the purchase = $90,000

  • 100% of rehab = $40,000

But—you’ll need to bring the 10% down, plus have extra money set aside for reserves, closing costs, and interest payments.

What Is a Hard Money Loan?

Hard money loans are different. They come from real people or small private lenders. These lenders focus more on the deal than on your credit or experience.

They work great if:

  • Your credit score is lower

  • Your deal is outside the box

  • You don’t have a lot of cash to put in

  • You need flexibility

Hard money lenders look at:

  • Loan-to-value

  • Market strength

  • Exit strategy

  • Your ability to finish the project

Example:

You find a house worth $200,000 after repairs.
You can buy it for $80,000 and fix it up for $20,000.

That’s only 50% of the ARV (After Repair Value).

With a deal this strong, a hard money lender might fund:

  • 100% of the purchase

  • 100% of the rehab

  • Even your closing costs

You walk in with $0 out of pocket because the deal makes sense.

Fix and Flip Lenders vs Hard Money Lenders

Let’s compare side by side:

Feature Fix and Flip Loans Hard Money Loans
Credit Score Needed 680+ Not score-driven
Property Type Standard, 1–4 unit Unique, land, large, or small deals
Experience Required 3–5 previous flips Helpful, but not required
Cash Needed Upfront Down payment + reserves May offer 100% if the deal is strong
Speed and Paperwork Slower, more docs Faster, less paperwork
Who It’s Best For Cookie-cutter flips Unique or off-market opportunities

So, Which Loan Should You Use?

It depends.

➡️ Use a fix and flip loan if your deal is clean, simple, and in a popular area. You’ll likely get a lower rate and lower points—but you must fit their box.

➡️ Use a hard money loan if your deal is messy, different, or small-town. You’ll pay a little more, but the lender will work with you. They care more about the property and less about perfect credit or experience.

Bonus: The Best Loan for BRRRR Investors

If you’re using the BRRRR strategy (Buy, Rehab, Rent, Refinance, Repeat), hard money can be a great fit. Why?

Because hard money lenders can fund 100% of the deal if the numbers work and you’re already pre-approved for your refinance loan.

Final Thoughts

Both types of loans can be powerful tools. The key is knowing:

  1. What your deal looks like

  2. How much cash you have

  3. What kind of lender will work with you

👉 Fix and flip loans give you great terms if you fit the mold.
👉 Hard money loans give you flexibility when life—and deals—don’t fit the mold.

Need Help Finding the Right Fit?

At Hard Money Mike, we work with both kinds of lenders. And we have free tools like:

  • ✅ Cash Flow Worksheet

  • ✅ Quick Deal Analyzer

These tools help you know if a deal is worth doing before you borrow a single dollar.

👉 Download them now and take the guesswork out of your next investment.

Stop confusing these loans! Fix and flip vs hard money explained! Watch our most recent video to find out more!

Stacking Your Funding Options can Guarantee Profits

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Today we are going to discuss how stacking your funding options can guarantee profits! Smart investors don’t rely on just one type of funding. They stack their options to create the best deal possible. By combining different funding sources, you can lower costs, increase cash flow, and keep more profit in your pocket.

Let’s say you find a great fixer-upper for $100,000. A hard money loan covers 80%, but you still need $20,000 for the down payment. Instead of using your own cash, you could tap into a HELOC, a 0% interest credit card, or even a private lender. This way, you spread out your costs and keep more cash available for renovations.

Another example? A rental property with a DSCR loan. You might finance 75% of the purchase price with a DSCR loan and cover the rest with a seller carryback or a line of credit. This lets you close deals without draining your bank account.

Stacking funding isn’t about taking on more debt, it’s about using the right debt at the right time. The goal is to build wealth while keeping your cash flow strong.

In the full article, we’ll break down different ways to combine funding sources, so you can structure deals that work for you.

Contact Us Today! 

Find out more about how stacking your funding options can guarantee profits!  Contact us today to find out more about real estate investment loans!

Free Tools For You! 

We also have free tools available! Download the Loan Optimizer to compare financing options side by side!  

Learn more!

