Successful Ohio Funding Fix/Flip Case Study


In September 2017, I received a referral from a Real Estate Agent colleague in San Diego, his friend in Cleveland Ohio needed funding for a property that purchased for cash back in July 2017 for $80,000 cash. They purchased the property to be used for a special needs daycare center (special use)

While using personal funds to finance a total interior remodel, they demo/gutted the inside of the property, with this being their first project, they were not prepared for the unexpected expenses that presented themselves.

This slideshow requires JavaScript.

Their rehab was north of $60,000.

They purchased the property for cash, so the equity should available, right?

In simple terms, yes – but because of these factors the marketability of a potential loan became more difficult:

  • Location of the asset
  • Asset type (special use) not just a regular tenant rental, it’s residential used as a business.
  • Value of Asset (As-Is value was only $75K) most fix/flip hard money loan minimums are $150k
  • Owner/Borrower has 650 Fico, no previous experience flipping homes or land-lording.
  • This was a long-term Hold, but lenders who offer long-term financing at reasonable rates will only loan to stable assets, so she needed a two-step solution.
  • Gutting the property destroyed the chances of simply cash-out refinancing because the lender immediately required an appraisal inspection!

This slideshow requires JavaScript.

Challenges:

  • Getting a lender to approve the refinance knowing the borrower has no previous history of completing rehabs.
  • Getting a lender to approve the loan knowing the borrower has no reserves! They underestimated their rehab, and needed the funds to complete the renovation. How will they repay the loan?
  • Developing an exit strategy for the fix/flip loan included adding a co-signor, who also needed to be added to the business LLC.

Solutions:

  • We applied in the name of the LLC with a very well-known lender, the rate was higher than we preferred, but the points were reasonable and they provided the requested cash-out to complete the rehab and reserve 12 months’ worth of interest payments so she didn’t have to worry about that. Everything was going smoothly, we had title complete, ARV appraisal came in at $160K!

I immediately fist-pumped, and did my “celebration/money” dance & awaited the imminent closing date!

The following days we had a term sheet with $15,000 cash to close as a condition? This included points, closing costs and reserves requirement! The proposed loan amount was $80,000, so I convinced her that we needed to raise the funds from somewhere!

Her father stepped up earlier in the process to qualify for the exit loan as a co-borrower, he has a 700+ fico score. To qualify for the 7.5% rate with 30 yr. fixed or 7/1 ARM with 30-day refi seasoning, you need to have a solid 660+ Fico. I offered to help them land unsecured funding to deposit to their business account to show reserves, they weren’t happy about paying the fees or the unexpected panic to perform, but reluctantly applied for and received $90k+ in personal unsecured funding from 6 different vendors.

We were ready to close the loan, when the lender suddenly backed out, saying that the DSCR was just short of qualifying?! They didn’t have they act together, it was a gross error from the underwriting team, and my account rep couldn’t get the exception approved.

It was heart-breaking. Three weeks were spent. Now it’s mid-October, in Ohio they are facing the bitter Mid-West snowy winter, and she can’t afford to slow down on the rehab..

She was blessed to have the cards to take care of expenses, however, because the cards came in her dad’s name, it wasn’t easy to convince them to let the cards go! Her parents feared that she would rack up unsecured debt that she couldn’t pay down. Ultimately destroying her father’s credit.

My team and funding partner located her a great loan, they agreed to take the rehab bid we put together, ARV appraisal, title work and loan package, it was already packaged and should’ve been a slam-dunk!

She used the credit card she received to pay a small application fee, and they announced a closing date. Unfortunately, it took about 3 weeks longer to get it done, meanwhile, honestly I’m getting nervous – my client called me with her husband on the line and they were concerned as well.

I reassured her that I knew these guys would close & that her case was very solid!

She explained the situation with the credit cards and her inability to use them.

I coached her on how to explain the importance of intent. The whole reason we are applying for multiple forms of funding is to complete the rehab at any cost!

This is your future business location. And until you complete the rehab, you are losing time & money.

Use the unsecured funds to pay your contractors and buy material, when this refi goes through, pay the lines of credit off! But have faith.

She complained that she felt bad bringing her parents into it and that she wanted to stop altogether! She was very discouraged.

I reminded her why she started! You are trying to provide a better lifestyle for your family and it requires sacrifice and your dad stepped up to help his little girl!

