How to "Refinance" in the BRRR strategy in less than 6 months!!!
Member since 2020 · 13 posts · 9 votes
How to "Refinance" in the BRRR strategy in less than 6 months!!!
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Rochester, MI · Member since 2015 · 11 posts · 6 votes
4y@Kathy Lowery I would try shopping around with other lenders. I was in a similar situation where I had a property under contract using seller financing/land contract. I'd be losing money or breaking even at best under the LC but, with traditional financing the property would cash flow great. So I needed to get out soon. Quicken/Rocket, who many consider much less creative and flexible than most other lenders was able to refinance once I reached six months of ownership. That was late 2020/early 2021. Short story long, if Quicken can do this I expect that other lenders would have similar guidelines that would benefit you. Hope this helps.
14 Replies
- 4yScott TrenchPro MemberRental Property Investor · Denver, CO · Member since 2014 · 2k+ posts · 6k+ votes
A couple of things:
- If this is your first property, and you are trying to use a conventional mortgage, you may indeed need to get some history, including tax returns, in order to use that income to qualify for the mortgage.
- If you are willing to use a private money mortgage, such as with Aloha Capital (disclosure, they are a sponsor of BiggerPockets), you may be able to get around this.
Hope this helps!
- Rochester, MI · Member since 2015 · 11 posts · 6 votes4y
@Kathy Lowery I would try shopping around with other lenders. I was in a similar situation where I had a property under contract using seller financing/land contract. I'd be losing money or breaking even at best under the LC but, with traditional financing the property would cash flow great. So I needed to get out soon. Quicken/Rocket, who many consider much less creative and flexible than most other lenders was able to refinance once I reached six months of ownership. That was late 2020/early 2021. Short story long, if Quicken can do this I expect that other lenders would have similar guidelines that would benefit you. Hope this helps.
- Lender · Springfield, MA · Member since 2022 · 20 posts · 3 votes4y
Hi Kathy, most lenders will require you to wait six months to refi if you bought the house in cash. We can help you after three months if it wasn't bought with cash. Would love to connect and see how we can help.
- Lender · Nationwide · Member since 2021 · 220 posts · 105 votes4y
I like to think that things happen for a reason. Is there a pressing reason for refinancing into a long term loan right now? If not, waiting could be beneficial considering current rates, historical trends with fed action in recession territory, and current economic trends.
Specific to the property did you do any construction to it? Did you finance the purchase or purchase with cash?
- Member since 2022 · 3 posts · 1 vote4y
Your lender stated that because he is trying to qualify you with a conventional mortgage refinance. Conventional guidelines states you need to show rental income on Schedule E of your tax return before it can be used as qualifying income. You may be able to use the rental income on the subject property for a refinance if the property has no history of rental income by obtaining the comparable rent schedule Form 1007 from the appraiser and copies of a current lease agreement.
Most lenders will tell you they can't refinance within 6 months because loan officers won't get paid if the mortgage is paid off within 6 months. There is no law against refinancing within 6 months.
- Rental Property Investor · Columbus, OH · Member since 2017 · 3k+ posts · 3k+ votes4y
Quote from @Kathy Lowery:
My lender states I need to show rental income on my taxes before I can refinance my investment property. Since I purchased it in December it won't show until next year.
How do I get around this? I hear investors say they refinanced in 3 to 6 months using the BRRR strategy all the time. Surely they can't be waiting until they file their taxes to do so.
What mortgage product will allow me to quickly refinance? There are no limitations (pre-payment penalty) on my existing mortgage. So I'm not sure why I have to wait so long. Does the quick refinance only apply if you purchased your investment property in cash? I've heard investors state they have refinanced hard-money loans in a short period of time. Does this not apply to a good old-fashioned investment property mortgage?
Thanks in advance!!!
How many lenders have you called? When I am trying to buy, sell, refinance, or HELOC, I call 10-20 lenders. I find comparing rates/terms always gives me more options. Keep searching and asking.
- 4yErik EstradaBusiness MemberLender · Member since 2022 · 6k+ posts · 1k+ votes
Quote from @Kathy Lowery:
My lender states I need to show rental income on my taxes before I can refinance my investment property. Since I purchased it in December it won't show until next year.
How do I get around this? I hear investors say they refinanced in 3 to 6 months using the BRRR strategy all the time. Surely they can't be waiting until they file their taxes to do so.
What mortgage product will allow me to quickly refinance? There are no limitations (pre-payment penalty) on my existing mortgage. So I'm not sure why I have to wait so long. Does the quick refinance only apply if you purchased your investment property in cash? I've heard investors state they have refinanced hard-money loans in a short period of time. Does this not apply to a good old-fashioned investment property mortgage?
Thanks in advance!!!
Easy fix. There are some programs available that can help you refi without a waiting period. I just PM'd you.
LuxePrivate Investments LLC 572 Reviews - 4yBrandon BeardtPro MemberLender · La Crescenta, CA · Member since 2021 · 261 posts · 157 votes
Quote from @Kathy Lowery:
My lender states I need to show rental income on my taxes before I can refinance my investment property. Since I purchased it in December it won't show until next year.
