Tag Archive for: #cash flow

The Importance of Comping Investment Properties

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Comping investment properties is one of the most important steps in real estate investing. It helps you avoid overpaying and ensures your deal has the potential for profit. Think of it as getting the right blueprint before you build. Without it, you could end up with a bad deal that drains your budget.

For example, let’s say a property in your target neighborhood is listed for $200,000. You might think it’s a great deal—until you look at comparable properties, or “comps.” If similar homes recently sold for $180,000, that listing is overpriced. On the flip side, if the comps show properties selling for $250,000, it might be a hidden gem!

Comping also gives you a reality check on rental income. If nearby properties rent for $1,500 a month, it’s unrealistic to expect $2,000 for yours. Without this info, you might miscalculate your cash flow.

In short, comping tells you whether you’re looking at a goldmine or a money pit. It’s your way to stay informed and confident about your investments.

Contact Us Today! 

Is the potential property right for you? Contact us today to find out more about comping investment properties.

Free Tools For You! 

We also have free tools available! Download the Quick Deal Analyzer to see if your potential property will be a good investment.

Learn more!

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

Short-Term Rentals as Investment Properties

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Short-term rentals are becoming a hot topic in real estate investing. Platforms like Airbnb and Vrbo make it easy for property owners to earn income by renting their homes or apartments to travelers. But is this the right path for you?

How it works:

The idea is simple: buy a property, furnish it, and rent it out for short stays. For example, imagine a cozy cabin in a tourist-heavy mountain town. Guests might pay $200 per night during ski season. If you rent it out for just 15 nights a month, that’s $3,000 in income. Sounds great, right?

Things to keep in mind:

But there’s more to it than just the numbers. Short-term rentals often mean higher costs. You’ll need to keep the property clean, pay for utilities, and handle repairs quickly. Plus, local regulations can sometimes limit how or where you can run a short-term rental.

Create cash flow:

Still, many investors see this as a rewarding way to generate cash flow and build wealth. The key is finding the right property in the right location. A beach condo or a downtown loft near popular attractions might bring in steady guests all year long.

Is it right for you?

Done well, short-term rentals can be a great addition to your portfolio. But it takes research, planning, and a bit of effort to make it work.

Ready to learn how to get started? Contact us today to find out more! We can walk you through the process from choosing the right property, to financing options, and even tips to maximize your profits. 

Contact Us Today! 

Is a short-term rental right for you? Contact us today to find out more about investment properties!

Free Tools For You! 

We also have free tools available! Download the Quick Deal Analyzer to see if your potential property will be a good investment.

Learn more!

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

Financing is Key

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When it comes to real estate, finding the right financing is key. Most investors don’t just buy properties with cash. Instead, they use loans to maximize their money. Why? Because leveraging a loan allows them to buy properties they couldn’t afford outright, while still keeping cash on hand for other projects or emergencies. 

Let’s say you want to buy a small rental property. Instead of paying the full price, you use a loan to cover a big chunk of it. This means you can save your cash for things like repairs, upgrades, or even a future investment. The right loan gives you flexibility and a stronger foundation to grow your investments.

Different types of loans work best for different types of deals. Some loans are ideal for buying rental-ready properties, while others help fund fix-and-flip projects. That is why finding the right financing is the key to your success! By understanding which loan to use, and how to use it, you can set yourself up for better cash flow and bigger opportunities.

Contact Us Today! 

What type of financing is right for you? 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! 

I’m Stuck in a Hard Money Loan: How to Get Out

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I’m Stuck in a Hard Money Loan: How to Get Out

Today we will discuss the common reasons why investors get stuck in a hard money loan and provide practical strategies to break free. From exploring refinancing options to making timely decisions, we’ll guide you toward regaining control of your investment journey. 

Two main reasons:

  1. Project Delays:

    Construction or permit delays extend project timelines far beyond what was initially planned. Since most hard money loans have fixed terms, borrowers are faced with the option to either secure additional funding to complete the project or sell the property.

  2. Property Not Selling:

    This is due to either overpricing or market conditions. By continuing to hold onto the property without adjusting the price, it results in significant financial losses.

