Tag Archive for: Fix and flip

How to Qualify for a DSCR Loan in 3 Steps

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3 quick tips from a lender on how to qualify for a DSCR loan.

In the real estate investing biz, you need to become fast friends with the DSCR loan.

DSCR loans are great for getting out of hard money on fix-and-flips you end up wanting to keep. They’re also a great alternative to traditional loans for any rental property.

While traditional loans have universal (and often strict) underwriting guidelines, DSCR loans are a little more individualistic. Each lender is their own gatekeeper to their DSCR loans

Even though qualifications vary from lender to lender, we want to share with you 3 steps that will always move you toward a DSCR loan approval. Here’s how to qualify for a DSCR loan in 3 steps.

1. Credit Score: Understanding Your Credit

Your credit is the main factor that lenders consider when evaluating your loan application.

Many lenders (especially in the current tightened lending environment) will zero in on your credit score. But all lenders will at least check your report to look for foreclosures, bankruptcies, and your history in general.

Often, though, a higher credit score can get you a better loan-to-value (LTV) ratio and a lower interest rate. For example, a 740 score will get you an LTV 5-10% more than a 640 score. Your interest rate with a 740 score will be .5-2% lower than the interest rate with a 640 score.

If your credit score is below 700, you should take steps to improve it – such as paying down credit card debt and making sure all your payments are on time. 

This article offers some ideas for raising your credit score quickly. You can also download this free credit score checklist to get you where you need to be.

2. Money: Down Payments, Closing Costs, and Reserves

In addition to the down payment, you’ll need to have enough money for closing costs and reserves.

Down payment will be 20-30%, depending on your credit. It’s also important for you to know how much equity the house will have, as this will predict some of your loan terms.

For reserves on a DSCR loan, lenders often require you to have 3-6 months’ worth of mortgage payments. This extra cash protects the lender in case your tenant unexpectedly vacates or some other unexpected situation arises.

The money doesn’t necessarily have to be yours – you can borrow OPM from a business partner, friend, or family member. To get a DSCR loan, though, your lender will want to see the funds for a down payment and reserves to approve you.

3. Know Your Numbers: Property Income and Expenses

DSCR loans are based on the property’s ability to generate income and pay for itself. So your in-flow and out-flow numbers are a major factor in whether or not you get a DSCR loan.

The minimum requirement is that the rent covers all expenses. 

Expenses include:

  • The mortgage payment
  • Taxes
  • Insurance
  • Any HOA fees

Expenses not considered by your lender include:

  • Property management fees
  • Utilities
  • Maintenance

If the property generates more income than expenses, you’ll get a better rate. However, if it doesn’t break even, you’ll likely end up paying a higher rate.

For example, if you show a lender your property can bring in $1,250 and your payments are only $1,000, you can get a better rate.

Know your numbers to get your DSCR loan approved. The last thing you want is a bad surprise when the lender tells you the numbers won’t work out like you thought.

How to Qualify for the Right DSCR Loan

These 3 steps are how you can qualify for a DSCR loan for investors.

Remember to focus on:

  • Improving your credit score
  • Having money for down payments and reserves
  • Knowing your numbers ahead of time

Leverage is king in real estate. With a little bit of effort, you can secure the financing you need to grow your real estate investment portfolio.

We want to get you the right loan for the right project. Show us a deal or ask us any questions at Info@HardMoneyMike.com.

5 Ways to Flip Properties During a Recession

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Real estate investing can still be your career. Here are 5 tips to flip properties during a recession.

With prices going down, can you really make money on flips during a recession?

Some investors dabble in fix-and-flips while times are good in real estate. But there are other people who use real estate investing as their career, and they’re going to flip no matter what. How can those investors continue to be successful as money tightens up?

This is the third recession we’ve been through at Hard Money Mike. Here are 5 strategies we know work for flips during hard times.

1. Buy on the Lower End

What’s the medium price point in your community right now? Stick to that number and below. 

Interest rates will force any current buyers into a much lower budget. Payments on cheaper properties will still be close to (or cheaper than) rent, even if rates go up to 8 percent.

Affordability puts more buyers at a lower price point as a recession goes on. So you’ll make more money in the long run with lower priced homes.

