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All Forum Posts by: John O'Leary

John O'Leary has started 28 posts and replied 687 times.

Post: Real Estate Investor in Orlando FL

John O'Leary
Posted
  • Lender
  • Winter Park, FL
  • Posts 726
  • Votes 408

@David Brown, I'm in Orlando. Feel free to connect. 

Post: Advice needed: How to cash out refi after owning for only 2 months?

John O'Leary
Posted
  • Lender
  • Winter Park, FL
  • Posts 726
  • Votes 408

@Kenzie Carlstrom Typically, 3 months of seasoning is required to cash out up to 75%, assuming the DSCR supports it. However, there are options available with less than 3 months of seasoning if you can provide documentation showing that rehab work has been completed.

Post: Anyone still closing BRRRRs with less than 20% in?

John O'Leary
Posted
  • Lender
  • Winter Park, FL
  • Posts 726
  • Votes 408

@Kyle O'Brien I still come across these regularly in more affordable markets. I've seen plenty of successful BRRRR deals where investors are able to pull all their capital back out—particularly in states like Ohio, West Virginia, Alabama, and even certain pockets of North Carolina.

Post: Help with my offer structure

John O'Leary
Posted
  • Lender
  • Winter Park, FL
  • Posts 726
  • Votes 408

Close them individually in a DSCR loan with a much lower rate.

Post: Common mistakes for a first time BRRR

John O'Leary
Posted
  • Lender
  • Winter Park, FL
  • Posts 726
  • Votes 408

I'd focus on having a solid understanding of the lender's underwriting guidelines for the refinance. Know what kind of rate to expect based on your target LTV, and take the time to thoroughly research market rents. BRRRR investors are primarily aiming to pull out their initial cash investment, which often means pushing for a higher LTV. That higher leverage impacts the rate, and using DSCR loans in these scenarios can sometimes complicate deals that would otherwise be straightforward.

Basically underwrite the refinance as if you're doing it at the time of purchase. Be clear on whether you're structuring it as a rate-and-term or a cash-out refinance.

Post: 📉 Lending Tightening Up – How’s Everyone Funding Deals?

John O'Leary
Posted
  • Lender
  • Winter Park, FL
  • Posts 726
  • Votes 408

I haven't seen any substantial changes for RTL or DSCR.

Post: Kiavi is the worst lenders I have been working with

John O'Leary
Posted
  • Lender
  • Winter Park, FL
  • Posts 726
  • Votes 408

When speaking with lenders, it’s important to have direct conversations with loan officers to gauge their understanding of the products they offer. Pay attention to how confidently and accurately they respond...if every answer is “let me look into it” or “I’ll have to ask the underwriter,” it may be a sign they lack a solid grasp of the lending programs.

Kiavi is, by a wide margin, the largest lender in this space. It’s important to note that their rate locks are for 45 days—not 60—and they do not lend on non-warrantable condos, as outlined earlier.

As one of Kiavi’s top broker partners, I can say that success with any lender ultimately comes down to thoroughly understanding their underwriting guidelines. This holds true across the board, whether you're working with Kiavi, a Broker or any other bank or lending institution. Especially BROKERS... Your job is to be an expert on all lenders guidelines. I know the lenders and organizations like NPLA are working to solve this problem. 

Post: One LLC for all rental properties or individual LLC's for each property

John O'Leary
Posted
  • Lender
  • Winter Park, FL
  • Posts 726
  • Votes 408

Opinions may vary, but generally speaking, separating properties into individual LLCs can offer better liability protection. This way, if a legal issue arises with one property, it doesn’t put the others at risk. From an accounting and tax perspective, keeping them separate can also provide clearer financial records and potentially simplify expense tracking and deductions.

Post: New to real estate investing

John O'Leary
Posted
  • Lender
  • Winter Park, FL
  • Posts 726
  • Votes 408

Learn, but don't forget taking action!!Welcome to BP and GL! 

Post: Has anyone recently invested in Gary, IN

John O'Leary
Posted
  • Lender
  • Winter Park, FL
  • Posts 726
  • Votes 408

I have an LO on my staff whose client buys 200 homes a year in Gary. Shoot me a DM and I'll connect you. 

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