How do I get around this? I hear investors say they refinanced in 3 to 6 months using the BRRR strategy all the time. Surely they can't be waiting until they file their taxes to do so.
What mortgage product will allow me to quickly refinance? There are no limitations (pre-payment penalty) on my existing mortgage. So I'm not sure why I have to wait so long. Does the quick refinance only apply if you purchased your investment property in cash? I've heard investors state they have refinanced hard-money loans in a short period of time. Does this not apply to a good old-fashioned investment property mortgage?
Thanks in advance!!!
Hi Kathy, many business purpose lenders will allow you to cash-out refinance within their required title seasoning period (typically between 3-6 months) without having to wait until they report on your tax returns. These business purpose loans have different qualification metrics than full-doc conventional programs. This type of financing (Non QM) includes programs such as bank statement loans & DSCR loans - programs I'm sure you've seen being mentioned throughout the forums as their popularity has increased drastically. If you choose to stay the conventional route, it seems like you may have to wait until it shows on your taxes (according to your lender) in order to do the cashout refi. If were to go the Non QM financing route, the rates will be higher, but it seems like you'd be able to utilize the cashout refinance much sooner. I'd say talk to a few different lenders to get a better sense of what you'd be able to accomplish based on your goals & current situation. Best of luck!
Regarding using rental income towards qualifying for a loan, some lenders will use expected rent schedule since you are just starting. This isn't a requirement of the Fannie guidelines, so lenders have leeway on how theydo their underwriting. Also, I've found that some loan officers just don't know and its not really a company policy.
"seasoning" of the loan is a two part restriction. First, Fannie guidelines / requirements don't allow action on a Title within 6 months. Second, the financing market needs/wants you to keep the loan for 6 payments. If you extinguish the loan within 6months, the lending and the loan officer lose the money they made on the deal and even have to pay penalties. So, for a conforming loan you really need to keep it for 6 payments. Also, since the Title needs to "stay settled" for lack of better term for 6 months, even if you purchased the property with cash you aren't supposed to be able to get a loan on it.
Non-conforming loans such as HML don't need to follow the Fannie guidelines. Its a cost/benefit issue. If you want the "cheapest" money, you go with a conforming loan and live with their restrictions. If you pay the higher rates and additional points for non-conforming loans, you don't necessarily have those restrictions...
Does that help? Good luck.
- Member since 2022 · 88 posts · 38 votes4y
Quote from @Steven Foster Wilson:
Quote from @Kathy Lowery:
My lender states I need to show rental income on my taxes before I can refinance my investment property. Since I purchased it in December it won't show until next year.
How do I get around this? I hear investors say they refinanced in 3 to 6 months using the BRRR strategy all the time. Surely they can't be waiting until they file their taxes to do so.
What mortgage product will allow me to quickly refinance? There are no limitations (pre-payment penalty) on my existing mortgage. So I'm not sure why I have to wait so long. Does the quick refinance only apply if you purchased your investment property in cash? I've heard investors state they have refinanced hard-money loans in a short period of time. Does this not apply to a good old-fashioned investment property mortgage?
Thanks in advance!!!
How many lenders have you called? When I am trying to buy, sell, refinance, or HELOC, I call 10-20 lenders. I find comparing rates/terms always gives me more options. Keep searching and asking.
I find credit unions to be most benificial...they are "in it" to help the share holders...not the big banks...got a HELOC at prime + .5 ...not too bad
- Real Estate Agent · Chicago, IL · Member since 2017 · 2k+ posts · 2k+ votes4y
The rental income shouldn't matter, it's just a rule with most (conventional) lenders 6 months wait until a refi. If doing hard money/private money just shop around a bit but I have a feeling the professionals with lower rates will all want 6 months as that is the norm. Theres probably some high interest hard money type places that will do instant. Also as mentioned above maybe look into a HELOC a lot of my clients do that and I have one too, there is no wait time for a HELOC.
- Investor · Arlington, TX · Member since 2021 · 13 posts · 7 votes4y
Quote from @Kathy Lowery:
My lender states I need to show rental income on my taxes before I can refinance my investment property. Since I purchased it in December it won't show until next year.
How do I get around this? I hear investors say they refinanced in 3 to 6 months using the BRRR strategy all the time. Surely they can't be waiting until they file their taxes to do so.
What mortgage product will allow me to quickly refinance? There are no limitations (pre-payment penalty) on my existing mortgage. So I'm not sure why I have to wait so long. Does the quick refinance only apply if you purchased your investment property in cash? I've heard investors state they have refinanced hard-money loans in a short period of time. Does this not apply to a good old-fashioned investment property mortgage?
Thanks in advance!!!
Interesting notes taking here! I hope it works out great for you!
- Investor · Austin, TX · Member since 2021 · 9k+ posts · 5k+ votes4y
Get a lender that has a DSCR product that allows for a 3 month seasoning period. I can put you in touch with my lender if you'd like
- Lender · Farmington, CT · Member since 2015 · 542 posts · 321 votes4y
@Kathy Lowery alot of conventional lenders will require this. in my experience, you may get slightly better terms waiting and going with a lender that requires this seasoning period but, for me, i do not usually like to wait. some of the not-so-conventional lenders will bend on the seasoning period. happy to share more info and contacts
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