Tag Archive for: Real estate investing

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! 

VRBO Investment Properties: A Smart Way to Grow Your Income

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Thinking about owning a vacation rental? VRBO investment properties are a great way to earn extra income while building long-term wealth. These properties allow you to rent out homes or condos to short-term guests, usually in popular vacation spots.

For example, imagine owning a cozy cabin in the mountains or a beachside condo. By renting it out on VRBO, you can earn nightly income while still enjoying the property yourself when it’s available.

One of the biggest perks? Short-term rentals often bring in higher income compared to traditional long-term leases. If your property is in a high-demand area, a few booked weekends could cover your mortgage payment for the month.

Of course, success with a VRBO property requires smart planning. Location is key. Travelers look for destinations that offer great attractions, beautiful scenery, or unique experiences. You’ll also need to think about property management, like cleaning and maintaining the home.

Done right, VRBO properties can be a game-changer for your financial future. They help you pay off debt faster and enjoy life more, giving you both cash flow and a fun asset you can call your own.

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 VRBO 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! 

Private Money vs. Hard Money: What’s the Difference for Real Estate Investors?

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Today we are going to discuss hard money vs private money. As a real estate investor, you’ll hear the terms private money and hard money tossed around a lot. Both can help you fund deals, but they come with key differences. Knowing these can save you time, money, and stress.

Let’s break it down.

Hard money loans come from professional lenders. These lenders specialize in quick, short-term loans for real estate deals like flips or rentals. Hard money often means higher interest rates and fees, but you get speed and reliability in return. For example, if you find a fix-and-flip deal that needs to close in 10 days, hard money might be your go-to.

Private money, on the other hand, usually comes from individuals—friends, family, or other investors. These loans often have flexible terms since the lender isn’t a professional. Imagine asking a retired family member to fund your next rental in exchange for interest payments. With private money, relationships matter more than a credit score.

So, which is better, hard money vs private money? It depends on the deal. If you need speed and structure, hard money may be the answer. If flexibility and trust are key, private money might work best.

Contact Us Today! 

Which is best for you, hard money vs private money? 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! 

Raise your credit score today! 

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Never underestimate the power of your credit score as a real estate investor! Your credit score could easily make or break your next deal. Remember, the best part of real estate investing is that anyone from anywhere can begin building wealth if they know how to use leverage! However, the biggest piece of leverage is an investor’s credit score. Are you setting yourself up for success? Let’s take a closer look at how you can raise your credit score today!

  1. Identify the problem: Are you using a personal credit card to cover business expenses? If so, that will decrease your credit score dramatically.
  2. Usage Loan to the Rescue: A usage loan can be used to pay off credit card debt and in turn raises your credit score.
  3. Open Business Credit Cards: Once your credit score is back on track, get into the habit of using business credit cards to protect your personal credit score long term. 

It’s really as easy as 1, 2, 3! By getting back on the right track with your credit score you will have the flexibility you need to succeed! 

 

Contact Us Today! 

Is your credit score where it should be? Contact us today to find out more about a usage loan and how you can boost your credit score quickly.

Free Tools For You! 

We also have free tools available! Download the Credit Score 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! 

What Is Hard Money?

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Today we are going to answer the question, “What is hard money?” Hard money is a quick and flexible way for real estate investors to get funding. It’s different from traditional loans. Instead of banks, private lenders provide the cash. The loan is backed by the property itself, not your credit score or income.

Think of hard money as a bridge. It helps you close deals fast or fix up properties when traditional lenders might slow you down.

For example, let’s say you find a fixer-upper with huge potential. A regular bank says no because the property needs repairs. A hard money lender, on the other hand, sees the property’s future value. They offer you a loan based on that. This gives you the chance to buy the property, renovate it, and either sell it or refinance with better terms later.

The trade-off? Hard money loans often have higher interest rates and shorter terms. They’re not meant for long-term financing, but they’re a powerful tool when used wisely.

If speed and flexibility are key, hard money can open doors that traditional loans keep shut. It’s about making the deal work, even when the numbers seem tricky.

Ready to learn how to use hard money the right way? Stick around for more tips and insights!

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! 

Hard Money vs Private Money: Do You Know the Differences?

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Today we are going to discuss hard money vs private money. As a real estate investor, you’ve probably heard terms like hard money and private money thrown around. While they may sound similar, these two types of loans have important differences that can impact your deals. Therefore, by knowing which one is right for you can save time, money, as well as stress.

