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One of the most exciting business opportunities in the 20th century for the average Joe entrepreneur has been flipping houses. It’s become one of the most common ways for a normal person to go into business for himself or herself and make a great living.
The barrier to entry for this type of real estate investing is super low. All of the barriers are usually simply a mental state.
Unlike a technology startup or even a restaurant business, you do not need any special expertise or education to run a successful house flipping operation. Everything you need to know can be learned online and at your local library.
The most common objection to flipping houses is that you need a lot of cash to start with. That is absolutely not true. You can start flipping houses without any cash in your bank account. There are multiple ways you can get financing to start doing deals today.
Before I get into the financing options, let me first offer a summary of things that will require upfront cash.
1) Mortgage Down Payment
You are going to get a mortgage for the property you want to buy and fix up. But in order to get that mortgage, you will need at least 20% down payment. Why is the down payment requirements so high compared to regular mortgages?
Well, because you’re not going to be living in it. Mortgages for primary residences require less of a down payment because they are less of a risk.
For investment properties, most lenders will require 20-40% as a down payment in cash.
2) Renovation Costs
Since part of the fix and flip strategy is to buy a fixer upper, you will need cash for renovations. Always build in a buffer when it comes to your budget for this because cost overruns are not only common, but should be assumed.
3) Insurance, HOA, Realtor, Misc
There will be other expenses associated with buying, fixing and selling the house. Things like insurance, HOA fees and realtor commissions need to be budgeted in.
Now that you have a sense of what the upfront cash requirements are, here are some ways you can get your hands on that cash.
HELOC, also known as a home equity line of credit, is a great place to start. This is where you take the equity in your home to use as collateral to get a line of credit from your bank.
For example, let’s say you own a house that is appraised at $200,000. Your current outstanding mortgage amount is $150,000. That means you have $50,000 in equity that you can use to get a loan.
You may not even need your home equity to get a loan. If you have a credit score, you may be able to get a loan from your bank or credit union outright.
The great advantage to this type of personal loan is that it usually doesn’t require collateral. That means you’re not putting your own home or assets on the line.
It’s also good because you can use it for whatever you want. It’s not restricted so you can use it to pay whatever other expenses that come up with your fix and flip project.
Friends and Family
Another great place to finance your first project is through family and friends. Use your personal network to gain the funding you need to get that mortgage and pay for renovation costs.
Let me give you a few words of caution when it comes to raising funds through friends and family. First, always get everything in writing so the terms are crystal clear. It’s tempting to just shake hands with an informal agreement since these are people who trust, but for the sake of your relationships, it’s of upmost importance get it writing.
Secondly, treat your friends and family just like any other investor. That means have the house you are targeting identified and the opportunity researched and documented.
That means you have an exact address. You have information on the area and comparable real estate sales prices for house in the neighborhood.
You also want to make a pitch for why this is a great area to fix up a home and why it would sell for significantly more than you paid for it.
You also want to present a renovation plan that makes sense with a realistic budget. Make sure to do the research to know exactly what needs to be done and how much it will cost. If you don’t do this due diligence, you won’t get the confidence of even your friends and family.
There are many funding options for first time real estate investors to get fix and flip loans. Don’t let lack of cash be a barrier to enter this lucrative business.
With hard money loans, the only “hard” part is making the decision to choose this loan as opposed to another financing option. Investors often prefer hard money loans as they are easy to apply for, provide quick financing, and have quite flexible loan terms.
The Best Time to Use a Hard Money Loan
How do investors make the decision to use hard money loans? When it comes to financial support in real estate, investors have a variety of factors to consider. If you’re trying to decide between hard loans and other options, you’re not alone.
The following situations are all ideal for hard money loans:
- An investor that has failed to qualify for other financing options.Finding financial support in the real estate industry is no easy feat. Nothing is guaranteed and oftentimes, traditional loans are the most complicated to qualify for.If you’re a real estate investor that is tired of being turned down for loan after loan, you would benefit from meeting with a hard money lender. With hard money loans, investors that have adequate collateral are able to qualify for a loan.
Hard money lenders are unlike traditional lenders. They are able to provide loans to borrowers regardless of their financial status, credit, or ability to repay the loan.
- A property becomes available for a limited time.An investor knows that the greatest opportunities in the real estate industry must be acted on immediately. Investors that fail to take advantage of a good deal when it happens will likely not see the same kind of opportunity for years.To fund these types of property purchases, investors often turn to hard money lenders for the fastest funding options. Once approved, investors are able to gain access to the money sooner than they could with any other type of funding.
- An investor finds that their low credit score makes them ineligible for a bank loan.Bank loans certainly have their benefit, but are notoriously hard to qualify for, particularly if your credit is below average. If you have bad credit, don’t give up on getting a loan. With hard money lenders, investors with less-than-perfect credit are able to find funding.As most of these lenders are private institutions, they are able to grant investors funding based on collateral rather than any ability to pay their loan back. Wherever your credit may be, these lenders are concerned mostly with the kind of property and down payment you bring to the table.
- An investor wants to fix-and-flip a property quickly so they can resell it.The fix-and-flip trend is another reason so many investors prefer hard money loans. With these loans, investors can use their money to finance the purchase of a property before the rehab, as well as use the cash to take care of all of the remodeling costs as well.Depending on the hard money lender, investors wil be able to provide the ARV or after-repair value of their property and will receive a loan covering both the cost of the home and the cost of construction. Other lenders will ask investors for an estimate of the repair costs. The lenders will provide them with a construction draw and finances for the property purchase separately.
- Investors that are part of an LLC need quick cash.Hard money lenders in Augusta-Richmond County, Georgia typically only lend money to investors that are part of formal business structures. If you’re part of an LLC or a similar business entity, you’re exactly what a hard money lender is looking for.
The benefits of hard money loans are undeniable. Keep this guide in mind as you make your next decisions regarding financing options for your investments.[flexy_breadcrumb]