How to Get Out:

  1. Refinance with Another Hard Money or Bridge Loan:

    Secure a new loan in order to provide the necessary funds to either complete the project or aid in  the sale of the property. This option allows investors to regain control and momentum in their projects.

  2. Sell the Property As-Is:

    Sometimes, the best course of action is to sell the property in its current condition to another investor. While this may result in a loss, it also prevents further financial bleeding caused by holding onto the property.

  3. Refinance into a Long-Term Loan:

    Investors can refinance into a long-term loan, such as a permanent loan or a traditional bank loan. This option also allows investors to transition the property into a rental, which can decrease monthly losses or potentially create a profit.

Save Your Deal:

  • Don’t Get Stuck:

    Don’t fall into the trap of continuing to invest in a project solely because you’ve already sunk money into it. Assess the current market conditions and make decisions based on realistic projections rather than past investments.

  • Quick Decision Making:

    When faced with a stagnant property, make timely decisions to either adjust the price for a quick sale or pursue refinancing options. Don’t risk losing time and money because of indecision.

  • Seek Professional Guidance:

    Reach out for expert advice and assistance today. Consulting with experienced lenders or real estate professionals can provide valuable insights and help navigate challenging situations.

Get Help Today!

Contact us today! There are solutions available to help you regain control of your investment. Reach out to HardMoneyMike.com for expert guidance and support. Whether you need refinancing options, project advice, or assistance with navigating your loan terms, we’re here to help.

Watch our most recent video to find out more.

 

Can I Get 100% Financing with Hard Money?

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Can I Get 100% Financing with Hard Money?

While hard money is flexible, can you really achieve 100% financing with hard money? The answer is yes! The beauty of true hard money is that you can achieve 100% financing for flips. While there are some situations where we can’t do 100% financing, it is possible in most cases. For investors who are doing flips or even BRRRR rentals, they are getting the properties at a discount. This is what makes it possible to cover all of the financing for the property. How can you get a hard money loan to cover the purchase, rehab, and closing costs? Let’s take a closer look!

Who can we help?

Here at Hard Money Mike we can help those who do 20 to 30 properties a month, as well as those who are just starting out in real estate investing! Unlike most large lenders that don’t do 100% financing, we are able to as long as it’s a really good deal. A good deal is one that is all in at 70% to 75% ARV, as well as where the property is at. Just to clarify, ARV stands for after repair value or what you can sell the property for after all of the repairs have been done. 

For example:

If you are going to sell something for $400K, we can lend up to 75% of that ARV. You will need to put the purchase price, rehab, and some of the closing costs in there in order to make it work. In situations like these, we would be able to finance at 100%. For investors who have multiple projects going at once, 100% financing can make a huge difference in their success.

What is a good deal?

A good deal is one that you are going to make money on. All lenders want is to have investors make money, pay them back, and do it again. Another important factor that we look at as a hard money lender is where the property is located.  While some properties might be easy to find comps, there are some rural properties that are harder to find comps on. In order to be successful in real estate investing, it is important that you not only make sure the location is good, but that you also create a property that is sellable. A hard money loan can help you achieve your success without requiring money out of your pocket or the need for a partner.

For example:

We had someone call us who had decided to use his dads money to buy and sell a property. When they got to closing, the dad said that he wanted not only his interest rate but 50% as well. While it seemed to be an easy way to get the money he needed for the investment, it ended up costing him more. A hard money lender might have a higher interest rate compared to traditional lenders, however, it is still a lot cheaper than having a partner.

Leveraging hard money at 100% just makes sense!

Keep in mind that these deals are for a shorter period of time for 6 months or less. This is because you are financing the whole amount. We just funded a deal for $120K. After all is said and done, they are going to make between $30K and $40K. Just by paying a hard money lender $6K to $8K for interest and expenses, they can make a really good profit on the property. That’s where leveraging hard money at 100% just makes sense! 

No hard pulls on your credit!

