Rental Property Investor · New Bern, NC · Member since 2019 · 33 posts · 12 votes
Hey BP!
I have recently been making my first moves on my real estate career by selling my single family home I got a couple years ago and buying a 4 plex in McAllen TX. The 4 plex is in process right now for an FHA 203k loan. My purchase price is 255k and I expect to have about 50k in repairs to bring the property back up to snuff. My ARV should be somewhere in the neighborhood of 400k. I was wondering if anybody else had experience with refinancing out of the FHA? My goal is to get the property to the point that I have a 25% LTV so that I can refi into a conventional investment loan (and hopefully house hack another small multi with another FHA). Some questions I have:
How long do I have to "season" the FHA loan before I am able to Refi?
Is there still an owner occupancy requirement if I am able to refi before 1 year of owning the property?
South Padre Island, TX · Member since 2018 · 81 posts · 69 votes
5y
I can't answer your questions about FHA loans, but I'm curious about the numbers you stated. $255k should get you an average 4plex around McAllen. And $50k will take you a LONG way in a rehab. What kind of work needs to be done? I'm trying to figure out where there are 4plexes in McAllen that need $50k in improvements but are still worth $255k. On top of that, $400k is really the top end of 4plexes in McAllen. Most anything trading at 400k are brand new or built within the last five years, with granite counters, stainless appliances, etc.
South Padre Island, TX · Member since 2018 · 81 posts · 69 votes
5y
I can't answer your questions about FHA loans, but I'm curious about the numbers you stated. $255k should get you an average 4plex around McAllen. And $50k will take you a LONG way in a rehab. What kind of work needs to be done? I'm trying to figure out where there are 4plexes in McAllen that need $50k in improvements but are still worth $255k. On top of that, $400k is really the top end of 4plexes in McAllen. Most anything trading at 400k are brand new or built within the last five years, with granite counters, stainless appliances, etc.
Realtor · Mcallen, TX · Member since 2015 · 28 posts · 14 votes
5y
@Robert Johnson
Hey Robert,
Hope all is well. We spoke sometime back. Ask your lender about the seasoning period as they would know best. When I refinanced my personal residence, the program I used required a 3 year seasoning period given the assistance program I used. I have heard others says 1 year and a day for owner occupancy to refi. As I am not a lender, I cannot verify this for you but definitely get with your lender. Sounds like a killer deal if your numbers workout. Keep us posted on your findings. I'm curious as well to see the final numbers with your deal and refi.
Rental Property Investor · New Bern, NC · Member since 2019 · 33 posts · 12 votes
5y
@Jake F. Sure thing! So first off I would say I went for an on market deal for this search because I had a really good offer on my SFH in weslaco. On market deal right now (especially for owner occupied with tenants on month to month lease) seem to have jumped up to the 280k-320k mark for 4 plexs in the McAllen/Edinburg/Pharr areas. When I was looking last year these average properties seemed much more common in the 250k mark, but those aren't on the market right now.
The property I have under contract is in a very nice location and has very large 2/1 units. The work I need to do is a roof replacement, replace 3 out of the 4 AC units, replace all 4 water heaters, some electrical requiring, and some pretty substantial landscaping and hazard tree removal.
Currently this property is the worst house on the block and there seems to be a lot of revitalization in the area. So I am hopeful that I will have an above average property in a good location that will appreciate it up. If it doesn't I'm not all that concerned because the property will still cash flow, but I would like to get out of the mortgage insurance premium that comes with the FHA and have the option to go pick up another deal on an FHA house hack.
@Jake F. Sure thing! So first off I would say I went for an on market deal for this search because I had a really good offer on my SFH in weslaco. On market deal right now (especially for owner occupied with tenants on month to month lease) seem to have jumped up to the 280k-320k mark for 4 plexs in the McAllen/Edinburg/Pharr areas. When I was looking last year these average properties seemed much more common in the 250k mark, but those aren't on the market right now.
The property I have under contract is in a very nice location and has very large 2/1 units. The work I need to do is a roof replacement, replace 3 out of the 4 AC units, replace all 4 water heaters, some electrical requiring, and some pretty substantial landscaping and hazard tree removal.
Currently this property is the worst house on the block and there seems to be a lot of revitalization in the area. So I am hopeful that I will have an above average property in a good location that will appreciate it up. If it doesn't I'm not all that concerned because the property will still cash flow, but I would like to get out of the mortgage insurance premium that comes with the FHA and have the option to go pick up another deal on an FHA house hack.
Congrats on finding an off market deal! Definitely the way to go if you want to make numbers work in this market. Good to hear you don't need to hit that 400k mark to make the deal work. If you are replacing mechanicals I assume you are vintage 2005 or older. There isn't anything from that timeframe that approaches 400.
Rental Property Investor · New Bern, NC · Member since 2019 · 33 posts · 12 votes
5y
@Jake F. Thanks man. It was an on market deal, but I am just happy to have the deal. We will see what happens in the market in the next 6 months to a year. I appreciate the insight!
Mortgage Broker · Dallas, TX · Member since 2017 · 657 posts · 275 votes
5y
@Robert Johnson. So really if you want to refi to conventional, you can do that whenever I guess. Though after reading this I would question your intent on occupancy and would probably not do the 203k for you.
What comes into play is that the next home you decide to buy will more than likely not allow you to get another FHA loan for 12 months from closing on the first. You might get lucky and slide through on that one, but don't be surprised if someone said no because they can clearly see on your credit report that you were FHA before and your name is in HUD system by case number.
@Jake F. Thanks man. It was an on market deal, but I am just happy to have the deal. We will see what happens in the market in the next 6 months to a year. I appreciate the insight!
Oops. Totally misread that. Best of luck with the rehab and congrats on your purchase!
Rental Property Investor · New Bern, NC · Member since 2019 · 33 posts · 12 votes
5y
@Nicholas Covington that is kind of what I was figuring was it would be at least a year unless I have a qualifying reason for having to get out of that property. I don’t think I will want to be doing another one within a year unless I get relocated for work. Thanks for the feedback!
There is no seasoning to refinance. The seasoning to use the ARV (after repair value) is 6 months for a conventional loan and most non-QM loans.
If you are living in the property, you can refinance to a owner-occupied conventional loan. If you want to wait one year and refinance to an investor loan, you can do a cash-out up to 75%.
You would likely have to wait one year from the original purchase to use the FHA loan again. Let me know if you have any questions!