Hello all, thank you for taking the time to read this. Here is my issue in a nutshell. I am new to real estate investing and am currently on my path to getting my finances in order so that I can position myself to be able to invest and to get rid of some bad money habits. As I go through this journey I have also decided to educate myself in real estate investment so that I can be best prepared for July 2020, this is the point when I will be debt-free and will be shifting all my energy to actively investing in real estate utilizing the BRRR method.
To that end, I have made it a goal to analyze 2 properties per day so I can become familiar with my area and become comfortable analyzing properties...and that is where my issue is. I live in Corpus Christi, Tx. As you may know, Texas is one of several states that is a non-disclosure state meaning that real estate sales prices do not have to be disclosed and most often are not. Yesterday was my 1st day of analyzing properties and the problems I am coming across are as follows:
1.) My current source of data is Zillow, Redfin, and realtor.com. In digging through the bigger pockets forum I have found that the delta between the actual sales price and what these 3rd party websites list or state can be very high. I will not be in a position to start putting in offers, etc. and I don't want to waste the time of a busy professional (realtor) by constantly asking for comps for what in essence is homework for preparation. Is there any value in continuing to analyze properties utilizing the values on these websites until such time as I am not wasting a realtor's time, just to get used to the process?
2.) From my research, the average closing cost of a single-family home in Texas is between 0.98% to 1.31% of the final home sales price. Does this seem like an accurate amount? I have been using 1.25% on my calculations
3.) In the BP BRRR calculator, the 1st section in regards to loan details is the purchase loan details, this is self-explanatory enough, but what I noticed was the section of it (required section) asking "Amortized over how many years". The question I have is, can you not use a hard money lender for a BRRR? The reason I ask this is that one of my goals was to reach out to a hard money lender and find out more about it (I don't know if I can mention the gentleman's name or business name and don't want to violate forum rules so I will just call him HM). From what HM told me, in addition to the points that his company charges (Each point is 1% of the loan amount), and the interest rates that you deal with when going hard money, the length of the loans are 6 months and 12 months, there is no multi-year loan. All that being said, do I just put 1 year in that cell? Is hard money not an option for a BRRR?
Any help and advice with this would be greatly appreciated, I really want to meet my goal of analyzing 2 properties a day.
Update just in case anybody reads this as it might be helpful. I was a part of an incredible videoconference last night and I got answers to some of the questions above.
1.) You most definitely can use hard money to fund your BRRR. Moreover, the investor that hosted the video conference stated that many of his deals are funded initially with hard money, plus he helped me with the numbers that I was utilizing in the calculator. To begin with, hard money loans are interest-only loans, and I did not have it set up right in my calculator. The interest rate that I was utilizing was a little low, from what he told me, in my area I can expect to pay about 10-15% interest based on several factors (How much or little experience I have, credit score, the deal itself, etc.) and I will definitely be paying points, how much will vary by HM lender (usually between 1 to 3 points). Lastly, on this topic, he told me that on the refinance side of it, especially starting off, to not expect the full LTV (loan to value) ration on the refinance, that usually what a loan officer will tell you is, "up to". For example, if you are told, "we can refinance you for up to 75% LTV" to realistically expect approximately 5% less until you have experience and establish a relationship with your lenders.
2.) He also corrected the closing cost estimate that I have above. From what he was telling me, in my area, the closing cost is usually closer to 2 to 2.5%. That can make a big difference when you realize you have to close twice utilizing the BRRR method.
3.) He confirmed my assumption that the estimates on Zillow, etc. are pretty much junk, that they will regularly be at a minimum 5% off, sometimes much more, and that what he has seen in the past is that new investors have based their numbers (purchase price, rehab budget, etc.) on these inaccurate numbers and what started off looking like a great deal, turned out to be a bad deal for them after the actual comps, inspection, and assessments.
In addition to that he explained, and the best part for me as I am a bit of a visual learner, he showed how most people's rehab estimates are way off. He broke it down into what most people estimate, what a handyman would estimate, what a "paper contractor" would estimate (I had never heard that term before), and what a full team contractor would estimate, and the difference was eye-opening. He also detailed the pros and cons of DIY, handyman work, and hiring a true contractor. While you might save some money doing it DIY, you will pay for it by the amount of time it might take you and possible missed steps. The videoconference was so full of information from someone that is actively out there making it happen right now. Just wanted to share, hopefully, this helps someone.