Another benefit to using hard money is that it doesn’t show up on your credit. This is because we don’t do hard pulls. While you don’t need a good credit score in order to be approved, it is important that you have a decent score. We understand that a lot of investors use their personal credit cards to cover their business expenses. As a result, it can quickly drive down their credit score. Unlike traditional lenders, we have the flexibility you need. Our main goal at Hard Money Mike is to help you succeed in real estate investing! 

We are here to help!

If you have a deal that you are interested in, and want to find out more about 100% financing, give us a call. We are happy to run through the numbers with you to determine if the property will be a good investment. There is a quick form on our website that you can fill out to give a little more information on the property that you are looking at. This form would include information about the property, some details about you, what you are trying to do, exit strategy, credit score, and your reserve. In the end, our goal is to determine if the deal is going to make you money. 

Here at Hard Money Mike we work with “value at” properties and can offer 100% financing today! Contact us to find out more! 

Watch our most recent video Can I Get 100% Financing with Hard Money to find out more!

3 Reasons You Need Hard Money For Your Investments

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3 Reasons You Need Hard Money For Your Investments

Today we are going to look at the 3 reasons why you need hard money for your investment needs. In looking over the past few years, changes in the market have caused banks to shrink their lending pools. As a result, real estate investors are being impacted by both the requirement changes, as well as increasing restrictions. How can you accomplish your goals with so many roadblocks? 

First, Flexibility.

Hard money provides the flexibility you need to achieve success. Unlike banks, you are not required to fit into a box.It can be used for all types of projects including:

  1. Fix and flips
  2. BRRRR/Rentals
  3. Multiple units
  4. Commercial properties
  5. Land

Second, Fewer Qualifications.

 Hard money also has fewer qualifications than banks. The biggest determining factor is whether or not the property cash flows. By having fewer qualifications for investors, it can open the door to endless opportunities. Hard money loans are not based on:

  1. Credit
  2. Experience
  3. Reserves/Down payment

Third, Speed.

Traditional loans can take weeks or even months before everything is finalized. However, using hard money helps you speed up the closing process by skipping a few steps along the way. The old phrase “time is money” paints a great picture of how making the switch can help you get on the fast track to success.

  1. Close in days – not in weeks or months 
  2. Skip appraisal delays and take the fast track
  3. Buy unique properties with less underwriting
  4. Close more properties because many sellers choose speed over price

Contact us today to find out more and what you need to do to get on the fast track to success. 

Watch out most recent clip 3 Reasons You Need Hard Money For Your Investments to learn more!

Text: How your credit score impacts cash flow"

How Does Your Credit Score Impact Your Cash Flow?

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Rates and cash flow depend on your credit score. Here’s just how much:

Let’s look at an example with real numbers to get a picture of just how seriously your can credit score impact cash flow on your real estate investments.

Comparing Interest Rates

Pretend you have a $300,000 loan. And you were able to get a 6% interest rate – a normal rate for today. Your monthly payment would be around $1,800.

But, for every 10 to 20 points your credit score lowers, your rate increases. This raises your monthly payments by $100 to $200.

So with a low score, you’d only be able to get a 9% rate on that $300,000 loan. You’d be giving $615 every month straight to the bank. That’s money other investors will be able to use to re-invest.

Chart showing your interest payment depending on your rate for a $300,000 loan

Interest Rates Over the Life of the Loan

This interest story gets worse when we consider the full life of the loan.

The person with a 6.5% interest rate pays a little under $1,200 per year in interest, or around $35,000 for the full 30-year loan.

The person with 9% pays over $7,300 yearly, and over $221,000 over the course of the loan!

Chart showing your yearly and 30-year interest payments depending on your rate for a $300,000 loan

We can take this example out further.

Let’s say we have a portfolio of 10 properties, not just one, each with $300,000 loans.

At 6.5%, you’ll spend almost $350,000 over 30 years between the interest of all the loans. At 9%, you’d pay $73,800 per year on interest alone for your portfolio. As a result, you’d shell out a grand total of $2.2 million in interest in 30 years.

Chart showing your total interest payments over the life of 10 $300,000 loans, depending on your rate.