2. Only Buy Properties That Cash Flow

We don’t know what’s going to happen in the market. But we do know two patterns from past recessions: 

  1. Homeownership will go down.
  2. Rent prices will go up.

If you’re flipping, you need to know the worst case scenario. Worst case for you is the house won’t sell, and you’ll need to convert it to a rental. You may have to keep this property for 6, 12, or 18 months before it will sell.

In the event you can’t sell when you need to, it’s important to make sure the property cash flows. Or at the very least, that you have the ability to refinance.

Another tip to keep in mind: if you may have to refinance and rent your property… don’t drop the price!

The appraiser values your home based on your last marking listing price. Every time you drop a property’s price, it drops loan availability and LTVs.

3. Start Cutting Your ARVs By 10-20%

This one’s hard for a lot of people who do flips. But to flip properties during a recession, this is a necessary step.

Interest rates are anticipated to rise from 7% this year to 8% next year. When interest rates rise 1 percent, consumers’ purchase power goes down 7-10 percent.

Say you had someone who could qualify for a $200,000 loan at a 7% interest rate. Then the rates go up to 8%. That same person would only be able to qualify for around $180,000.

You have to understand: as interest rates go up, prices go down and payments go up. And people buy based on payment.

To set yourself up for profit, take into account the upcoming increase in interest rates, and cut your ARV.

4. Look at a LOT of Deals, Buy Very Few

Most people who aren’t full-time fix-and-flip professionals have gotten out of the business. They won’t be back for at least another year or two. 

Because of that, sellers will have more deals. Wholesalers have more available right now. There are also more real estate agents specializing in REI, so they’ll have deals, too.

With more deals available, it’s a great time to buy.

However, there will also be fewer buyers. So while it’s a good time to buy, be careful not to get stuck with a bad property and no buyers.

Look for properties that meet these criteria: 

  • In good areas
  • At a lower price point
  • Cash flow

Put in a lot of time to research properties. Jump on the best ones, and let the others go.

5. Quality matters

If you flip properties during a recession, focus on quality.

We had a client recently who learned this lesson. They were looking for a buyer that could have afforded a $800,000 house in January of 2022. Then interest rates skyrocketed. Come October of the same year, that same buyer could only afford $575,000.

Imagine the expectations of someone who was recently going to buy an $800,000 house and now can only afford $575k. They need to walk in and see a glimpse of the $800k quality.

At the very least, these potential buyers can’t walk in and think, “We’d have to start over.” If they feel they need to “start over,” they’re going to leave and find a better house.

Remember, there will be a lot of homes on the market – buyers have more options than just you. You can’t skip renovations and expect to sell fast or get the best price. Make sure you do quality work when you buy flip properties during a recession.

Getting a Loan to Flip Properties During a Recession

If you find a deal you want reviewed, send it our way! We’re still lending, and we’d be happy to help you fund a deal. 

Email us at Mike@HardMoneyMike.com with deal information or questions.

Happy Investing.

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How to Use Gap Funding for Your Flips

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Don’t walk into a loan without a plan – use gap funding for flips!

During a time when lenders are offering less money up-front for investment deals, you might need more money to fill in the gaps on your fix-and-flip projects.

Here are a few phases where you might need gap funding on your project.

Down Payments

Hard money lenders require at least 10% as a down payment. This is a very common use for gap funding.

If you use gap funding for your down payment, you’ll need to find out right away whether or not your hard money lender will accept a secured gap loan on the property.

Construction Costs

Another way to use gap funding for flips is for construction costs – rehab, repair, or anything necessary to bring the house up to the ARV and onto the market. These expenses can rack up fast, and they may not be completely covered by the main loan for the flip.

Carry Costs

Some investors will only use gap funding for the carry costs during their flip.

The lender will pay the mortgage payment, the insurance, or whatever other monthly costs are required during the project. Having a gap lender for carry costs can smooth out a fix-and-flip experience.

The Reach of Gap Funding for Flips

It’s possible to coordinate with your gap lenders to cover all three of these additional costs. This is a common way investors successfully finish fix-and-flips with zero money down.

You can use gap funding however you need, as long as both the hard money lender and the gap lender agree that the loan fits their criteria.

Not all hard money lenders allow you to secure your gap loan with a lien on the property you’re closing on. And not all gap lenders will loan to you unsecured.