What Is Hard Money?

Hard money loans are usually offered by local institutions or individuals. To clarify, these loans focus on the property’s value as opposed to your credit score or experience. Here’s how they work:

  • Asset-Based Lending: Hard money lenders care more about the deal rather than your financial history.
  • Flexibility: Hard money loans offer flexible terms, therefore making them ideal for unique deals like cross-collateralization or projects needing 100% financing.
  • Quick Approval: If you need fast funding in order to close a deal, hard money loans are your best bet. Approval can happen in days, not weeks.

Example

You find a great fix-and-flip project but need 100% financing: A hard money lender might offer that if the deal makes sense. They focus on whether the property has enough value, rather than your credit score.

What Is Private Money?

Private money loans usually come from larger lenders backed by Wall Street funds. These loans have stricter requirements, however they often offer lower rates for those who qualify. Here’s what you’ll find:

  • Stricter Criteria: Private money lenders look at your experience, credit score, as well as liquidity.
  • Lower Rates for Experienced Borrowers: If you’ve flipped several properties or have solid financials, you may get better rates.
  • Fixed Guidelines: Private money lenders have specific loan programs you must fit into, such as 90% purchase financing and 100% rehab costs.

Example

You’re an experienced investor looking to fix and flip a property. A private money lender could offer better rates if you have a high credit score as well as some money to put down.

Key Differences Between Hard Money and Private Money

Feature Hard Money Private Money
Focus Property’s value and deal strength Investor’s credit, experience, and liquidity
Flexibility Highly flexible, deal-specific Strict guidelines, fits into specific boxes
Approval Time Fast approval, often within days Longer approval process
Down Payment Can offer 100% financing for strong deals Typically requires 10% or more down
Best For New investors, quick closings, unique deals Experienced investors with time to qualify

When Should You Use Hard Money?

Hard money loans are perfect if you:

  • Need fast funding for a time-sensitive deal
  • Have little experience but found a solid investment
  • Require creative financing, such as cross-collateralization
  • Are dealing with smaller or unique properties

When Should You Use Private Money?

Private money loans might be your best option if you:

  • Have experience with flips or rental properties
  • Have a strong credit score and liquidity
  • Want lower interest rates
  • Can wait longer for approval

What’s Best for You?

At the end of the day, hard money and private money both have their place in real estate investing. However, if you need flexibility, quick approvals, or 100% financing, hard money is the way to go. On the other hand, if you have a solid track record and can fit into stricter guidelines, private money may save you some costs.

Need Help Finding the Right Loan?

At Hard Money Mike, we offer tools like our Loan Cost Optimizer to help you compare hard money and private money rates. Whether you’re looking for 100% financing or need a specific loan for your fix-and-flip, we’re here to help you get the deal done.

If you have questions or need guidance, leave a comment below or contact us for more details. We’re here to help you find the best option for your next project!

Watch our most recent video to find out more about Hard Money vs Private Money.

Small Town Investing: How to Energize Your Real Estate Deals

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Small Town Investing: How to Energize Your Real Estate Deals

Why Invest in Small Towns?

Today we are going to take a closer look at how you can energize your real estate deals when doing small town investing. Small towns often get overlooked by big banks and private lenders. However, investing in these communities can be a goldmine. Most importantly, you’ll help the community grow as well. Here at Hard Money Mike we have the flexibility to help you accomplish your real estate investing goals! Let’s take a closer look! 

Financing Options for Small Town Investors

1. 100% Financing

If you find a great deal, you might not need any money upfront. We can finance up to 100% of the purchase as well as the rehab costs.

2. Fix and Flip Loans

These loans cover both the purchase and renovation costs. Therefore these loans are perfect for properties that need a little love.

3. DSCR Loans

Don’t have a high income or perfect credit? No problem. DSCR loans instead focus on the property’s income, not yours. We offer these loans for properties for as low as $50,000.

4. Finish-a-Project Loans

Stuck with an unfinished project? We provide loans to help you complete it.

Example: A Success Story from Oklahoma

Imagine buying a house for $40,000, putting $30,000 into renovations, and then having a property worth $120,000. This isn’t just a dream. We helped an investor do just that in a small town in Oklahoma. She bought several properties, renovated them, and either rented them out or sold them. In just 18 months, she turned her initial investments into a thriving portfolio.

Steps to Start Investing in Small Towns

First, Find the Right Property

Look for undervalued properties. These can be homes that need a little TLC or rentals ready to go.

