Want to dispose but mortgage terms are great

[Manas M.]

Hi BP folks,

Trying to get some opinions about my current situation with an investment. The subject property has been a non-performer in my portfolio ever since I got it (tenant churn, things breaking down, etc). So much so, I finally decided to get rid of it after I found myself with another repair that has to be done.

However, I also realize that I have really good mortgage terms on this (3 % , 30 year fixed) so it would be a shame to let that go especially since the mortgage rates are anything but above 6 % now (perhaps even more).

Are there any creative strategies that could help me in this situation? Something which allows me to keep the mortgage but avoids me putting in more money into it. One way I can think of is bringing in a partner to share some of the expense. Are there any platform or companies letting investors do this easily? 

These are key things I am considering

- Imminent repair that would certainly kill the cash flow for next 1.5 year at least. (Primary reason I wanted to sell)

- Investment has appreciated about 30 % since I acquired (secondary reason to sell, locks in some gain for me after accounting for all money in and sell cost).

- Good mortgage rate (Primary reason I would want to hold on to this for some more time and hope that it stabilizes).

[John Teachout]

You didn't provide much actual information on the property itself. Was it a dog in need of many upgrades which you are doing piecemeal and that's eating up your cashflow? Is your tenant screening in need of improvement? There's not that many properties that are just "bad". Most of the time the issues they have can be predicted. eg, what expense are you looking at that will eat 1.5 years of cashflow? That sounds like a capex that should have been anticipated at purchase and factored in. It typically takes some time to stabilize a property and get the bugs out of it, especially if it was neglected prior to purchase.

To answer the question, based on the little bit you've shared, I'd strongly consider fighting the battle and getting the property stabilized and it's likely to see cash flow in the future if not now. The long term low interest debt is going to benefit you in the long run. If you sell this and buy another property, how will you be sure it won't be more of the same heartache but at a higher interest rate?

Don't let just the interest rate drive the decision but do analyze the property and see if there's light at the end of the tunnel.