@@BorderGuards Conventional means that the loan is sold to Fannie/Freddie on the secondary mortgage market. A local bank / credit union loan is one that a local bank or credit union originates and holds the paper and services it, rather than selling on the secondary mortgage market.
@@freedom_mentor Long time ago, I tried to get a loan against a investment property and was turned down because I did not have the income then to buy the properties. Now the homes have gone up 800% since the 1990s :(
I spent hours researching things and talking to some people online, then watched this video and this was way more informative than everything else I found online, great info
I said it once, I’ll say it again , you da Mannnnn ! I started watching your videos in 2017 with a net worth of -$30k (college loans) . 2 flips and 10 rental properties later with your videos, I now have a net worth of $800k and I just turned 29 . I still drive my old Chevy 2001 Silverado from the beginning and recycled all my profits back into investments. Told myself I would not buy a new vehicle until I hit 1million. A quote you said in one of your first videos stuck with me “you don’t have to look rich, you don’t have to act rich, you can just be rich !” . Near a millionaire today and no one in my family knows . Mother has a clue I’m making money but not 100% sure lol.
@@Sakrific3r Nope still have the same truck (Chevy Silverado 2001). Only this time now I just recently bought my first apartment complex this past December (17 units). Once our remodel is complete, we expect it to bring in roughly $6000/mon NET after all expenses paid. After the remodel I am considering finally buying a new truck just for the tax deductions I can get with the new "bonus depreciation" IRS tax law. Not to mention my net worth will for sure be over the $1mil mark once the remodel is complete. (currently at $955K before the remodel) But we will see what happens, I kind of like having stealth wealth. Its just a Vibe knowing you are the richest person in the room and nobody would ever guess.
As a broker, the bulk of my business is non-QM. I’ve been surprised to find that you nailed it, Phil. Most brokers don’t want to mess with non-QM. The most popular product I’m closing in non-QM w/ investors is the DSCR loan. We don’t look at income at all with DSCR. The property qualifies using a 1007 appraisal to determine expected cash flow and closes faster than most other options.
Just watching this video now and saw your comment. Out of curiosity what is the appraisal process like? Do you hire a local person to view the property or do you simply look online for the value? Trying to educate myself some since I am in the market for a refi using dscr.
@@BrianWingard oof just seeing your comment now, my bad! We order a local appraisal and an appraiser gets rental comps and defines an expected rental income. Some of my lenders will allow you to use Airbnb income history or AirDNA numbers if the property was already being used as a short term rental. Depends on the scenario but typically the appraisal is done in person.
Portfolio lenders are definitely the way to go if you plan on scaling your rental portfolio. A couple things to note are that different loan types also have different origination and processing fees associated with them and that different lenders may have different lending requirements (i.e. min loan balance, DSCR, and prepayment penalties). For a new investor, it's definitely worth the time to speak with AS MANY lenders as possible when they're just getting started so that they can shop the best rates and terms.
Hi Phil, I own Landmark Capital Mortgage in Arizona, I'm a Non-QM Mortgage Broker and we specialize in Investor Loans. I'm an Investor as well. Here to help your subscribers. Thank you!
Do you do cash-out refinance or a HELOC for a rental property (Paid off) that is under a LLC? I own multiple properties, most with mortages. For this cash-out refinance, the property is paid off. Would the multiple mortgages in my portfolio affect my chance?
An absolute WEALTH of information. Absolutely invaluable. And thanks for answering the question about the down payment most of these podcast fail to mention that. There's no way around it. I have heard mentioning of crowdfunding if you care to elaborate.
Crowdfunding initially had huge momentum but then it suffered some major setbacks due to piss poor underwriting departments that didn't know what they were doing and bought the wrong properties at the wrong prices and with the wrong management. Whether the source of the funds is 1,000 people putting in $5,000 or an investment fund or private bank putting in $5MM; the underwriting is the key. There has always been more money for real estate than good deals. Sourcing money from the crowd was never needed to begin with; we already have all the money we will ever need for real estate. What's missing are good deals that are purchased and operated by smart investors.
I have never seen this actually happen to anyone, ever. If the LLC is 100% owned by the very same person, in my experiences over the past 20 years, no lender has ever enacted their rights under the security instrument to call the loan due.
Sooooo much good info and advice here Phil. Thanks again! The various scenarios provided were essential to getting my head around these financing options. You really opened some doors for so many wandering. I was hoping you would offer recommendations to Lenders, and you did! Cheers!
Amazing advice as usual. I just went through this a week ago on our first vacation rental property. Conventional loan in Florida. Ran into every problem mentioned regarding LLC.
I will be brief with what I do. I'm a financier building my profession around business professionals like you with hopes of synergy for the growth of each other's business. Should you be looking for finances to sustain your business/personal interest, kindly look into 52G Finance LLC. We specialize in personal loans, business loans, project finance e.t.c with a very competitive/low rate to local and international borrowers(Your location is within our jurisdiction). Our terms includes great features to help stabilize your business before repayment. I can send more information if interested. The rate are welcoming I assure you.