Don’t fail him by quitting in the middle of your plan! Continue to execute.

And she did.

Over the next couple weeks waiting in anticipation she racked up some hefty invoices from her contractor and was prepared to pay them via her unsecured credit when BOOM suddenly “Clear to Close” came across our emails, with loan docs and estimated HUD for review and signing to be completed a few days later.

 

Conclusion:

  • The process taught her a lot about financing, she learned how to qualify for fix/flip and buy/hold loans, as well as unsecured funding.
  • She had her father add her as an authorized user on all of the trade lines, so now she’ll get her own cards for easy access, she’ll build her credit score through positive history (piggy-backing) and paying all of the lines down again!
  • She received $90k unsecured financing in 3 weeks, then $75,000 3-4 weeks later @ 12% for 12 months, she received a lump sum at the table, and she has submitted a couple draws already for reimbursement. You complete the work – submit an invoice after you (take before /after pictures), then the 3rd party company reviews, approves and wires the money to your business account in 24-48 hrs.
  • She now has 6 trade lines that added $90k to her ratios, and if she keeps utilization down under 30%-40% it’ll raise her score to 700+ also with another mortgage trade line, she would be soon staring at an 800+ fico score!
  • Because we added her dad to the LLC, I’m focused next on helping them create a strong business profile with multiple business lines of credit of $200k-$500k over the next 12 months. These lines will allow them 100% access to borrowing down on the lines without affecting their business credit rating! She can open another daycare center by early 2019, or flip some properties in the area (if they choose).
  • Finally, since she’s been working on the property the whole time, she estimates being complete with the Refi by mid-January, immediately applying for the refinance into the 30-yr. fixed. The lender has already reviewed her property details, personal credit and financials and pre-approved them, additionally since the 1st payment isn’t due until January for the current loan, she has a great chance to only make 1-2 payments at 12%.

In the end, my team and I were successful at providing a couple rounds of funding for a well-deserved client. We have a long-term solution in place that she can self-sustain and scale up if preferred.

At Fix and Flippers, we approach each potential deal on a case-by-case basis. It’s helpful to remember that we are very active in the market and possess resources that may not be advertised or previously mentioned.

We help clients with credit repair, credit enhancements, traditional and non-traditional funding, both secured and unsecured. We pair up investors to structure successful joint venture partnerships.

We prefer an on-going working relationship with our clients to offer advice, consulting and resources.

We welcome Brokers and Facilitators to partner with us. You will be protected.

 

 

 

 

 

 

 

Looking for Quality Workmanship in a General Contractor? Licensed/Bonded/Insured, no job too small


We are a high-end construction rehab team consisting of an experienced General Contractor of 20+ years, Real Estate Agent with 10 years experience & Marketing Executive with 15 years experience.

We are in the business of locating, privately funding (through trust deed lenders) luxury rehab projects throughout the Los Angeles area. We are well experienced with all phases of rehab and construction including basic kitchen/bathroom remodels, swimming pools, windows, smooth finish stucco, landscaping and complete demo/scrape/ground-up construction.

We are always in the market for off-market fix/flip candidates that we can either add square footage, repurpose, re-zone, sub-divide or improve for a profit. We’ll look at anything that has upside.

If you are looking for a dependable, fair contractor that’s licensed, bonded & insured to manage your project, or manage your contractors & sub-contractors, contact us! We can also provide the initial SOW (Scope of Work) to your lender and be your experienced contractor to help you qualify for ARV loans!

Right now reinforcing & replacing the fittings in your home can be important if you have an older home, since we live in an earthquake State! We can help with this!

We can provide one-on-one mentoring for 1st-time flippers, women are welcome to contact us!

If you’re interested in becoming a gap partner or trust deed investor, let me know, we constantly have opportunities to fund. We can keep your funds moving.

Here are some projects completed and shows our work..

9222 Bartley Ave Santa Fe Springs, CA 90670 

Purchased on 3/21 for $350K,

Sold 9/16 for $500k after investing $50K rehab.

Before

This slideshow requires JavaScript.

After

This slideshow requires JavaScript.

653 Tularosa Dr. Silver Lake, CA 90026

Purchased 3/15/15 for $625K, Invested $250K rehab

Sold for $1,350,000 on Apr 12, 2017

                                        Before

This slideshow requires JavaScript.

After

This slideshow requires JavaScript.

