I just watched the video of David Greene for the 90 day challenge which was very good. Thank you David. As I am trying to help investors here in Idaho find the right passive income investment properties for them, I have to deal with lenders who are giving a higher interest rate like 8% or so. A 40 year loan with interest only payment options for the first year or first three years. And a downpayment of 20-25%.
Using your rental calculator, the title company's calculator and online calculator, it is quite difficult to find a more accurate number. I am getting negative cashflow on almost every property. Unless, there is a way to do analysis better or I am not finding the right investment property.
Is there anyone in this group, who has encountered the same situation? Or is there anyone who can help us figure this out properly?
I would appreciate any feedback or sharing of your own experience on this matter.
Lender · OR ID AZ CA WA CO NV TN MT · Member since 2018 · 598 posts · 312 votes
4y
Thank you for posting @Trish Wilson! It sounds like the loan solutions you are looking at for investors are DSCR loans. These can have 40 year options that are 10 year I/O followed by 30 year amortization all at a fixed rate for the 40 year term. They typically require 20-25% down minimum and have rates right now in the 8s like you have found. The time to use this is if an investor cannot DTI qualify for a conventional loan solution with lower rates, or if they are past their 10 financed property limit.
If you utilize an Academy Investor loan, your clients can put as little as 10% down with no MI on a 1-4 unit investment property, and rates are in the 5.75% - 6.125% range. This is a loan that is portfolio'ed on Academy's books, but is underwritten per conventional loan guidelines.
I would be glad to hop on a call and walk through these details with you if that would be helpful? Please let me know what is best for you!
Lender · OR ID AZ CA WA CO NV TN MT · Member since 2018 · 598 posts · 312 votes
4y
Thank you for posting @Trish Wilson! It sounds like the loan solutions you are looking at for investors are DSCR loans. These can have 40 year options that are 10 year I/O followed by 30 year amortization all at a fixed rate for the 40 year term. They typically require 20-25% down minimum and have rates right now in the 8s like you have found. The time to use this is if an investor cannot DTI qualify for a conventional loan solution with lower rates, or if they are past their 10 financed property limit.
If you utilize an Academy Investor loan, your clients can put as little as 10% down with no MI on a 1-4 unit investment property, and rates are in the 5.75% - 6.125% range. This is a loan that is portfolio'ed on Academy's books, but is underwritten per conventional loan guidelines.
I would be glad to hop on a call and walk through these details with you if that would be helpful? Please let me know what is best for you!
Investor · Idaho Falls, ID · Member since 2016 · 912 posts · 629 votes
4y
@Trish Wilson I second the option from @Grant Schroeder. There are some other low down payment lenders that service Idaho. Grant's team does offer great service. But you are right, with the prices in your area especially AND high interest rates, it can be very hard to find a property that will cash flow. Partly why more people are focusing on STR as an option for higher cash flows. Eastern Idaho may still be a little lower priced than the Boise metro and people are still buying here. But margins are definitely narrow. Personally I now focus more on syndications for passive investing and better returns.
Thanks Don. I love Idaho Falls! We wish to go back there by next year. We spent Christmas last year in your area.
We are also looking at areas near McCall to invest too. But my investors prefer to stay local here in the area, not necessarily Boise, but Meridian or nearby cities. If what Grant is offering will work and provide a passive income, we might invest as well too.
That will be great Grant! Are you guys licensed here in Idaho? I would love to discuss this further@
Trish Wilson
Yes I am licensed in Idaho, Trish! Would setting up a phone call for tomorrow or Wednesday work well for you? Please feel free to text me at 541-231-1256 and we can set up a time for a call that works best for both of us. Talk to you soon!
Thanks Don. I love Idaho Falls! We wish to go back there by next year. We spent Christmas last year in your area.
We are also looking at areas near McCall to invest too. But my investors prefer to stay local here in the area, not necessarily Boise, but Meridian or nearby cities. If what Grant is offering will work and provide a passive income, we might invest as well too.
Again, thank you for sharing your opinion.
Trish w
Always happy to help! My syndication team purchases RV Resport Campgrounds across the country. I'd be happy to tell you more about what that looks like to have something to compare with if you are interested. Just send me a DM and we can schedule a time.
Real Estate Syndicator · Milwaukee, WI · Member since 2018 · 1k+ posts · 907 votes
4y
Most deals are negative cashflow in today's market. But there are still good deals out there, just takes LOTS of searching.
Also, not sure if I missed something but a 40 year note at 8% definitely is not a traditional way to do it. If you want to work with local banks, today you should be able to get 5-year term, 25-year AM, at ~ 5% rate.