At a recent Real Estate Investor meeting I met a guy from TAM Lending. Sounds like they are doing the Port Folio lending as he explained it just like you did about focusing more on the property than the applicant
In 2023, no bank is making loans for rental properties for decent rates. It's all high interest rates. This was great advice for the time when rental property loans could be found 3-5%. Those just don't exist anymore.
So, a question for you...we payed 20% down and needed the higher investment property fixed rate 30 year loan...the question is “After four or five years go by, we decide to move into our residential rental triplex and rent the other two units out short term to tourists and local rental laws CHANGE and BAN short term rentals...Are we “Grandfathered in” ? Does the county have to accommodate us or does the lender have to compensate us?
(1) If you make your 3 unit your primary residence, when you move in, refinance into an owner occupied conventional loan to get a lower interest rate (and a lower down payment). (2) The short term vacation rental question is more complex. You may NOT be grandfathered in. I wasn't on 5 of my vacation rentals in Daytona Beach. I could have sued the City, and perhaps after 4 years of litigation, I may have won. But I could have lost too. So I didn't take them to court. The Achilles Heel of short term vacation rental investing is if you are doing it in an area that legislators in that region are trying to ban in.
@@freedom_mentor thank you for the information Phil. My wife and I bought a house with 2 separate ohanas on the property. It was not our intention, but, as it turned out, we needed to finance as an investment property because the state of Hawaii required this because of the fact that our primary residence is not on island. As it has turned out, we have a great property manager whom found us great long term Tenent’s to rent and live in the house for the few years before we move. Someday we wish to cater to tourists whom visit the area, but we have come to find, that Hawaii’s local government is in bed with the large hotels that will oat likely present another problem for us to find a way around in the future..🌈😃🤙
For conventional, what about buying it in the personal name and then Warranty deeding it into the LLC, that way the title insurance policy remains and doesn't get voided like with a quit claim deed?
Maybe. Most title insurers will not issue title insurance when there is a mortgage lien recorded against the property; while in theory, the title agent could simply insert an "exception" to the title policy; almost none of them will.
Thank you for the information Phil. This video was timely for me. I have recently been looking to refinance one of my properties. I appreciate you so much!
I will be brief with what I do. I'm a financier building my profession around business professionals like you with hopes of synergy for the growth of each other's business. Should you be looking for finances to sustain your business/personal interest, kindly look into 52G Finance LLC. We specialize in personal loans, business loans, project finance e.t.c with a very competitive/low rate to local and international borrowers(Your location is within our jurisdiction). Our terms includes great features to help stabilize your business before repayment. I can send more information if interested. The rate are welcoming I assure you.
I always bought rentals on 10 years loans with the goal to pay them off. Now you say dont pay them off.....ill need to see your video on that. Ultimate goal, build networth and cash flow...
Isn’t that wild? First time in my 20 years in real estate that investor loans based on the performance of the property can have better terms than conventional loans based on the credit worthiness of the borrower.
Phil, What’s your recommendations for someone with no W2 job who wants to get into 5+ units multi-family buy and hold? I can come up with down payments. The property will cash flow to cover expenses and debt service but I’m running into a lot of “No W2, no loan” responses from lenders because I don’t have a job. I own 1 rental and my primary residence, both free & clear. No credit card or any personal debt. Somehow this doesn’t matters to the lender.
Hey Phil thanks for what you do, my problem is understanding asset lending which gurus teach is based on the property and not the investor i have found that to not be true my credit was the deciding factor and then i was told asset is hard money. iIm 62 yrs old retired cant find that one opportunity just one to gain credibility. Its frustrating when nothing is guaranteed.
And then only buy deals regardless of the financing that have DSCR >1.5. Google DSCR. Which usually means you are also >$300 net between PITI and rent. Best to you.
What about for commercial loan like for a multifamily property, without experience. I want to invest in multifamily but most lenders are requiring experience
Hello Phil, great video and thank you for posting. Question. Are there creative ways to finance a new construction single-family home other than a construction loan? I look great on paper except for DTI due to losses from my rental properties.
Not that I am aware of. Construction loans are higher risks for lenders because they know, all too well, how difficult, complicated and risky developing a new house is; all the delays, unexpected problems, etc. I would NOT recommend building new. Buy existing and remodel.
@@freedom_mentor I’m building new but having guest houses attached to Airbnb here in New Orleans you can really remodel because a lot of properties are historic and can’t be change … city regulations
You don't want to structure a cross collateralization loan. You want each loan to be individual to the property, so that you can sell each property without having to get permission from the lender each time.