Second, Get Financing

Don’t worry if big banks turn you down. Look for lenders who specialize in small town investments. They offer flexible options and don’t always require perfect credit.

Third, Renovate and Improve

Fix up properties to make them attractive. A well-renovated home can bring new residents to the town.

Finally, Rent or Sell

Decide whether to keep the property as a rental or sell it for a profit. Both options can be lucrative in small towns.

Making Money While Helping Your Community

Fixing up homes does more than fill your pockets. It revitalizes the community. Updated homes attract new residents, which boosts the local economy. Plus, it brings life back to once-vacant houses.

Why Choose Us?

We understand small towns because we come from them. We offer:

  • Flexible Loans: Not based on your credit score or income.
  • Quick Approvals: Get your project moving fast.
  • Personal Touch: We’re here to help you succeed.

Ready to Invest?

If you’re ready to start investing in small towns, reach out to us at The Cash Flow Company. We have tools like the Deal Analyzer to help you find and finance the best deals.

Watch our most recent video to find out more about:Small Town Investing: How to Energize Your Real Estate Deals

Why Do Lenders Sometimes Reject Your Real Estate Investment?

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It’s important to learn about what lenders consider ‘bad deals’ so that you can avoid those pitfalls and get the money you need for your real estate investment!

As a lender, our #1 goal is to make sure our investors are putting money into strong projects with relatively guaranteed returns. It’s in everyone’s best interest to be critical of questionable deals so that no one ends up in the hole.

Especially if you’re a new investor, you can learn a lot by talking to your lenders about what they’re looking for and how they determine the strength and safety of a real estate investment. 

Today, let’s dive into some of the red flags that could get your investment rejected by a lender:

1. Tight Margins

Lenders look for a minimum 15% profit margin. 

This means you’ll ideally need a loan for somewhere between 70-75% of the After Repair Value (ARV). That gives you a 25-30% buffer to cover interest, closing costs, and maintain that 15% profit margin.

A loan that crosses into 80-85% ARV territory is too close for comfort. With that large of a loan, your margins are slim, and the likelihood you’ll turn a profit gets increasingly unlikely.

Especially if you’re a new investor, you can feel a lot of pressure to get in the door and get moving. However, our 25+ years of investing experience has shown that it’s far better to do 1-2 good deals a year than 4 bad ones that could potentially lose you money. 

Be patient and critical. Selecting projects with a comfortable profit margin of 15% or higher is a much safer investment than one that needs a 85% ARV loan.

Lenders want to see you make money. If you’re not making money, then your investment career will be short lived, and lenders want to see you set up for future projects.

2. Fuzzy on the Numbers

When you meet with a lender, you need to demonstrate that you understand how the numbers and money fit together. Show your lender that you understand…

  • ARVs
  • Scope of the project
  • Purchase price

If you’re fuzzy on the numbers, it’s a red flag for lenders. 

The less you know, the more risk your lender takes on by giving you money. Even if the deal has a good profit margin or ARV, if you can’t articulate and explain that, it’s a bad deal for your lender.

Take time to understand your own numbers. Be able to defend it as a good real estate investment! 

It’s okay to ask questions and do research—you’re always welcome to reach out to us with your questions! 

But do all that learning before you’re in a meeting, asking to borrow money.

3. Dishonesty

If you lie to your lender about anything, expect them to decline your deal the moment they find out.

It’s far better to be honest—about bankruptcy, foreclosure, credit card debt, savings, etc.—than to wait for us to find out.

Lenders need to be able to trust you, so don’t hide information from them.

If you’re a new borrower, it can be tempting to inflate your expertise, even to pretend you’ve done this before. Be honest that you’re starting out, but then show them that you understand the numbers and are prepared.

Dishonesty can ruin your reputation and relationship with a lender. 

Even if there’s information you’d rather sweep under the rug, it’s better to be 100% honest.

The Bottom Line

At the end of the day, most lenders (including us!) want to work with honest people who know their numbers as they build wealth through real estate invesment.

In the current economy, banks are offering fewer loans, so building good relationships with smaller lenders is increasingly critical for successful investing.

If you have a deal you want us to look at, reach out to us at Info@HardMoneyMike.com. We also offer many tools and loan options that can help you learn more about investing.

Our goal is to partner with you so that all parties come out on top.

Visit our YouTube channel for educational videos about real estate investing.

What Makes a Good Real Estate Investment for Lenders?