 

4083 Sea View Ave Los Angeles, CA 90065

Purchased  8/24/16 for $1,150,000 With a rehab budget of $300,000. Currently in construction with 60 days remaining.

Before

This slideshow requires JavaScript.

 After 

This slideshow requires JavaScript.

Almost Finished- 60 days left

This slideshow requires JavaScript.

Business Funding to $500,000, not all Fico based


Business Funding

Use the money for ANY purpose you choose.

No Personal Guarantees

No Collateral

No Upfront Costs or Obligation!

$5,000 – $500,000 within hours

 

Small Business Loans

Fixed Term, fixed payment

Terms from 3-15 months

Business funding not tied to credit

Merchant Cash Advance

Eligibility based on business revenue

Repayment based on cash flow

We work with most credit scores

Equipment Financing

Fixed monthly payments

Terms from 18-60 months

Credit based

  1. High funding Levels
  2. Longest term options
  3. Have adequate cash flow
  4. Payroll solutions
  5. Pay Tax Bills
  6. Purchase Inventory
  7. Have a New Opportunity?

To qualify, your business must have:

$100,000+ in annual revenue

6 months in business

No open bankruptcies

Email me or Complete the Form Below 

Greg@FixandFlippers.com

Private Portfolio Builder Program – Build Your Nest Egg!


I’m working with a group of Midwest originating brokers who are helping clients acquire assets and build their nest eggs. This is their program.

A Program designed for Real Estate investors to Acquire, Cash flow,

and Re capitalize on Rental Properties!

As Real Estate  Investors  know these days; Banks, Lenders and even Private Capital want large down payments to purchase non‐owner occupied investment properties, for the purposes of building a rental portfolio. The secret to building wealth in real estate is building large monthly positive cash flows. In the recent years, that has become  increasingly difficult.

So, let’s isolate the biggest problems real estate investors have in growing their portfolio, while explaining how the Private Portfolio Builder Program overcomes these issues:

Growth Capital Whether it’s a 20% Down Payment or Larger, that’s a lot of capital to put out there to purchase a rental property. Even if the internal rate of return is 20%, it still takes 5 years for a Real Estate Investor to re capitalize their down payment investment.

Lack of access to growth capital puts any business, whether real estate, or selling hamburgers at risk of not being able to grow. A simple  rule of thumb is if you are not growing your business, you are losing profitability, due to the increase in COGS and other operating costs that virtually increase  every year!

With banks frowning upon Real Estate Investors and their businesses,  this is still a tough environment for those that need to have access to capital to grow and thrive, instead of just survive!

Solution The Private Portfolio Builder Program has partnered with a 2nd Mortgage Lender that will only lend to participants of the program. This 2nd Mortgage Lender has great rates, and has agreed to lend a 2nd Mortgage on any of the Program’s assets.  This second mortgage will provide:

  1. 20% Down Payment required by the 1st Mortgage.
  2. $15,000 Above the Purchase Price to re capitalize the investor to allow for more Acquisitions within the communities. This is funded through the Community Reinvestment Loan.
  3. Utilize this program for up to 4 purchases of Multi Family Properties (2-4 units)

Why is this Program so Advantageous to a Real Estate Investor looking for Cash Flow Producing assets?

  1. The Community Reinvestment  Loan allows Participants to Purchase other Rental Assets and Increase  Portfolio Holdings through our $15,000 Recap Program.
  2. This Stabilized Program will ensure  long term Success  with our Asset Management Strategy.
  1. Turn-Key and Auto Payments through our development and Voucher Program.

Now, this doesn’t mean that program Participants do not have to put down a down payment or have reserves. The first mortgage still requires the down payment and reserves, so that must be placed into the transaction. What we have done is developed a relationship that will recapitalize your down payment plus $15,000 recapitalization,  allowing you to continue to build your portfolio, while capturing the cash flows that our Program’s buildings will offer!

Yes. This program has complexity to it, and does require a two step closing of the purchase 1st Mortgage, and then our Lender’s 2nd mortgage a few days after the closing the 1st. We are not only real estate investors, but we understand banking and private lending very well. This is the only way that this program becomes viable, as people without the knowledge and experience of the Chicago Real Estate Markets along with the banking and financing markets would simply not be able to fund these deals.