Read the full article here.

Watch the video here:

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How to Flip for Profit in 2022

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At the beginning of 2022, flipped homes would sell in a matter of hours, rather than weeks or months. The fix-and-flip experience will be a little different in the remainder of 2022. How can you flip for profit this year?

What Properties Will Flip for Profit?

Your best bet for income in real estate flipping will be sticking to medium price point properties.

Some areas – for example, City center of Denver — are still doing great in higher price ranges. People are still selling $1 – 2 million dollar properties with no issues. But in smaller communities, there are fewer people who can afford $600,000 – $900,000 properties.

With rising interest rates, people who were looking in those higher price ranges now need to look a little lower. Medium property prices are also always competing with rent.

Even though interest rates have gone up 5 – 6%, a $150,000 – $250,000 house will still be in a competitive market with rent. As long as they can afford it, people will always steer toward buying a home rather than renting.

Rent prices aren’t going anywhere but up. We may see changes in the renting sphere as congress discusses hedge funds and other big investors driving rent prices up. But for you now, rising rents could push more people to consider home ownership in the low-to-mid price range.

Flipping Expectations for 2022

When you look at your market, know that 3-bedroom, 2-bath, and garage homes will always be reliable as a seller. People will always be searching for those types of properties for their families.

You’ll find buyers in this range, but be sure to adjust your expectations. In the last market, buyers would make offers within hours or days. The reality of this upcoming market is it might take one or two months to find a buyer. Be patient, take your time, look at your area, and keep an eye out for upcoming foreclosures and other opportunities.

Read the full article here.

Watch the video here:

Text reads "What Is Hard Money." Mike Bonn stands with cartoon coins surrounding him.

The Beginner’s Guide to Hard Money Loans

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Hard money basics you need to know before real estate investing.

We’ve been in the hard money loan business for 20 years. Half the calls we receive are still beginner real estate investors trying to learn the money side of investing.

If that’s you, you’ve likely applied for, heard of, or thought about using hard money lenders. But maybe you don’t fully understand the private lending world yet. How does a hard money loan work? How much interest do private lenders charge? Do hard money lenders require a minimum credit score? Should you just wait until you qualify for better bank loans?

This guide will help answer:

  • What is hard money?
  • What do hard money lenders look for?
  • How is hard money different than other loans?
  • How do you qualify for hard money?
  • Is hard money better than banks?

Becoming hard money proficient will put you miles ahead as an investor. 

Ready to nail the basics?

What is Hard Money?

Hard money is a short-term loan designed for real estate investors. Hard money lenders focus on lending money on undervalued properties in need of rehab.

Hard money loans are short term – usually around six months or a year – and are designed to help buy properties to fix up.

While “easier” than traditional bank loans, hard money loans are also more expensive due to higher interest rates. Which brings us to the most important quality of hard money loans: they’re fast.

In real estate investing, discounted properties typically require fast-closing deals. Hard money loans can help you take advantage of prices while they’re low, and: 

  • Save on the property cost to begin with
  • Get more from selling or refinancing the property.

These savings more than cover the costs of a hard money loan for most investors.

The speed of hard money makes it valuable for newbie and seasoned investors alike. Hard money loans are made for real estate investors.

How Does A Hard Money Loan Work? 

What do hard money lenders look at? There are two main factors lenders of hard money consider.

Loan-to-Value Ratio

An important number a lender takes into account is the cost of the property. The ratio of the loan they offer and the cost is important for you to know.

Let’s say you have a property with a current appraisal of $200,000. Then you get a loan for $100,000. The loan is half of the value of the home, so your loan-to-value is 50%.

After Repair Value (ARV)

ARV, after repair value, is another important factor hard money lenders consider. The properties targeted by real estate investors are undervalued. They need work to be brought up to the standards of the surrounding community.

So, lenders look at not only the current value of the house, but also the future value of the house, after it’s all fixed up.

Many hard money loans are based on after repair value rather than loan-to-value. Your lender might offer you up to 75% – not of what you’re buying it for, but what you could sell it for by the end. 

What Does ARV Cover?

A key factor to ARV is that lenders will lend not only for the initial purchase, but for the fix-up costs. 