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As an investor, you should know what your lender is looking for when they’re looking for a good real estate investment. 

Recently, we discussed the 15% rule and why that 70–75% ARV is so important to ensure a profit on your deals. 

We want to make sure you’re prepared for all the ins and outs of real estate investing so you’re not surprised by any fees or payments. 

Part of that is understanding what a good deal looks like from the lender’s perspective.

What is Your Lender Looking For?

When we look at deals, we’re looking to fund 70–75% of the ARV. The final 25–30% are taken up with your profits, closing costs, and other fees.

However, when determining our numbers, there are three things we look at:

  • Purchase Price
  • Selling Price (ARV)
  • Rehab Costs

These three elements and the way the numbers balance between them tell us a lot about a property and an investor.

If an investor is looking for an ARV of $200,000, then we’re going to look at the moving pieces under the rehab proposal to make sure that’s a reasonable ask. 

Additionally, a $200,000 market is very different from a $1M market, and your lender wants to make sure all the numbers and features of the property line up for the target market.

As lenders, we also want to know that you understand the relationship between how much you’re going to need, how much we’ll lend, and how much you’ll sell for. Understanding all of this is critical if you want to be profitable.

Returning to our example, here’s where the numbers stand:

  • Purchase Price
  • Selling Price (ARV): $200,000
  • Rehab Costs: $30,000

75% of the ARV would be $150,000, the maximum loan most lenders will offer. 

When your lender looks at a deal like the one above, we want to see a purchase price of no more than $120,000. Combined with the rehab costs, that maxes out that $150,000 loan. Any higher than that, and it will be very difficult for you as an investor to turn a profit.

An unprofitable deal for an investor is a risky deal for a lender.

Of course you could dip into your profit margin and spend more. However, protecting that 15% is what lets you keep going in the real estate game. 

So What’s a Good Real Estate Investment?

A good deal is one where you put all these numbers together and prove that you’re going to make a profit.

Show your lender that you understand what it takes to bring this property up to the market conditions required for your ARV.

Especially if you’re a new investor, don’t feel pressured to take risks. It’s always better to do fewer deals if that’s what it takes to protect your profit margins.

Where We Come In…

We understand that numbers sometimes get confusing. But that’s why we’re here. We’re always happy to run through these numbers so that you understand your project before approaching a lender.

We also have free resources that can help you learn more about your investment options.

If you have any questions, reach out to us at Info@HardMoneyMike.com or fill out a contact card.

Happy investing!

How to Finish the Project With a Hard Money Loan

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If you have a property that’s draining your cash, look into a hard money loan that can help you finish the project and get it off your plate.

A lot of clients reach out to us who have started a project – a flip, a rental, etc. – and are struggling to reach the finish line. 

Delays in the real estate world can quickly cost thousands of dollars, so how can you avoid those issues with a hard money loan?

The Problem With Stalled Projects

Stalled projects cost money in a few different ways.

1. Payments: 

You have taxes, insurance, and loan payments for as long as you are in charge of that property. The longer you hold onto the property, the longer those payments are coming out of your pocket.

2. Missing the Market:

Real estate markets move fast. Although a delay of a month or two can feel small, missing the market often makes it difficult to sell the property. 

The most common way around this is to lower the asking price by a few percentage points… which is then more money that you’re not making in that deal.

Why Should You Get a Loan to Finish a Project?

Let’s look at some real numbers you might encounter if you were struggling with a stalled project:

For even a two month delay, a project can easily cost $5,700 in payments alone. 

Let’s consider the fact that this investor also likely missed the peak market. If they were hoping to sell this property for $400,000, then decreasing the asking price by 5% would immediately result in a $20,000 market loss. 

That is both discouraging and super costly… but it’s also avoidable with the right kind of loan.

How Does Hard Money Help?

If your project is 60-70% complete and you just need a loan to help you cross the finish line, hard money loans might be right for you.

These loans are flexible. Because you’re not looking to pay off the full amount, only cover the last leg of the project, it’s typically easy to work out a deal with a lender.

A Finish a Project loan does not take over everything. It doesn’t refinance the project. They’re designed to help you complete what you’ve started as quickly as possible. That way you don’t miss out on the market or get stuck with months of additional payments. 

Looking for a Finish a Project Loan?

If you’re interested in a Finish a Project loan, reach out to us! You can check out our page about these particular loans or contact us at Info@HardMoneyMike.com.

We’re more than happy to discuss your options and help you find the right path towards your success.

Happy investing!