Stable Income – It is very important to have the stability of income when you are a real estate investor. This program is designed through a section 8 Voucher Program that is funded and dispersed through the City of Chicago’s low housing Program, ensuring that payments are always received between  the 1st and 5th of each month, so there is no more tracking down tenant’s rental payments, therefore protecting your monthly income.  How many horror stories have we all heard about tenants  that just do not pay their rent, and the eviction process can take months?

Solution The Private Portfolio Builder Program focuses  on subsidizing the assets that are purchased by members. We utilize local management companies that have experience  in placing long term section 8 renters  and other  Chicago Subsidized Housing Programs into units. This ensures  that each investment performs monthly, and reduces the turnover rate due to Lower Income Tenants move less frequently.  By providing an experienced Maintenance Staff, and an Experienced Management Company, Program Participants benefit by reducing costs, while increasing the monthly rental by 20% more than market rates, and producing a steady subsidized cash flow. Subsidized Tenants are a great way to build passive cash flows. When a Landlord provides safe,  clean,  updated  living accommodations  in the City of Chicago, you can count on a high occupancy status from just the referrals alone.

Section 8 pays each month during the duration of the contract,  and if you work with the tenant, and the case worker, it becomes a long‐term relationship. It’s just a matter of providing Safe, Clean, Updated housing, and then communicating with your customer (tenant) monthly to ensure everything is going OK. Subsidized Programs  in the City of Chicago have large waiting lists of Tenants to place into rental properties. There is no shortage of demand in this sector.

Business Modeling Very few small investors professionally model their business, and ensure that their small business is meeting the needs of the community it is located in. How many investors plan their business from start to exit? The better question is, how many investors align themselves with current market trends? What about having the capital relationships to take you from start-up to growth stage?

Solution Years of experience  in Chicago coupled with professional relationships that understand the Business Model, means the Private Portfolio Builder Program is not only profitable, but is a great example of how to model your business. This program is not only specific to Chicago, but can be done in other markets of the Country.

As we expand again, we shall offer more markets,  but Chicago offers a great off market wholesale environment versus a waiting list of subsidized tenants waiting to lease a unit. Since the purchase prices have not recovered as much steam as other markets in the US, but rental markets have risen.

Private Portfolio Builder Program Key Points:

1.)  Off Market Inventory only.

2.)  2, 3, and 4 unit residential properties only.

3.)  Preference  is given to 2, 3, and 4 or 5 bed room unit mixes.

4.)  Preference  is given to Subsidized Tenants Vs. Cash Tenants.

5.)  Preference  is given to Brick Buildings Vs. Wood / Sided Buildings.

6.)  2nd Lender provides 20% Down Payment plus up to 15% of the Purchase Price ($20,000) on a

Community Improvement Stability 2nd Mortgage.

7.)  Properties  will present  a minimum of a $500 positive cash flow per month up to $1350 per month after all expenses and debts are paid. (Including the 2nd Mortgage)

8.)  Professional Managed, Professionally Maintained. All third‐party companies connected with the program are duly licensed in their respective fields of service.

Qualifications for Participation into the Program:

  1. 2 Years Tax Returns showing sufficient income to have a Debt to Income Ratio of 47% of less.
  2. 2 Current Paystubs.
  3. 3 Months Personal Asset Statements showing 20% + 6 Months Reserves all debt.
  4. A FICO Score  that  is above  660, with no score being lower than 640. NO FC, BK, 1 x 60. Please provide a credit report that you pull for qualification purposes.
  5. State ID or Driver’s License.
  6. Completed 1003 w/ REO section.

Disclaimer: This is not an offer to sell securities.  This is not an offer to lend.

Contact me & I’ll introduce you!

Greg@FixandFlippers.com

 

 

 

100% JV Financing – SFR Flips, Specs, Ground Up Construction!


 

Must be in a hot market.

Florida, Texas, Ohio, Illinois, California, or New York other markets considered but again must be HOT!!

We are aggressive: Commercial Multi-Family only, or 1-4 Unit Fix and Flip.

I will only work with well qualified investors that have experience. You must cover the closing costs, have a 660 FICO, and 6 Months reserves, plus verified experience.

Ground Up – OK, Fix and Flip OK, Repositioning OK. Major Rehab OK.

$1,000,000 and up only.

$10,000,000 Max on the first deal.

Hollywood Hills SFR Rehab, Nice Canyon Views – Wholesale Priced for Experienced Flipper


This slideshow requires JavaScript.