Visit our YouTube channel to learn more about real estate investing and how you can get on the fast track to success! 

Hard Money vs. Traditional Loans

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Today we are going to discuss hard money vs. traditional loans. When it comes to real estate, picking the right type of loan can make or break a deal. Two common options are hard money loans and traditional loans, but they’re as different as night and day. Let’s break it down.

Hard money loans

Hard money loans are short-term loans that are all about speed and flexibility. They’re funded by private lenders who care more about the property’s value than your credit score or income. Need to close fast on a fixer-upper? A hard money loan might be your best bet. These loans usually come with higher interest rates and shorter repayment periods, making them great for quick projects like flips.

Traditional loans

On the other hand, traditional loans, think mortgages from banks or credit unions, focus on you as the borrower. They’ll dive deep into your credit, income, and debt before approval. These loans take longer to close but often come with lower interest rates and longer terms. Traditional loans are perfect for long-term investments, like rental properties you want to hold onto for years.

Example:

Here’s a quick example: If you’re flipping a house and need money within a week, a hard money loan could save the day. But if you’re buying a rental property to build wealth over time, a traditional loan might be the smarter move.

Each loan type has its place. The key is matching the loan to your goals. Ready to dive deeper? Let’s explore how to choose the right one for your next deal.

Contact Us Today! 

Which is best for your next investment need, Hard money vs. traditional loans? Contact us today to find out more!

Free Tools For You! 

We also have free tools available! Download the Loan Optimizer to compare financing options side by side!  

Learn more!

Visit our YouTube channel to learn more about real estate investing and how you can get on the fast track to success! 

Hard Money Loan vs Cash Out Refinance: Which is Right for You?

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Today we are going to do a quick comparison! Real estate investors often face a big question: Which loan is best for my investment needs, a hard money loan vs cash out refinance? Both options can be great, but it depends on your goals, timeline, and the deal itself.

Imagine you find a fixer-upper that needs quick funding. A hard money loan might be your best bet. These loans are fast and flexible, perfect for short-term projects like flips. But they come with higher interest rates and fees, so they’re ideal when you know you can repay quickly.

Now, let’s say you’ve owned a rental for years, and it’s grown in value. With a cash-out refinance, you can tap into that equity at lower rates than hard money loans. This option works well for longer-term strategies, like buying another property or paying for renovations on your rental.

Think of it this way: Hard money loans are the sprinter, fast and focused, while cash-out refinances are the marathoner, steady and long-lasting.

Your choice depends on your investment strategy and how quickly you need the money. In the end, the right option will set you up for success on your next deal.

Contact Us Today! 

Which is best for your next investment need, hard money loan vs cash out refinance? Contact us today to find out more!

Free Tools For You! 

We also have free tools available! Download the Loan Optimizer to compare financing options side by side!  

Learn more!

Visit our YouTube channel to learn more about real estate investing and how you can get on the fast track to success! 

Using Escrow for your Investment Deals

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It is critical to learn how using escrow for your investment deals can help you win in real estate investing!

What is escrow?

Think of it as a reimbursement program. Lenders will lock in a certain amount in the escrow fund. You can then submit draw requests throughout your project. 

Plan ahead for your deals!

Be prepared, you will likely need an additional $50,000 from your own pocket to get the project going before submitting the first draw. To clarify, this is essentially a reimbursement request. Keep in mind that it might take some time to go through the lenders verification process, so it’s important to prepare for a few weeks ahead in order to keep things on track.

How to get initial funds to access escrow:

  1. Business Credit Cards
  2. Lines of Credit
  3. Other People’s Money
  4. Gap Funding

By having full money buckets at the front end, it makes a huge difference in your sucess as an investor. Remember, markets move fast! A stalled project can end up costing more than they are worth! 

Contact Us Today! 

To find out more about using escrow of your investment deals can help you win! Contact us today.

Free Tools For You! 

We also have free tools available! Download the Real Private Money Checklist now to see what changes you need to make in order to get on the right path.

Learn more!

Visit our YouTube channel to learn more about real estate investing and how you can get on the fast track to success! 