Hi Phil. Very interesting and educational video. I am considering start as real estate investor and I have a question. How Portfolio Lenders use Debt-to-Income (DTI) criteria to lend money? When the plan is create a big portfolio, Personal incomes plus cash flow from same properties are not normally enough to get a good DTI ratio, and if each property need to get a good DTI itself with the rental incomes, the mortgage should be around 25% of the rental incomes, and that is very difficult. I would appreciate your comments. Thank
They are not "my lenders". This video teaches you the fundamentals of how lending works for rental property. If you apply what was shared here, you'll be able to find the best loan program for your individual situation, regardless of which state you live in, in the United States.
Hi Phil, Love your super informative videos! I have a question about the subject in this older video. We're thinking about buying a single family home vacation rental. Current interest rates are going crazy compared to a year ago. I see 4%, 5%+. What do you think about doing a cash-out refi on our primary residence? I can get a 5/5 ARM with a rate of 2.65%. We owe about $215,000 on the home which is worth about $1.5M. Thanks! Russ
It sounds like you have a tremendous amount of potential capital to deploy into real estate; whether you did at 5 Year ARM or a 30 year fixed rate, you could pull out a substantial amount of capital from your primary residence to use as a down payment on an income producing property that had a 70% LTV first mortgage. So you could theoretically purchase a $2M+ property (or several properties that add up to that amount). Money isn’t your problem. I would guess the bigger issue is finding highly productive income producing properties to purchase as explained in this video: th-cam.com/video/64tQTTf-unI/w-d-xo.html
@@freedom_mentor Thanks for the quick response Phil! I hadn't thought about using the equity as a down payment vs buying a 2nd home outright. Even more investment potential. :-)
How many times have you dealt with insurance companies? They can be AWFUL! They have teams of brilliant lawyers that spend all day coming up with ways NOT to payout claims; whether a property specific policy or an umbrella policy. And they always have limits. Owning each property in its own LLC is the best umbrella policy.
If the demand is healthy and people are holding longer than ever then why do you think things will change in 6 mos to a year? Interest rates going up? Long term holders will start selling again?
I own several properties that were built before 1945. They don't make them now like they used to! I love older properties. Asbestos siding is awesome. It's much better than wood or vinyl siding. As for lead based paint, since you just paint over everything, unless you test, you never really know if it was lead
SO i cant use this for my down? or you can use this but you have to earn the cashflow to pay the down in anytime? someone please help me understand, i am a slow learner.
Wait , how about down payment? I have a few banks that would do a 10% down for a rental residential home at prime rate. If I go with a credit union would they do a 10% on a rental or they wold ask for the 20+ down ?
Thanks Phil! What are your thoughts on fixed vs adjustable rate ARM ? Looking to purchase a second home that we will use ourselves and rent seasonally. Planning to have it for decades to come. Likely to refinance in around 5 years or so to pull out equity for another real estate purchase. Quotes in hand today for fixed rate conventional 30yr around 3% (for 2nd home) and a 10/1 ARM (portfolio) around 2.875%. What do you think?
I am new to this channel - great info Phil. What are your thoughts on a Brrrr using a home equity line with the intent to refi after that first year is up. Why would I not go with this method instead of going to get one of the 4 loans types you mention. Also, with the prices of houses where they are now, seems like those higher interest rates would kill the cash flow that would normally be available to a conventional or local/union borrower. Should I assume those non QM and portfolio loans are only to be used short term? Thanks again!
HELOCs are wonderful! BUT, make sure you lock in low, long term fixed rates when you can. The problem with HELOCs is that there is a small risk that rates will increase and then you'll wish you locked in a fixed rate. Use HELOC money for short term uses.
Hi Phil thank you for video!! So I have 6 free an clear rental thats being rented an I am still a sol prioritship what do you recommend I do at this point? I also own a piece property city water an sewer in a great location for apartments. Do I go borrow money against these 6 homes an with who an do I switch to a llc or scorp or stay where I am at? Thank you!!
Hello! Do you know where can I find a loan to build a vacation home in Cancun? I live in US. I am a foreign in Mexico. I own 3 lots in a vacation development there.
Hi Phil, Thanks for the video. I checked google reviews for Finance of America Commercial and was surprised to see it got a rating of 2.3 our of 15. Appears they give approval letters only to pull out when in escrow. Can you comment on that?
Don't work with FoA Commercial. They even screwed me! They were really nice to me for a while. I gave them my recommendation on this video. And then afterwards, they have been awful. Don't work with them.
Thank you, Phil, just found you, and wish I found you earlier! I paid cash for a rental property since the price was so low (a friend sold it to me at about a third of its value) and I was told I wouldn’t be able to get a good interest rate. I have a great cash flow, but after watching your video, I see that I probably should have gotten a loan. Is there anything I can do about this now? Thanks so much. (I don’t know if Phil is still checking these comments, so would someone else please reply to me if you have any suggestions? Thanks!)
Absolutely you can do a refinance! The loan amount will not be based on just the appraisal though, they will do the lesser of the appraisal or the purchase price. But you could pull out at least 75% of the purchase price to use on the next deal. Rates have crept up in the past two weeks since I shot the video so it would be a good time to get moving on this refinance!