Many lenders will put money aside in escrows to use throughout the project to pay contractors and cover other renovation costs. 

If your loan considers ARV, it’s possible for you, with ZERO money down, to:

  • Buy a property.
  • Fix it up.
  • Either sell it (fix-and-flip) or refinance it (BRRRR).

After selling or refinancing, you use that money to pay the loan back.

Hard money is designed to build value into real estate. Understanding the role of the after repair value will help you immensely in your hard money investments.

How Is Hard Money Different from Other Loans?

Interest rates on hard money are between 2-5% higher than what you’ll find at banks. You can expect origination fees to be about twice as much. Appraisals will be close to the same.

So on paper, the rates and fees are higher, so it feels like you’re spending more. Which you are! But with hard money loans, you’re paying for:

  • Accessibility
  • Convenience
  • Flexibility
  • The opportunity to purchase properties you’d never be able to while relying on bank loans.

While hard money costs more than other loans, the potential value is also way higher. When sellers have discounted real estate, they want it sold fast. Banks can take 25-30 days to close. You can receive hard money in a matter of days.

Every week, we see hard money work to save people money.

When a recent client of ours bought a property, he saved 10% – just because he could close faster than the other five bidders. His savings on that purchase were $30,000: much more than double what he’ll spend on the loan transaction.

How Do You Qualify for a Hard Money Loan?

There are two kinds of hard money lenders. They each have different qualification requirements.

National Hard Money Lenders

National lenders lend in almost every state. They are larger organizations, backed by hedge funds and private equity.

National hard money lenders require:

  • A credit score check, and a good score.
  • Experience – at least five deals in the last three years. 
  • Properties to be in specific larger communities.

So if you’re new to investing, need to improve your credit score, or are looking at more rural properties, you may need to look into local lenders.

Local or Private Hard Money Lenders

A local, or private, lender will specialize in your state or area. Local lenders are much more likely to:

  • Not ask for a credit score.
  • Not require experience.
  • Lend for rural areas.

Local lenders are focused on the deal itself and whether it has good value.

When deciding which lender to use for hard money, always shop around to see what fits your situation now. And be aware that another lender may fit you better in the future.

Are Private Lenders Better Than Banks?

It’s impossible to say whether hard money lenders or banks are “better” for real estate. It all depends on your deal and where you are in your investment career.

When to Use Bank Loans vs Hard Money Loans

Bank loans will have lower rates and may be the better route if you:

  • Have had a successful investment business for over two years.
  • Make a lot of money at a W-2 job.
  • Have 3-4 weeks to close.

Hard money loans will be easier, faster,  and may work better if you:

  • Are newer to real estate investing.
  • Don’t have money up-front to invest.
  • Don’t want to put your own money into a deal.
  • Need to close within a week or two.

As long as a property promises income, hard money more than makes up for its higher rates with the speed and greater potential savings. Starting in hard money paves the way for you to work up to bigger funding opportunities.

Ultimately, your investment career should always have a mix of funding types. Bank loans, hard money, and OPM all have their place to work for you in real estate investing.

Where to Go from Here

Understanding money is key to successful real estate investments. When you put time into understanding money, you get control of it. With control, you can multiply your investment earnings four times over.

It doesn’t stop here. We want to help with your hard money education:

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 Combat Red Flags in Real Estate

3 Ways to Combat Real Estate Red Flags

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3 Ways to Combat Real Estate Red Flags

It’s time for a real chat.

Because we care about our clients and anyone else who decides to invest in real estate.

So, here’s the brutal truth: there are people who will lie to you in this industry. Lenders, realtors, other investors, and so on. Or only tell you half-truths.

I know. This is a HUGE surprise.

Okay, maybe not.

But, even if common sense and experience tells you that people lie, you can’t always believe it when it happens to you.

Why?

Because, more often than naught, you WANT something to be true, especially when it comes to making money. You want to believe you found an incredible deal, or an incredible lender, or an incredible something that nobody else has had the luck to find.

We all want those incredible moments to be true, right?

But most of the time, they’re just not.

So, what can you do to protect yourself and your wallet from real estate red flags?

Well, here are 3 tips we give to our clients:

First, if it seems too good to be true, it probably is.