Second Mortgage vs Hard Money

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When it comes to borrowing money for real estate investments, two common options are second mortgage vs hard money. Though they might sound similar, they have important differences.

Second Mortgage

A second mortgage is a loan you take out on a property that already has a first mortgage. Let’s say you own a house worth $200,000, and you still owe $100,000 on your first mortgage. If you take out a second mortgage for $30,000, your total debt would be $130,000. The second mortgage usually comes with a lower interest rate than a hard money loan, and it’s often offered by traditional lenders like banks or credit unions.

Hard Money Loan

On the other hand, a hard money loan is a short-term loan secured by real estate. Hard money lenders don’t care much about your credit score; instead, they focus on the property’s value. These loans are easier to get quickly, which makes them great for fix-and-flip investors or anyone needing fast access to cash. The downside? They come with higher interest rates and shorter terms than a second mortgage.

Example:

For example, if you’re flipping a house and need quick cash to buy the property, a hard money loan might be a good choice. But if you’re looking for a longer-term loan with lower payments, a second mortgage could work better.

Both have pros and cons, depending on your investment goals. 

Contact Us Today! 

Which is best for you? Have you compared a second mortgage vs hard money loan best for you ? Contact us today to find out more!

Free Tools For You! 

We also have free tools available! Download the Loan Optimizer now to see what changes you need to make in order to get on the right path.

Learn more!

Visit our YouTube channel to learn more about real estate investing and how you can get on the fast track to success! 

How to Use the Quick DSCR Loan Calculator

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A DSCR loan calculator that shows the best loan to secure future cash flow.

There are two items you need to calculate DSCR: income and expenses.

Income is the rental income from the property. And for expenses, lenders only look at four costs: mortgage, taxes, insurance, and HOA. The debt service coverage ratio essentially compares the income to the expenses.

To make this calculation simple, we have a free DSCR calculator that you can use to find all this information.

Let’s go over an example of how to use this calculator to learn your DSCR and the best loan product for your property.

The Numbers You Need for a DSCR Calculator

The main numbers you’ll need to bring to the calculator to get an accurate DSCR are the property’s expenses and its income.

Mortgage

Firstly, we need to nail down the relevant expenses to input into our DSCR calculator. The first of these is the mortgage payment.

The two pieces of information you need to know are: 

  • What is the purchase price of the house?
  • What LTV will you qualify for?

The calculator finds out the mortgage payment for you. Let’s say our property is $300,000. You may need or qualify for an LTV anywhere between 65-85%, but we’ll just go with the average of 75% for our example. Our loan, then, is $225,000.

Let’s say we qualify for a 7% interest rate. You’ll also input that number. Then the DSCR calculator will show the total monthly payments on three different products: interest-only, 30-year amortized, and 40-year amortized.

Taxes, Insurance, HOA

For these final three expenses, you might already have the hard numbers available for the property. Otherwise, you’ll have to make an educated guess based on your area.

For our example, we used:

  • Property Taxes: $150
  • Insurance: $100
  • HOA (only applicable depending on your neighborhood): $150

Rent Income

Lastly: the property’s rental income. You may already have a tenant with a set rental rate. In that case, use that number. If you’re not currently charging rent, you’ll have to do some research on other housing in the neighborhood to see what you can realistically charge your future tenants.

In our example, we’ll say we get $1,700/month from this property.

The DSCR Loan Calculator’s Results

As shown below, the DSCR calculator shows you the costs, rents, and ratios of three possible DSCR products: an interest-only, 30-year AM, or 40-year AM.

This comparison gives you a look at different cash flows from different loan products. This can help you decide which loan you should apply for. You’ll have to consider both loan length and cash flow.

In our example, the interest-only loan is over 1, so that one will likely give us the best rate, best LTV, and highest cash flow.

The other two loan options are just under 1. There will still be some options on the market for DSCRs under 1, but you’ll have a higher interest rate.

Use a DSCR Loan Calculator for Your Property

If you need a DSCR loan for your property, you can find our DSCR calculator at this link.

Have more questions about DSCR? Interested in a loan? Send us an email at Info@HardMoneyMike.com.

Happy Investing.