I will be brief with what I do. I'm a financier building my profession around business professionals like you with hopes of synergy for the growth of each other's business. Should you be looking for finances to sustain your business/personal interest, kindly look into 52G Finance LLC. We specialize in personal loans, business loans, project finance e.t.c with a very competitive/low rate to local and international borrowers(Your location is within our jurisdiction). Our terms includes great features to help stabilize your business before repayment. I can send more information if interested. The rate are welcoming I assure you.
@@freedom_mentor When doing a refinance on a already paid-off property, will they still look at the total debt/income ratio from all other properties? thanks.
I will be brief with what I do. I'm a financier building my profession around business professionals like you with hopes of synergy for the growth of each other's business. Should you be looking for finances to sustain your business/personal interest, kindly look into 52G Finance LLC. We specialize in personal loans, business loans, project finance e.t.c with a very competitive/low rate to local and international borrowers(Your location is within our jurisdiction). Our terms includes great features to help stabilize your business before repayment. I can send more information if interested. The rate are welcoming I assure you.
Great videos… I’m learning a lot. My question is can you remain anonymous in a non QM out portfolio loan. I’m new to RE and trying to get informed and get in the game.
@@OscarGomez-nq5hb Follow the rules outlined in this video. I don't know enough about you personally to be able to make a recommendation and I am not going to ask you about your personal finances through this public comment exchange either.
Every successful real estate investor has a mentor. Get your mentor here: www.freedommentor.com/apprentice
If a conventional loan is not a bank or CU loan then what is the definition of conventional loan?
@@BorderGuards Conventional means that the loan is sold to Fannie/Freddie on the secondary mortgage market. A local bank / credit union loan is one that a local bank or credit union originates and holds the paper and services it, rather than selling on the secondary mortgage market.
What do you think about a HELOC?
@@mchet9699 I love them, so long as you are using them for short term capital needs.
@@freedom_mentor Long time ago, I tried to get a loan against a investment property and was turned down because I did not have the income then to buy the properties. Now the homes have gone up 800% since the 1990s :(
I spent hours researching things and talking to some people online, then watched this video and this was way more informative than everything else I found online, great info
Agree and it is an eye opener. Most of the people on here are full of it or not as savy as this man. He's a blessing!!!
I said it once, I’ll say it again , you da Mannnnn !
I started watching your videos in 2017 with a net worth of -$30k (college loans) . 2 flips and 10 rental properties later with your videos, I now have a net worth of $800k and I just turned 29 . I still drive my old Chevy 2001 Silverado from the beginning and recycled all my profits back into investments. Told myself I would not buy a new vehicle until I hit 1million.
A quote you said in one of your first videos stuck with me “you don’t have to look rich, you don’t have to act rich, you can just be rich !” . Near a millionaire today and no one in my family knows . Mother has a clue I’m making money but not 100% sure lol.
Great job man I’am happy for you keep up the good work
This is motivating. I’m 22, decent credit but I don’t have proof of income so I just don’t know how to get started
Where are you today in your journey? New truck yet? 🤞
@@Sakrific3r Nope still have the same truck (Chevy Silverado 2001). Only this time now I just recently bought my first apartment complex this past December (17 units). Once our remodel is complete, we expect it to bring in roughly $6000/mon NET after all expenses paid.
After the remodel I am considering finally buying a new truck just for the tax deductions I can get with the new "bonus depreciation" IRS tax law. Not to mention my net worth will for sure be over the $1mil mark once the remodel is complete. (currently at $955K before the remodel)
But we will see what happens, I kind of like having stealth wealth. Its just a Vibe knowing you are the richest person in the room and nobody would ever guess.
@@simonmartinez8480 that is so awesome!!! Following you on following the dream. Thank you for the inspiration. Kevin
As a broker, the bulk of my business is non-QM. I’ve been surprised to find that you nailed it, Phil. Most brokers don’t want to mess with non-QM.
The most popular product I’m closing in non-QM w/ investors is the DSCR loan. We don’t look at income at all with DSCR. The property qualifies using a 1007 appraisal to determine expected cash flow and closes faster than most other options.
Just watching this video now and saw your comment. Out of curiosity what is the appraisal process like? Do you hire a local person to view the property or do you simply look online for the value? Trying to educate myself some since I am in the market for a refi using dscr.
@@BrianWingard oof just seeing your comment now, my bad!
We order a local appraisal and an appraiser gets rental comps and defines an expected rental income. Some of my lenders will allow you to use Airbnb income history or AirDNA numbers if the property was already being used as a short term rental. Depends on the scenario but typically the appraisal is done in person.
Do you lend in Illinois for rental property?
@@happycamper4483 I do indeed 👍🏼
Quick question,
What are the credit requirements?