Cash Flow & Credit Score Conclusion

As you can see, a low credit score is a major disadvantage. Properties that would cash flow for someone else, won’t for you. Your debt-to-income could disqualify you for DSCR loans. Your score itself can disqualify you for many other loans.

Look at the impact of your credit score on cash flow. Keep more money to do what you love and give less to the banks in the form of interest.

Above all other investment goals: raise your credit score.

If you need to work with a credit specialist to get everything in line, it’ll be worth your time. Do it ASAP – now is the time to get prepared as a real estate investor. Because in 2023, prices will come down, and you don’t want to miss those opportunities.

Read the full article here.

Watch the video here:

https://youtu.be/sa9iCDxJFnk

Why Realtors Make Good Team Members

Why Realtors Make Good Team Members

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Why Realtors Make Good Team Members

If you want to make the most money on your real estate deals, then you need to create a solid team.

And some excellent members to add to your team are investor-friendly realtors.

But, why do realtors make such great team members for real estate investors?

Well, first of all, they have a constant pulse on the market.

They know what’s happening, where it’s happening, and how it’s happening.

Second, discounted properties also tend to fall into their laps, and they can pass those properties on to you.

So, what type of realtor should you work with?

Well, they should do more than put you on their MLS drip. Any realtor can do this, and nowadays, many of the properties on the MLS get listed on sites like Redfin and Zillow.

So, getting on an MLS drip won’t help investors much…especially when we’re looking for under-market properties. And under-market properties aren’t found on the MLS often. The right kind of realtor will have a lot more hustle. They’ll actually search for under market properties and then go through the numbers to decide it’s worth investing in before they present it to you.

Better yet, investor-friendly realtors connect with professionals in various industries, like bankruptcy attorneys. That way, when investment properties pop up, they’ll be one of the first to know about it. And then tell you about it, rather than making you wait to—hopefully—see it on the MLS weeks or months later.

Most importantly, the right realtor will LOVE working with investors.

Unfortunately, about 95% of the realtors do NOT like working with investors. Or, if they do, it’s part-time and not a high priority for them. These are usually more experienced realtors who have an established client list. They don’t really need your business to make money. They already have a system in place.

But, when you find realtors who are investor-friendly, you’ll know. You won’t be a side gig or a part-time project for them. They’ll be hungry to help you find investment properties and make a lot of money.

Many times, these are newer agents who are willing to be trained. They’ll be the ones looking for business and finding ways to make money with you, not off of you. So, rather than selling 3-5 properties a year, they want to sell an investment property every month.

Now, is it a bad idea to team up with both experienced and new realtors?

Not at all.

In fact, it’s a great idea to work with multiple realtors, because they all have different resources, experiences, and ideas. Plus, if one moves away or quits their job, you don’t need to worry about losing your main resource for finding properties. You’ll have others to fill in the gap.

If you want to create a smooth, easy system with your investment properties, then adding a realtor or two…or three…to your team is an excellent idea. Just make sure they like working with investors and are hungry to make money. The hungrier, the better for both of you!

Happy investing!

How to Make Money Bird Dogging

How to Make Money Bird Dogging

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How to Make Money Bird Dogging

Do you know how to make money bird dogging?

So, let’s say you’re eager to start investing in real estate, but you’re not quite ready to fix and flip or BRRRR. It’s just too big of a commitment or too much of a risk. Or both.

No problem.

You can still make money in real estate with a simple, but effective method called bird dogging.

What is bird dogging?

Basically, it’s driving for dollars. You hop in your car and drive around the neighborhood, city, or entire state and look for potential investment properties. You can even put on your best walking shoes and take a jaunt around your own neighborhood.

So, what does an investment property look like? Well, you should be able to tell it hasn’t been maintained. The paint is chipped, the windows are broken, the lawn overgrown, and so on. Or it’s vacant. Or there’s just something else is wrong with it that makes you think it can be sold at a discounted price.

Then, you collect information about the property. That means you can knock on the door and chat with the owner, take photos, and/or jot down the address. Once you do one or all these things, you can share it with potential buyers.

