Down payment options

[Langston Carr]

I am a local realtor and investor based out of Little Rock, AR. I am considering making an offer on a 3/1.5 home that is just under 1000 sq ft. I’ve personally ran the comps and they come back to about $68K, $71K max. The owner recently had an appraisal done and it was $76K and the owner says she’d like to get as close as possible to that amount. I’m looking at this house as a buy and hold. Rent pulls for about $1100 per month in that location (which is within walking distance to a major hospital) The home needs cosmetic repair, the owner smoked so the walls are yellow stain. I’m looking at renewing the bathrooms, removing the carpet and replacing w/ laminate, roof looks to be be in decent condition, but I’d estimate about $12K in repairs. My issue is coming up with the down payment. I previously used a construction loan for my current properties, but I’m afraid that I will not be able to force appraisal too far north to accommodate the down payment and rehab. But I believe it is a solid rental rather long term or short term. Any suggestions for financing would be well received. Thank you in advance!

[Ola Dantis]

To add the what @Joe Villeneuve, I totally would offer Seller Financing (SF), which I have a spreadsheet template I can send to you. 

@Langston Carr For this deal, I would structure it this way: 

Purchase price: $76,000 (yes you should give the Seller their asking now that you are asking for SF)
Downpayment: $7,600 (or if you are lucky you try 5% down instead)
Seller to carry:  $68,400
Interest rate: 3.0 %
Amortization: 30 years
Monthly payment: $288.38
Cash needed (roughly): $20k-23k (downpayment + repairs + closing costs)

What you do is add a balloon payment option, say, up to 3 years. Basically, what that means is that you will pay the Seller in full at year 3 or less after you go to the bank for a refinance. 

Hope this helps!