How to Make Rentals Cash Flow With 8% Mortgages
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- เผยแพร่เมื่อ 28 พ.ค. 2024
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🎙️ Episode 316 - Buying a rental with a conventional 8% mortgage is a recipe for negative cashflow. Instead, I'll teach you 4 powerful strategies to make deals work in today's high-interest market.
📄 Show Notes:
www.coachcarson.com/8percentm...
🎬 Topics Covered:
0:00 - 8% Interest + High Home Prices = Disaster
0:51 - The Huge Difference Between 4% & 8%
4:33 - Why Buy Low and Sell High
5:37 - How to Pay ALL Cash
8:20 - Private Lenders Love This
11:39 - Finding Sellers to Become the Bank
15:07 - Taking Over Low-Interest Mortgages "Subject-to"
19:20 - Final Thoughts
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We need as many strategies as possible to continue to invest in an 8% market. As always, appreciate it Coach!
Agreed! Not easy, so we have to fill up our tool box. But the hard work can be worth it!
You keep things so simple to understand! I so appreciate you!!
I appreciate that!
And no ads. It really is free.
Wow, You're simplifying things to make them easy to understand.
thanks for watching and for the feedback! glad it was helpful.
You are the best Carson! No debate.
Very nice of you!
Very helpful Thank you for sharing
Glad it was helpful!
Thank you coach!
My pleasure!
Great content as always. I’m looking in Wichita, KS.
Awesome! Good luck!
I usually just listen to your channel through Spotify, However, your book giveaway advertisement brought me here. Your content is both informative and entertaining, thanks coach.
thanks for watching (and listening!).
The book giveaway will be starting soon (tomorrow). We must have started it a little early.
Thanks Coach Carson! Love to see more content on creative financing
You got it! Got more in the works.
I love seller financing deal, but it’s not easy to find it. Thank you for always sharing your knowledge
Extremely rare to find……
It's definitely not the most common technique (I used private money a lot more). But I bought 22 properties with seller financing in my first 15 years investing. You just have to know how to use the tool and make offers.
I'd say less rare than other tools. But I bought 22 properties with seller financing. Not that rare.
Speaking to a guy who made millions in 2008 opened my eyes …rates then were 7-8% and he said that was good for the time…but homes prices went down…if the current 7% drops people on sidelines will jump in making the house prices stay stagnant or increase even more…so if your on the fence then take the leap and pray interest goes down and you can refinance…also don’t max yourself out…if you’re prequalified for $400k don’t use 400k buy a home for 300-350 that way if you can’t make the payments for whatever reason you can go back to the bank and borrow the remaining amount you were qualified for..buying you time to get back on track…also when you’ve paid down the house you can refinance and take that money and roll it into another property without paying taxes…you only pay when you cash out if down properly
$54 per month of cash flow is zero cash flow. $150 is not worth the risk. Negative cash flow means that I keep looking for a better deal. Buy low and sell never. Remember, future growth is speculation, not investing. $200 per month? As Grant Cardone would say, you can make $200 by standing on the corner panhandling. How about buying a cheaper house?
Cash flow today isn't the point if you're using a lot of leverage. It's the growth of that cash flow and equity over time. But I agree - get a better deal if you can. But waiting for the perfect deal might mean not buying at all. I'd rather get a great property with decent cash flow today and hold on to it than do nothing.
How do I try to convince a seller, when I have to go through the RE Agent? Im thinking that I can write out the deal and have my RE agent present it to the sellers agent. The houses in my area are going SO fast, and for cash. I did get discouraged.
Cash flow is only worth i if the market is going up like it always does. but if ur cash flow negative in a bad or slow market or after a downturn u can be stuck topping up the mortgage on ur rental for a looong time. The only challenge is staying solvent.
If the interest > net cashflow + appreciation. Just forget the deal, because no mater your tactics, you always work for the bank, not for yourself.
I want to place a subject to offer but title company is refusing to because of due on sale clause. They say that they would need the lenders approval. They also say title will not be clean and title insurance would have an exception related to existing mortgage. How do you deal with this- call other title companies/lawyers until you find one willing to do it?
I have never heard of that before. Usually they can make "exceptions to the title insurance" and the mortgage wouldn't be covered. May want to ask around.
Subject to purchasing is not really legal. very risky
@@sheilakilby5162 can you explain why it's not legal?
@@CoachChadCarson well if the house burned down, who would the insurance company pay? Who does the courthouse say owns the property? It doesn’t really change hands or the deed of trust would have to be paid off. I live in NC we use attorneys to close the sale of a property. A NC attorney would not do a subject to transaction.
@@sheilakilby5162 The insurance company would pay the person or entity who bought the property subject-to. They have a deed, recorded at the court house, and full ownership of the property.
I don't live in NC, but are you sure all attorneys won't do a subject-to transaction? It sounds like a particular attorney has said that.
Are you willing to bank roll with me to get started, I'm starting with my LLC to buy my 1st rental
If rates stay high for several years, owner financing becomes easier. With that said a polished presentation will close a deal.
$300,000 that in my search need work or updating. So change the cash flow number
Thanks for the video! I've actually been thinking about this. What about a "delayed BRRRR?" Buy a distressed property at a discount with conventional financing, rehab, rent at current market price, then wait for lower rates to refinance. Obviously it ties up your equity, so if it's important to get your money back out right away, you wouldn't do this. Would that work?
Nothing says rates are gonna drop. They could drop tomorrow or they could stay the same for the next 15years. You’re gambling at this point.
@@DJStroble I hear ya. But is it gambling if you don't NEED that equity? Also, one who's financially savvy could amass a good amount of capital in 15 years.