Buyers are usually wholesalers, investor-friendly realtors, flippers, or other real estate investors. They take the information you provide and follow-up with the owner to see if they’re actually interested in selling their property.

Essentially, you become the eyes and ears of the market.

So, what are some of the biggest benefits of bird dogging?

  • First off, it’s great for beginners who want to learn more about real estate investing. Maybe you’re not ready to flip or rent homes now, but you want to in the future. Bird dogging is a great introduction to both.
  • Unlike flipping and renting, bird dogging also doesn’t require any money to start. You don’t need to worry about classes, training, loans, or anything else that requires cash out of your own pocket.
  • Bird dogging is also something you can do when you have the time. So, it’s easy to fit into your schedule, be it during your lunch break, after you drop off the kids at school, or during your Sunday stroll. Really, whenever works for you!
  • Better yet, bird dogging can create multiple streams of income. You can make money when you find an investment property, when a wholesaler or realtor sells it to a flipper, and—if it’s a flipper—when they sell it after renovating it.

So, there you have it! Bird dogging is something you can do whenever and wherever. Just hop in your car or put on your shoes and go exploring. Find those properties that are in disrepair and share them with buyers.

3 Problems That Cause BRRRR Confusion

3 Problems That Cause BRRRR Confusion

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3 Problems That Cause BRRRR Confusion

Today, let’s talk about three big problems that cause many investors to experience BRRRR confusion.

Have you been thinking about investing in real estate using the BRRRR method? But you’ve hit a roadblock?

Unfortunately, you’re not alone.

A lot of real estate investors, both new AND seasoned, have heard about BRRRR, but haven’t used it.

Because they’re confused.

They’re confused about how to buy, rehab, rent, refinance…or all of the above.

So, to help unravel and debunk some of your confusion, let’s address some of the biggest questions we hear from our own clients about the BRRRR method.

#1: Is BRRRR real?

Yes. BRRRR is real.

There’s a reason why our team created this video for you. We’ve helped many clients succeed using the BRRRR method. But, just like you, many of those clients started their journey confused. Because they didn’t understand the entire process either.

And what they did understand wasn’t always accurate or true. Because they were working with bankers, lenders, or realtors who fed them misinformation or were simply out of the BRRRR loop.

#2: “Can you really find properties that work for BRRRR?”

Again, yes. Absolutely.

Even in our current, competitive market, there are properties that work perfectly for the BRRRR method. The trick is to find the right area to invest in. That might mean leaving your own town, city, or even state to find properties that produce solid cash flow.

And, trust us, those areas exist.

You can start your search by talking to wholesalers, investor-friendly realtors, or even other investors to see where they’re buying properties.

Of course, searching for cash flowing properties requires some time, effort, and patience.  But, if you think about it, all you’re doing is looking for one to four properties a year. Don’t you think it’s worth a little work to change your financial future? We think so.

#3: “How much money do I need to make BRRRR work?”

This is possibly the most crucial question we get. Not only is it a crucial question, but it also leads to the most confusion. Because it involves math, and most people don’t like math.

It also involves financing chit-chat, and again, a lot of investors don’t like talking about financing…even though the entire BRRRR process relies on good, solid numbers with good, solid loans.

But here’s the thing: once you grasp how to properly set up your BRRRR deal, then you can spend little to zero dollars on your properties.

Now, unfortunately, most investors don’t believe this, because, yet again, they’ve been fed misinformation by lenders, realtors, or other investors. So many people believe that have to bring a big down payment to closing.

And that’s because cash-out refinancing has been promoted as part of the BRRRR method. This isn’t a lucrative strategy. Not when there are other types of refinances that allow you to put little to no money in your deals.

The BRRRR method is an excellent real estate investment strategy. And, yes, it can be confusing when you get started. Because there’s a lot of chatter and misinformation flying around. Plus, nobody really likes math or financing. It’s true.

But if you’re willing to learn and do some work, then it’ll become easy. Very easy! And, better yet, lucrative. Because if done correctly, the BRRRR method can be repeated as many times as you want, as quickly as you want. Which means you’ll able to make the kind of money you want.

Happy investing!