Portfolio lenders are definitely the way to go if you plan on scaling your rental portfolio. A couple things to note are that different loan types also have different origination and processing fees associated with them and that different lenders may have different lending requirements (i.e. min loan balance, DSCR, and prepayment penalties). For a new investor, it's definitely worth the time to speak with AS MANY lenders as possible when they're just getting started so that they can shop the best rates and terms.
Love Sean videos!
Hi Phil, I own Landmark Capital Mortgage in Arizona, I'm a Non-QM Mortgage Broker and we specialize in Investor Loans. I'm an Investor as well. Here to help your subscribers. Thank you!
What is the typical rates for 800 credit scores?
Do you do cash-out refinance or a HELOC for a rental property (Paid off) that is under a LLC? I own multiple properties, most with mortages. For this cash-out refinance, the property is paid off. Would the multiple mortgages in my portfolio affect my chance?
This mortgage company is Closed.
Nobody breaks it down better than Phil.
Great video Phil and thanks for the resources! After 15 years as a realtor I'm still learning important "signal" in all of your videos!
Your channel offers so much free helpful info. It deserves way more among all real estate investing channels now.
Thank you for this info. I’m glad I found your content. There are other TH-camrs don’t talk about this important things.
That was great. You stroked my confirmation bias and outlined the plan that I had come up with to get into residential real estate.
Phil is always so clear on topics. You can tell he is so well versed on RE investing.
An absolute WEALTH of information. Absolutely invaluable. And thanks for answering the question about the down payment most of these podcast fail to mention that. There's no way around it. I have heard mentioning of crowdfunding if you care to elaborate.
Crowdfunding initially had huge momentum but then it suffered some major setbacks due to piss poor underwriting departments that didn't know what they were doing and bought the wrong properties at the wrong prices and with the wrong management. Whether the source of the funds is 1,000 people putting in $5,000 or an investment fund or private bank putting in $5MM; the underwriting is the key. There has always been more money for real estate than good deals. Sourcing money from the crowd was never needed to begin with; we already have all the money we will ever need for real estate. What's missing are good deals that are purchased and operated by smart investors.
When discussing cons of moving real estate out of your name and into the LLC you overlooked the most important: triggering the due on sale clause
I have never seen this actually happen to anyone, ever. If the LLC is 100% owned by the very same person, in my experiences over the past 20 years, no lender has ever enacted their rights under the security instrument to call the loan due.
Sooooo much good info and advice here Phil. Thanks again! The various scenarios provided were essential to getting my head around these financing options. You really opened some doors for so many wandering. I was hoping you would offer recommendations to Lenders, and you did! Cheers!
This is one of the most informative videos that I've ever watched on rental property loans. Thank yuo, Phil!
Thank you for covering that last few minutes Apple Rabbit Trail. You just took away all my question marks.
Great! Glad you found that the clarity that you needed. Let us know if you have any other additional questions.
You are a great speaker. The info u presented has changed my life.Thank you so much.
Wow ..what an energy and positive posture ..awesome Phil👍
this was the EXACT video I was looking for
Great to hear! Any other videos you'd like to see?
Amazing advice as usual. I just went through this a week ago on our first vacation rental property. Conventional loan in Florida. Ran into every problem mentioned regarding LLC.
I will be brief with what I do.
I'm a financier building my profession around business professionals like you with hopes of synergy for the growth of each other's business. Should you be looking for finances to sustain your business/personal interest, kindly look into 52G Finance LLC. We specialize in personal loans, business loans, project finance e.t.c with a very competitive/low rate to local and international borrowers(Your location is within our jurisdiction). Our terms includes great features to help stabilize your business before repayment.
I can send more information if interested. The rate are welcoming I assure you.
At a recent Real Estate Investor meeting I met a guy from TAM Lending. Sounds like they are doing the Port Folio lending as he explained it just like you did about focusing more on the property than the applicant
Looks like a mortgage broker that may originate Non-QM loans; they don't appear to be a Portfolio Lender.
I want Phil and Ken McElroy to do an interview together!
good idea
add Tom Wheelwright too
I agree.
Mos def
Let's be honest, they aren't in the same ball park. McElroy's AUM and industry reputation dwarfs this guy's.
thanks for the info Phil. You are always a go to for detailed information not found elsewhere.
In 2023, no bank is making loans for rental properties for decent rates. It's all high interest rates. This was great advice for the time when rental property loans could be found 3-5%. Those just don't exist anymore.
Wow, thank you! This video is jam packed with awesome information.
You’re a life saver Phil
Thank you! What was most helpful about the video for you?
So, a question for you...we payed 20% down and needed the higher investment property fixed rate 30 year loan...the question is “After four or five years go by, we decide to move into our residential rental triplex and rent the other two units out short term to tourists and local rental laws CHANGE and BAN short term rentals...Are we “Grandfathered in” ? Does the county have to accommodate us or does the lender have to compensate us?
