3 Duplexes on one Loan - Portfolio loan? - Advice on the deal

[Lynsey Staes]

So my current investment situation before I get to the specifics on the deal.. All properties are in west central Illinois area.  All properties we self manage and will continue to do so. 

Own one SFH - no mortgage - Cash flow is $366 a month

Another SFH - have mortgage on it - nice chunk of equity built in - breaking even. This was my house before I got married - we turned into a rental. We are currently breaking even each month, but have a huge chunk of equity and it is in a great area.

We also have a mortgage at the moment on the house we live in.  So two mortgages to my name.... 

I work full time and rentals are not my only source of income.  

Coming up in Jan, there will be 3 duplexes coming up for sale.  $95k a piece, all next door to one another.  2 are identical houses, each side having 2 bedrooms.  The third duplex has one 3 bedroom unit and one 2 bedroom unit.  Great area, low crime.  All are currently rented at $600/month with some long term tenants.  This is slightly under fair market value for my area for a 2 bedroom, however not by much ($625 is current market value).  The 3 bedroom should be closer to $700, however again my financials are all based off $600 for each unit.  All units built in the 90's and have been kept up over the years.  Very nice units for the $95k price.  I know they are being sold because the owners are getting older and the husband has health issues making maintenance difficult.  For tax reasons on their part, they will not go on the market until 2017.  

Rent on all units per month is $3600.  $43200 per year.  Assumed 100% rented at the moment.  Did other calculations with 15% vacancy as well.  

Taxes on all units is $8247 per year.

Insurance on all units is $2160 per year

So I will get positive cashflow as long as the terms of the loan are favorable.  

Due to already having two mortgages in my name, I can not get separate mortgages for each house.  So I was looking into portfolio loans, however have struggled to find the actual general terms on those loans (do they do 10, 15, 20 year terms, rough interest rate, fees associated with it, money down, etc).  We have a local small town bank that states they offer them, however no real terms are listed out.  

So anyone who has one, what are some general terms?

Is there anything I am overlooking in this deal? 

What other loans should I look into?  Remembering I currently have 2 mortgages in my name.  Credit score of my husband and I are over 800. 

[John Warren]

You should be able to get more than two loans still traditionally! A good lender can go up to 10 loans. This is a perfect situation since they are already rented.

The portfolio lenders I have talked to will do 20 year loans with an interest rate reset every 5 years. The interest rates were higher as well. Hope that helps!!! 

PM me if you need info on my loan officer. I know they go up to 10 loans still.