For example, “If you buy this property, then you can generate $5,000 – $6,000 every month.”

Okay, that’s definitely a red flag.

Sure, we all want to make excellent cash flow on our properties. But, even in our competitive market, it’s near impossible to make $5,000-$6,000 every month on a standard rental in most towns or cities. The norm is more like $200-$500 a month…at least until a property pays off.

But, even then, making $5,000 – $6,000 every month with a single property is…too good to be true.

Unfortunately, we’ve seen this situation happen more than once to our investors. They get convinced of a sweet, sweet deal and jump into it. And…it doesn’t take long for them to figure out the person who convinced them to buy the property streeetched the numbers and the truth…a lot.

So, what can you do when a red flag waves in your face?

Ask questions.

Okay, someone told you something that’s too good to be true. Now what?

That’s right: ask questions. A lot of them!

For example, let’s say a lender quotes you a 4% rate when everyone else is quoting you about 10%.

Your first reaction is to cheer and think, “That’s amazing! I’m so happy I called this lender.”

But your second reaction should be, “Wait, why? Why is this lender quoting me so much lower than everyone else? What do they see that the other lenders missed? Why are they so much more forgiving and accepting of my financial history?”

There’s gotta be a catch.

Trust us, there is.

When lenders give quotes that are significantly lower than their competitors, it’s because they pad the rest of the loan with junk fees. They charge for everything, not just the loan itself. So, before you know it, you’ll be paying more than the 10% interest you would’ve paid with one of the other legitimate, honest lenders.

So always ask questions when a red flag pops up.

And, part of that process includes…

Getting a second opinion.

So, a red flag went up. Then you asked the lender, realtor, seller, investor, or whoever a bunch of follow-up questions to figure out if they’re telling you the truth…or yanking your chain and taking advantage of you.

Sadly, even if you grill this person, you might not get a direct or honest answer from them.

So, go and get a second opinion. Heck, get a third opinion! There are plenty of experts in the field to ask. Go out and see what they think of this “too-good-to-be-true” offer. Is it real…or fake?

Spoiler alert: it’s probably fake.

By taking these simple steps, you can protect yourself and your wallet from falling into a bad situation.

Just remember:

If it’s too good to be true, ask questions and then get a second, third, or even fourth opinion. Do your due diligence to save yourself a lot of hassle…and money.

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.

How Your Credit Score Impacts Your Real Estate Investments

How Your Credit Score Impacts Your Real Estate Investments

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How Your Credit Score Impacts Your Real Estate Investments

Did you know your credit score impacts your wallet…and the cash flow you get from your real estate investments?

Because the better your credit score, the better, easier, and more profitable your investments will be. Because your credit score determines your interest rates, the amount of money you need to put into each deal, and what kind of loans are available. If you have a low credit score, then you can expect to:

  • Pay high interest rates.
  • Put more of your money into each deal.
  • And have fewer loan options available.

So, yeah. Your credit score matters.

But…what is a credit score?

Well, basically, it’s a number between zero and 850, and this number helps lenders decide if they can trust you with their money.

You see, financial institutions don’t know you. Unfortunately, you’re just another face in the crowd. So, in order to get to know you better, they created a scoring system that helps them understand you and your financial habits.

Again, you want to aim for a high credit score. Generally speaking, anything below 700 is going to cost you time and money, and lead to a lot of disappointment and frustration.

How does your credit score get calculated?

Well, multiple factors get considered, but the two biggest ones are your payment history and amounts owed.

First, your payment history is exactly what is sounds like. Financial institutions can see how you pay your bills, how often you pay them, how late you pay them, and if you pay them at all.

As for amounts owed, this is how you utilize your credit lines.

For example, if Jane and Joe both owe $1,000 on their credit cards, they can still have very different credit scores. Because Jane’s card is maxed out at $1,000, while Joe’s credit card is maxed out at $5,000.

So, creditors see Jane as a risk, because she’s not managing her credit very well. She’s 100% tapped out.

Joe, on the other hand, isn’t a risk, because he still has another $4,000 at his disposal. So, unlike Jane, he’s only using 20% of his available credit. And creditors like that!

That’s why, at the end of the day, Joe’s credit score will be higher than Jane’s.