I think you're right to set yourself up so that you could benefit from lower interest rates but then don't count on it. I think the name of the game (in any changing market) is flexibility. Be able to win no matter what happens. It's the people who get locked into one strategy who lose because the market blind sides them. That's why I emphasize focusing on YOUR skills - i.e. building your financing toolbox.
@@CoachChadCarson Thanks so much for responding! I discovered your channel a few months ago and have been getting a lot out of it... particularly the whole "small and mighty" concept... it really breaks REI down into bitesized chunks for me and makes it seem more accessible.
I think I get what you're saying about this. If my only exit strategy is to refinance when rates get better, I could be stuck with no access to my equity in the event of a downturn in the market or other unforseen occurrence. I hope I got that right.
@@JevonMusicGroupExactly! Don't count on being able to refinance. But take advantage of it if rates go down.
And thanks for following along! Awesome to have you here.
One thing that I find to be true is that it’s much harder to figure this out as a newbie investor starting in 2023/2024. People who have a few deals under their belt during easier market conditions understand the process a lot better and these principles are much easier to apply. Not to mention, they look much better on paper to a potential partner or seller. I’ve been laughed at constantly over the last 60 days when trying to buy with seller financing while having no experience and no portfolio.
Thanks for keeping it real. I think you're probably right. It's harder for you just starting with creative financing than it is for others who have already bought.
I don't know all your details, but I want to encourage you that seller financing requires a different approach and negotiating style, in my experience.
For example, I rarely every mention seller financing until much later in the negotiation. I do a lot of listening and trying to understand the seller's situation. And then when it seems to be a good fit, I make multiple offers (1 or 2 with seller financing and another all cash) to see what the seller really wants/needs. It reveals a lot.
All that to be said, there's a learning curve. And even those who bought more traditionally don't have the skills to buy in a different way.
One more piece of encouragement - when I was 23 and started investing in 2003, I was very self conscious about being too young and not knowing what I was doing. But I focused on learning a skill at a time and I was able to buy properties creatively when more experienced investors didn't. So, you can learn it! Like learning to ride a bike.
Good luck!
I'm in the same boat, but I'm not gonna quit. Keep up the grind man 👍
Are we ignoring the median US home price of $416,100?
There are plenty of $300,000 properties in the US. But the principles work with $416,100 just the same. It's simply an example.
Plus you get the tax benefits
Rent rates are also going through the roof, another 'feature' of these high interest rates.
true. I haven't seen the stats on how much. Do you have any data on that?
In AZ coming down. The massive big players built/building so many apartments, people can get into apt cheeper then home. I can’t rent my home for what a person can get an apt for.
Rents are coming down there’s so many empty apartments out there and empty building
Even when the blood in the streets is your own, buy.
Now I know why all these random people calling me asking if I wanna sell my rental properties 😂
😆exactly! They're looking for supply. I get the same calls/texts.
Raise the rent
Surprised that making a larger down payment and/or paying points wasn't mentioned. Both of these tactics tend to reduce interest rate.
I did mention making a larger down payment. But good point about paying points or having a builder pay extra points to get you a smaller interest rate.
Have you done that recently on any deals?
Where on this earth, can you buy rental prperty for $300,000??
Many places in the south and midwest.
The property wasn’t even worth it at 4% lol. Just give up. Rents need to go through the roof, interest rates need to come down or prices need to come down. One of those needs to happen for this to make sense.
Where will you invest instead?
I'm buying quality real estate now. And i'm confident that in 10 years and longer it'll be an excellent decision.
But that's just me. You're welcome to do your own thing
Dude number don’t lie, there no way a round it . High rate , high price. Just don’t buy it
A defeatist attitude will get you nowhere fast
@@AllNighterHeiderRyan respect to see you here and making this comment. Completely on 🎯
Yup I much prefer the stock market rightnow
@savageinvestor3149 you do know that bond holders get paid in full before any equity holders in the event of liquidation right? The stock market is literally the downhill run the sh!t flows to
@@AllNighterHeider go head a buy
You CAN cash flow on 8%. However. No admins. No analyst. No corner office. Yep you have to “self manage”.
Look, guys. The 3.5/4% interest rates in commercial are gone. That’s why we all had that one relative that had 1 apartment building.
All of your TH-cam “geniuses” didn’t ffigure anything out. Other than buy with lowest interest rates in history at the same time the lowest valuations.
Pace. Chandler. David. All of you guys. Right place. Right time.
pays to study history to stay in the game
Good luck finding a tenant in my city
Here I am watching this video thinking what value this could be, and only to find some hypothetical where home prices are 180k or someone is going to pay 300k cash and get a 5% return managing a home when they can just buy bonds at a higher rate of return lol. What a waste of time.
Let's do an experiment. You buy those bonds. I'll buy 5.5% unleveraged real estate. I wonder who will do better financially in 5 or 10 years?
Not hypothetical for me. I put my money where my mouth is.
Pay any price for any asset. Its called investing a book said so. Value to income ratio is meaningless. Affordability is all smoke and mirrors. Just sell to someone else for more and profit!
Fairy dust
Buy the house cash, genius, people who have 300k cash invest and get 8 to 10% on construction loans. No need to deal with tenants not paying and shit
Jesus. Could you have taken any longer to get to the point?
Thanks for watching
@the1gofer LOL…your comment is too much 😂😂😂.
I was sitting here watching the video, enjoying the content, and then I just look to the comments section and all I see is your comment. I start laughing so hard, all the haters out there. This for sure made me laugh, but if you can’t sit through the video, real estate is get rich slow. Not sure you’re ready to wait that long to get rich if the video is too much 😂😂😂.
Nice comment for sure.
Just thinking the same thing. Some good info if you can wait.
Help me
Very misleading and unrealistic video
Why do you think so?