(1) If you make your 3 unit your primary residence, when you move in, refinance into an owner occupied conventional loan to get a lower interest rate (and a lower down payment).
(2) The short term vacation rental question is more complex. You may NOT be grandfathered in. I wasn't on 5 of my vacation rentals in Daytona Beach. I could have sued the City, and perhaps after 4 years of litigation, I may have won. But I could have lost too. So I didn't take them to court. The Achilles Heel of short term vacation rental investing is if you are doing it in an area that legislators in that region are trying to ban in.
@@freedom_mentor thank you for the information Phil. My wife and I bought a house with 2 separate ohanas on the property. It was not our intention, but, as it turned out, we needed to finance as an investment property because the state of Hawaii required this because of the fact that our primary residence is not on island. As it has turned out, we have a great property manager whom found us great long term Tenent’s to rent and live in the house for the few years before we move. Someday we wish to cater to tourists whom visit the area, but we have come to find, that Hawaii’s local government is in bed with the large hotels that will oat likely present another problem for us to find a way around in the future..🌈😃🤙
My local state employees credit union is a portfolio lender 🤗
0 down with them on primary residence loans too. No minimum time of residency before you can move out and rent it out
Nice!
For conventional, what about buying it in the personal name and then Warranty deeding it into the LLC, that way the title insurance policy remains and doesn't get voided like with a quit claim deed?
Maybe. Most title insurers will not issue title insurance when there is a mortgage lien recorded against the property; while in theory, the title agent could simply insert an "exception" to the title policy; almost none of them will.
Thank you for the information Phil. This video was timely for me. I have recently been looking to refinance one of my properties. I appreciate you so much!
I will be brief with what I do.
I'm a financier building my profession around business professionals like you with hopes of synergy for the growth of each other's business. Should you be looking for finances to sustain your business/personal interest, kindly look into 52G Finance LLC. We specialize in personal loans, business loans, project finance e.t.c with a very competitive/low rate to local and international borrowers(Your location is within our jurisdiction). Our terms includes great features to help stabilize your business before repayment.
I can send more information if interested. The rate are welcoming I assure you.
@@larrycox697 what is your email address? I am in Canada.
Thanks Phil!
Excellent information, thanks Phil!
Awesome Video! Loved the way you presented. Great!
I always bought rentals on 10 years loans with the goal to pay them off. Now you say dont pay them off.....ill need to see your video on that. Ultimate goal, build networth and cash flow...
Hi Phil can you point me in the direction of twice moved portfolio lenders for manufactured homes? Thanks
I cannot. I am not aware of Portfolio Lenders specifically for manufactured homes.
Phil, great stuff. Are there porfolio lenders you can recommend in California? Thank you for the work you do.
Hey Phil God bless you and your family and everything that has to do with you.
Good realistic info Phil. Thanks for the lenders.
Mortgage Broker here, I'd argue DSCR has rates comparable to current (in some cases better) than current conventional lending.
Isn’t that wild? First time in my 20 years in real estate that investor loans based on the performance of the property can have better terms than conventional loans based on the credit worthiness of the borrower.
Thanks Phil, this clears up a lot of things. Information gold.
Phil, What’s your recommendations for someone with no W2 job who wants to get into 5+ units multi-family buy and hold? I can come up with down payments. The property will cash flow to cover expenses and debt service but I’m running into a lot of “No W2, no loan” responses from lenders because I don’t have a job. I own 1 rental and my primary residence, both free & clear. No credit card or any personal debt. Somehow this doesn’t matters to the lender.
Have you contacted any Portfolio lenders?
@@freedom_mentor thank you Phil
Yes that's the route I'm going to grow my rental portfolio non qm
Hello Phil thanks for this video, How can I use land I already own to get a loan to build rentals on the same property
Just what I needed. Thank you!
Do you have this in Canada?
Please, can explain about VA loan for investors.
Hey Phil thanks for what you do, my problem is understanding asset lending which gurus teach is based on the property and not the investor i have found that to not be true my credit was the deciding factor and then i was told asset is hard money. iIm 62 yrs old retired cant find that one opportunity just one to gain credibility. Its frustrating when nothing is guaranteed.
How large is your down payment? How well does the rental property cash flow? What portfolio lender are you contacting?
And then only buy deals regardless of the financing that have DSCR >1.5. Google DSCR. Which usually means you are also >$300 net between PITI and rent. Best to you.
This is wonderful and insightful. Thank you
You're very welcome. Are you investing in real estate right now?
Great info! You need cash to start out with. Wont be able to get around the 20%.
Your incredible!! Question, with local banks or credit unions can you name some that do construction to permanent loans on a quadplex?
But where do you get the money to do repairs?
What about for commercial loan like for a multifamily property, without experience. I want to invest in multifamily but most lenders are requiring experience
Hello Phil, great video and thank you for posting. Question. Are there creative ways to finance a new construction single-family home other than a construction loan? I look great on paper except for DTI due to losses from my rental properties.
