How can I structure several small private money loans so they are secured by 2nd mortgage?

Question

I am closing escrow on a property next week that is a duplex in need of some remodeling. We need to borrow about 130k for the remodel and will refinance in 6 months to 2 years to repay the funds borrowed. It seems that it is a lot easier to find several lenders that are willing to lend us 25k than one that will lend us 130k. How can I structure the loans so that the lenders can have the collateral of the 2nd mortgage on the property? Any ideas related to this would be wonderful.

Thanks!

Bryan Miller · Answer

One other idea.. Create an LLC.  The investors contribute a combined total of $130k to the LLC.  The LLC is owned 100% by the investors and would be then entity who makes the loan and owns the 2nd deed of trust.   Each lender who contributes owns a percentage of the LLC, all secured by a 2nd deed of trust.   Each lender is equally secured by the 2nd that they own factual ownership percentage.

Brandon Johnson · Answer

Good idea Bryan

Ben Stoodley · Answer

@Alma  Mills

Is your first a conventional loan? Easiest way would be to find a lender that finances both purchase AND rehab in one loan. Obviously, if you have a conventional type loan as a first, you may not want to give those low rates away and pay private money rates. However, I have funded many buy and hold deals for borrowers that use our private money to secure the deal, do the rehab/renovation work, then refi out as soon as possible - usually 6 months. Since we offered them financing for the purchase + all of the rehab, it made a lot of sense to them.

Personally, going into 2nd position on these type of deals is something I wouldn't do as a lender. If I were to cross collateralize a couple properties with the deal, then maybe I'd consider going into second on some of the other properties (assuming there's enough equity). However, I'd still want to have the purchase + rehab 1st on your duplex that you're purchasing.

A lot of my past borrowers have used Gap lenders to come up with the down payments (20-30% in our case), but they are hard to find and sometimes quite expensive. However, this might be an option. To my knowledge, these Gap lenders usually fund in $50k increments. But like @Wayne Brooks stated, there is only one 2nd, one 3rd, etc.

Hope that helps!

-Ben

Pat L. · Answer

this strategy may be of interest to your lenders....

For properties within the same county we can write a single mortgage that covers several properties.

One of our investors had several properties that were free & clear. They were up & running after extensive rehab so had doubled in value. When he wanted to buy a total rehab, beyond what we usually lend, we agreed to finance the entire project by wrapping all properties under the one mortgage, complete with an assignment of rents on the rentals.

Wayne Brooks · Answer

You can't, on a single property. Only one can be second, only one can be third, etc.  Sounds like there is not enough equity to borrow $130k?

Doug McLeod · Answer

If the lenders simply want their money secured against real property, you may find it better to secure second liens against other properties you own (avoid using your residence if possible) .  That way nobody need be lower than second position.  I recently spread a $40k loan across two properties (actually made it two $20k loans). In fact, if you can borrow funds for purchase and rehab and secure against other properties (or unsecured if you have someone who trusts you that much - like parents or in laws), then you can buy cash and refinance much sooner with Delayed Financing Exception and pay most or all he lenders back - and then repeat the process with another house (though 2-4 units may have more limitations from Fannie Mae or lenders).

You could also secure a small loan against a car or some other asset you have.

Clay Manship · Answer

Also curious as to this answer...although I personally have not been successful in negotiating anything beyond a 2nd Mortgage. Seasoned folks on here will have some good ideas and negotiation tactics for you and I am excited to see the responses. best of luck!

How can I structure several small private money loans so they are secured by 2nd mortgage?

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