BRRRR Refinancing Horrors?

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Hey guys, we're moving forward with acquisition of some properties up here in Central New York. I am hunting a very specific niche market where we're not expecting appreciation, and we're not looking to make a lot of equity of the refi. We're BRRRRing all of these properties and I'm okay with leaving a few G's in each one but I'd like to hear what you guys have encountered when you've refinanced your properties.

I anticipate potentially having to push back on some appraisals considering the properties we're buying. We've done all of our due diligence apart from hiring an appraiser for each property before we close. Some properties we know we have huge margins but others we might get stuck with $4-8k in the deal. Is there any better way to make it less of a guess? Is there any data or information we do not have access to that the appraiser will be using in their assessment? I know if we're truly worried about leaving money in the deal then we should be buying with more conservative margins, I'm not worried about leaving cash in I just want to be more accurate. 

My realtor suggested the appraiser sometimes looks at what you're requesting on the refi from the bank and pretty much says "Yeah it's worth that" / "Not even close".  If we request a refi and tell our lender we think the property is worth $120 when we really think it's worth $110, is the appraiser going to be affected by our assesment at all? 

Most of the appraiser’s decision is based on comps. In an area with a lot of similar type houses (developments), it’s pretty easy to compare your house with others that have sold in the past 3-6 months.

If your area doesn’t have houses that match yours (quality, land, layout, etc) it makes the appraisers job harder and more subject to variance.

You mention you’re looking for a niche... if that means a house unlike any other, it’s much harder to come, which means, these days, most appraisers will err on the side of caution and appraise lower.

The best solution is to do your homework and really analyze the comps. Also, base your estimates on the lower ends of your comps. That way if it appraised for more, you’re happy. If it hits the lower end, you’re not losing money.

Our niche are cheap run down houses. We're talking $20-$50k on the purchase and $10-$25k on the rehab. We're shooting for 70% LTV refi's which we're getting most of the time but this double wide trailer I'm looking at is a sketchy one. It is the only double wide in the area but it sits next to $300k houses.

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Most we're walking away with big margins but anything under $8k is break even since those Margin numbers on my spreadsheet don't include other costs like taxes at closing, closings costs, HML Fees, etc.