Not that I am aware of. Construction loans are higher risks for lenders because they know, all too well, how difficult, complicated and risky developing a new house is; all the delays, unexpected problems, etc. I would NOT recommend building new. Buy existing and remodel.
@@freedom_mentor I’m building new but having guest houses attached to Airbnb here in New Orleans you can really remodel because a lot of properties are historic and can’t be change … city regulations
look into tax harvesting for losses
Phil, what types of lenders will do a blanket encumbrance? How many properties are the minimum for a blanket encumbrance?
You don't want to structure a cross collateralization loan. You want each loan to be individual to the property, so that you can sell each property without having to get permission from the lender each time.
Super helpful! Theres no fluff in here you just get right to the point! Thank you!
Thank you!
Thank you so much I appreciate this video, great content great info.
Hi Phil. Very interesting and educational video. I am considering start as real estate investor and I have a question. How Portfolio Lenders use Debt-to-Income (DTI) criteria to lend money? When the plan is create a big portfolio, Personal incomes plus cash flow from same properties are not normally enough to get a good DTI ratio, and if each property need to get a good DTI itself with the rental incomes, the mortgage should be around 25% of the rental incomes, and that is very difficult.
I would appreciate your comments. Thank
Thank you so much for this informative and clear video!
great info mr pustejovsky...thank you! I am a beginner real estate investor..
Do your lenders you recommend service South Carolina?
They are not "my lenders". This video teaches you the fundamentals of how lending works for rental property. If you apply what was shared here, you'll be able to find the best loan program for your individual situation, regardless of which state you live in, in the United States.
Hi Phil,
Love your super informative videos! I have a question about the subject in this older video. We're thinking about buying a single family home vacation rental. Current interest rates are going crazy compared to a year ago. I see 4%, 5%+. What do you think about doing a cash-out refi on our primary residence? I can get a 5/5 ARM with a rate of 2.65%. We owe about $215,000 on the home which is worth about $1.5M.
Thanks!
Russ
It sounds like you have a tremendous amount of potential capital to deploy into real estate; whether you did at 5 Year ARM or a 30 year fixed rate, you could pull out a substantial amount of capital from your primary residence to use as a down payment on an income producing property that had a 70% LTV first mortgage. So you could theoretically purchase a $2M+ property (or several properties that add up to that amount). Money isn’t your problem. I would guess the bigger issue is finding highly productive income producing properties to purchase as explained in this video: th-cam.com/video/64tQTTf-unI/w-d-xo.html
@@freedom_mentor Thanks for the quick response Phil! I hadn't thought about using the equity as a down payment vs buying a 2nd home outright. Even more investment potential. :-)
Thank you!
awesome info thanks
This is gold info!
Thank you! Have you had a chance to watch any others of ours?
But Phil, you don't need the protection of an LLC if you have adequate insurance (landlord, umbrella, etc)
How many times have you dealt with insurance companies? They can be AWFUL! They have teams of brilliant lawyers that spend all day coming up with ways NOT to payout claims; whether a property specific policy or an umbrella policy. And they always have limits. Owning each property in its own LLC is the best umbrella policy.
very informative phil!
Thanks Ted!
Amazing video !! Very valuable information!
Great! Glad it was helpful and informative.
Wonderful thankyou
Thx a lot🙏 That was really helpful🙏
If the demand is healthy and people are holding longer than ever then why do you think things will change in 6 mos to a year? Interest rates going up? Long term holders will start selling again?
Phil, can you talk about buying properties that are old, like 1945 construction, what about Asbestos and lead issues?
I own several properties that were built before 1945. They don't make them now like they used to! I love older properties. Asbestos siding is awesome. It's much better than wood or vinyl siding. As for lead based paint, since you just paint over everything, unless you test, you never really know if it was lead
What do you suggest to canadians who can only get a fixed rate for 5 years on average?
That's all you can do in Canada so that is what you have to do.
SO i cant use this for my down? or you can use this but you have to earn the cashflow to pay the down in anytime? someone please help me understand, i am a slow learner.
Wow--thanks so much! So helpful!
Wait , how about down payment? I have a few banks that would do a 10% down for a rental residential home at prime rate. If I go with a credit union would they do a 10% on a rental or they wold ask for the 20+ down ?
20%+
Thanks Phil! What are your thoughts on fixed vs adjustable rate ARM ? Looking to purchase a second home that we will use ourselves and rent seasonally. Planning to have it for decades to come. Likely to refinance in around 5 years or so to pull out equity for another real estate purchase. Quotes in hand today for fixed rate conventional 30yr around 3% (for 2nd home) and a 10/1 ARM (portfolio) around 2.875%. What do you think?
30 Year Fixed; you never know what will be going on in 5 years.
Informative stuff, keep it up!