So, what kind of score should you really aim for? Well, for the best loans with the best rates, you’ll want a score that’s higher than 740. Anything above 800 is considered exceptional. If you have this kind of score, then you’ll likely always hear “yes” from lenders, rather than “no.”

Now, if your score lands between 670 and 739, then you’ll still be in a good position for a decent loan with decent rates.

Anything below 670 is…not so good. But that’s okay, because there are easy ways to quickly raise your credit score.

#1: Add more credit to your credit line

Remember Jane? Well, she can go to her credit card company and ask them to raise her limit from $1,000 to $3,000. That would drastically impact her credit score, because she’ll go from using 100% of her available credit to only 33%.

#2: Get authorized on someone else’s GOOD credit account

A good credit account means it’s paid on time, it’s existed for a while, and it has a low balance. So, think about asking a parent, a friend, or someone else you trust if they’ll add you as an authorized user to their credit card account.

#3: Go private

This means borrowing money from someone or someplace so you can pay off all of your credit cards for 60 or so days. During that time, you can apply for more credit.

Basically, your credit score determines your path. If you want to pay lower rates, use less of your own money, and have more loan options, then you need to focus on raising your score.

Just remember, a high credit score will make your fix and flips, rentals, and other real estate investments a whole lot easier and way more profitable.

Happy investing!

What is BRRRR?

What is BRRRR?

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What is BRRRR?

Did you know you can buy properties with as little as zero down? It just takes an easy investment strategy many investors call BRRRR.

Although the term “BRRRR” was coined by Bigger Pockets in recent years, the investment strategy has existed for decades. Some call it zero down, some call it Quick to Buy, Quick to Refi. Whatever you want to call it, it’s all based on buying properties with as little as zero down.

So, what is BRRRR?

Well, let’s break it down piece by piece so you understand how to approach each step. That way you can generate the highest cash flow possible.

The B in BRRRR stands for “Buy.”

Now, how do you buy properties correctly when using the BRRRR method?

First, you need to buy under market properties with a short-term loan, like hard money. You shouldn’t buy retail properties that are already fixed up and ready for tenants. These are supposed to be value-add properties, meaning you add value to them. That way you immediately create equity in the project.

Second, you need to be able to buy properties FAST. The faster you can buy, the better the deals. Because sellers want to sell fast. Even if you bid lower than three other investors, you can still get the property if you can close quickly. Because speed nearly always wins.

The first R in BRRRR stands for “Rehab.”

The properties you buy using the BRRRR method will need rehab to bring them up to rental grade. That means simple, but durable renovations. You don’t need to aim for high end finishes like granite countertops or new, expensive cabinets.

Even so, the work you do should add value to the property. That way when an appraiser shows up, they can see you’ve improved it and now it’s worth more than what you bought it for. Again, think about creating equity. Equity is key!

The second R in BRRRR stands for “Rent.”

The moment you decide you want to try the BRRRR method, you should start researching rental numbers immediately. Go onto Zillow, Craigslist, or Rents.com and find out what other people in your target neighborhoods are charging for rent. That way you’ll know if a property will produce good cash flow BEFORE you buy it.

And once you know what your numbers are, go ahead and start accepting applications for tenants. It’s okay to look for quality, trustworthy people to live in your home even before you have the home ready for them.

The third R in BRRRR stands for Refinance.

Refinancing into a cheaper, long-term loan is the next step in the BRRRR method…and it’s where you get to capture the equity you created in the “Buy” and “Rehab” steps.

How?

Well, if you did those first two steps right, then you bought an under market property and then renovated it to add value. The gap between the buy and the rehab is your equity. And you can use that equity (rather than the money in your own pocket) to pay for your new loan’s down payment. That’s how the zero down portion of this strategy works.

Finally, the fourth R in BRRRR stands for Repeat.

The whole benefit of BRRRR is that you can repeat the process over and over…and over. As long as you find good, under-market properties and create good equity, you don’t need to wait to save up for a 20% down payment. You can complete this process whenever you want and however often you want.

And, at the end of the day, always remember your lender matters. When it comes to BRRRR, you want a lender who can help you maximize your hard money loan, and help you refinance into a traditional loan FAST.

So, if you’re ready to jump in and try out the BRRRR method, our team is always here to help.

Happy investing!