Great video, Phil! Btw, we have Angel Oak, and Citadel plus more here in Florida. #FundYourBliss
I am new to this channel - great info Phil. What are your thoughts on a Brrrr using a home equity line with the intent to refi after that first year is up. Why would I not go with this method instead of going to get one of the 4 loans types you mention.
Also, with the prices of houses where they are now, seems like those higher interest rates would kill the cash flow that would normally be available to a conventional or local/union borrower. Should I assume those non QM and portfolio loans are only to be used short term?
Thanks again!
HELOCs are wonderful! BUT, make sure you lock in low, long term fixed rates when you can. The problem with HELOCs is that there is a small risk that rates will increase and then you'll wish you locked in a fixed rate. Use HELOC money for short term uses.
@@freedom_mentor Thats the plan! 100% agree. Thanks Phil!
where I get money for loan for down payment?
Great video thank you
Hi Phil thank you for video!! So I have 6 free an clear rental thats being rented an I am still a sol prioritship what do you recommend I do at this point? I also own a piece property city water an sewer in a great location for apartments. Do I go borrow money against these 6 homes an with who an do I switch to a llc or scorp or stay where I am at? Thank you!!
Watch this video first: th-cam.com/video/64tQTTf-unI/w-d-xo.html
Great info
Hello! Do you know where can I find a loan to build a vacation home in Cancun? I live in US. I am a foreign in Mexico. I own 3 lots in a vacation development there.
Thanks for the info, Phil!
Hi Phil, Thanks for the video. I checked google reviews for Finance of America Commercial and was surprised to see it got a rating of 2.3 our of 15. Appears they give approval letters only to pull out when in escrow. Can you comment on that?
Don't work with FoA Commercial. They even screwed me! They were really nice to me for a while. I gave them my recommendation on this video. And then afterwards, they have been awful. Don't work with them.
Thank you, Phil, just found you, and wish I found you earlier! I paid cash for a rental property since the price was so low (a friend sold it to me at about a third of its value) and I was told I wouldn’t be able to get a good interest rate. I have a great cash flow, but after watching your video, I see that I probably should have gotten a loan. Is there anything I can do about this now? Thanks so much. (I don’t know if Phil is still checking these comments, so would someone else please reply to me if you have any suggestions? Thanks!)
Absolutely you can do a refinance! The loan amount will not be based on just the appraisal though, they will do the lesser of the appraisal or the purchase price. But you could pull out at least 75% of the purchase price to use on the next deal. Rates have crept up in the past two weeks since I shot the video so it would be a good time to get moving on this refinance!
@@freedom_mentor Sounds great, thank you!!
I will be brief with what I do.
I'm a financier building my profession around business professionals like you with hopes of synergy for the growth of each other's business. Should you be looking for finances to sustain your business/personal interest, kindly look into 52G Finance LLC. We specialize in personal loans, business loans, project finance e.t.c with a very competitive/low rate to local and international borrowers(Your location is within our jurisdiction). Our terms includes great features to help stabilize your business before repayment.
I can send more information if interested. The rate are welcoming I assure you.
@@freedom_mentor When doing a refinance on a already paid-off property, will they still look at the total debt/income ratio from all other properties? thanks.
@@ednasalinas5568 Yes.
Legend thanks for the information and thanks for your time
Great tips! I'm working on building a new relationship with a broker this year to do more relationship deals and portfolio loans.
I will be brief with what I do.
I'm a financier building my profession around business professionals like you with hopes of synergy for the growth of each other's business. Should you be looking for finances to sustain your business/personal interest, kindly look into 52G Finance LLC. We specialize in personal loans, business loans, project finance e.t.c with a very competitive/low rate to local and international borrowers(Your location is within our jurisdiction). Our terms includes great features to help stabilize your business before repayment.
I can send more information if interested. The rate are welcoming I assure you.
Great info. Thank you.
I’d like to know more about your apprentice program.
Thanks for reaching out! You can apply here: www.freedommentor.com/apprenticeprogram
Hello. Would your contact at Finance of America be good for Texas or should I look in Texas for a portfolio lender??
Yes. Give Gerry a call.
such a great video! thank you!
Phil, your the best
My credit is shit. Was wondering if you know anyone I can talk to about buying a handful of properties and some with some revos needed.
It’s not about credit, it’s about how much you have to put down and how good the deals are
Great videos… I’m learning a lot. My question is can you remain anonymous in a non QM out portfolio loan. I’m new to RE and trying to get informed and get in the game.
No. The only way to remain anonymous is to pay cash and take title in an LLC whereby the member of that LLC is an offshore Trust.
Thank you for that information God bless you and your family and business 🙏🙏❣️
Amen! Thank you.
Great Info!! Phil what is Jerry Collins info?
It's on this page: www.freedommentor.com/investor-loans-for-rental-property/
I’m in SoCa
@@OscarGomez-nq5hb Follow the rules outlined in this video. I don't know enough about you personally to be able to make a recommendation and I am not going to ask you about your personal finances through this public comment exchange either.