We currently have this tied up and ready to wholesale to an end buyer.
The buyer would need to replace our $15,000 EMD ASAP. They need to close by end of month.

We’ve walked this property and I can introduce the buyer to the President of the Laurel Canyon Association – this will help the overall process. He is also a land-use attorney specializing in permitting.

The property has some issues and has been condemned by the City. The buyer would have to assume this responsibility.

8351 Kirkwood Dr. Los Angeles CA 90046

Tear down- Single Family Residence
Sunset Strip – Hollywood Hills West
Built 1927
2/1 – 1358 Sq Ft

Redevelop as 3/3

Rehab $200k
Asking $625k
EMD $15k
Comps $1.2m

Will need complete rehab and retaining wall, and create an access point such as a driveway…

Review the numbers, it’s vacant, I’ll give you the lockbox, and go direct.

Greg@FixandFlippers.com

858-386-0949

 

Looking for Referral Partners for Private Fundings


Referral Partners for Investor Fix and Flip & Rental Home Loans

JOIN THE EXCITING & GROWING INDUSTRY OF MAKING INVESTMENT LOANS TO FLIPPERS AND LANDLORDS!

California based company seeking Licensed and Unlicensed real estate professionals who want to earn extra income.

This can be Full-time or Part-time

You do not need experience, you can be trained.

You will be provided with the marketing materials needed to promote the loan products that our company offers.

  • This is not an offer for W2 employment, you will be an independent contractor and will be paid on a commission basis for every loan you refer and we close. You will be 1099.
  • It doesn’t matter where you live, you can work from home or remotely.
  • We can make loans in all States!
  • Unsecured Financing for good credit borrowers (680+ fico)
  • EMD Funding
  • Transactional Funding
  • Commercial Loans

We offer Fix and Flip loans &  Rental home loans designed for small operators and mid-size rehab companies.

  • We make loans up to $10M.
  • We can close loans in 7 days, sometimes less!
  • You choose how much involvement you want, either make a simple referral or deliver complete packages.
  • You will be paid shortly after closing, no long waiting period for compensation.

Brokers Welcome. We can help convert your turn-downs.

Greg@FixandFlippers.com

Fico Based Unsecured Funding – Up to $200,000 in 10 days! No upfront fees! No Risk


 4986288875_12a50c06c7_n
FUNDING HIGHLIGHTS:
  • Up to $200,000 in Revolving Lines of Credit with only a one-time success fee
  • Fund in 7-10 Business Days
  • No Income Documentation required
  • No Verification of Employment
  • 100% Unsecured
  • No home or assets required
  • We have “Equifax Only” funding Option (Often the (3) credit scores can differ greatly, if the Equifax score is higher, then the emphasis is placed on that one.
  • No business plan necessary
 
QUALIFICATIONS FOR FUNDING:
  • 680 or below in some cases
  • Revolving balances below 60% of credit limit
  • At least 4 “open” & “seasoned” primary tradelines
  • No more than 4 inquiries per bureau last 90 days
  • Prior BK must be over 5 years
 
OUR FEES:
  • NO Upfront Fees
  • Back end success fee AFTER FUNDING 15%
  • Direct Funding Platform
An example of fee schedule: would be $200,000 x 15% = $30,000 out of the backend funding
To achieve desired amount it can be one loan or multiple loans. But more likely multiple banks. Perfect for creating capital for Earnest Money Deposits (EMD) or used as GAP Funding for Hard Money loans! 
th
Credit Monitoring Login Info Required: If you do not currently have a credit monitoring service you must sign up with CreditCheckTotal.com or IdentityIQ for $17.95 in order to submit for pre-qualification evaluation.

This is the only info needed:

  • First & Last Name:
  • Email Address
  • What is your current credit monitoring service?
  • Credit Monitoring Login Username (may be given over phone):
  • Credit Monitoring Login Password (may be given over phone)
  • Last four digits of SS#
  • (may be given over phone)
  • Equifax Credit Score
  • Transunion Credit Score
  • Experian Credit Score
  • TOTAL LOAN AMOUNT DESIRED:
  • Primary Phone Number
  • Military Affiliation
  • Are you currently working with other funding sources at this time??

Contact Me Direct: Greg@FixandFlippers.com or Inquire Below!

Shovel Ready Pacific Beach Development Fully Entitled $950K!


This slideshow requires JavaScript.

Current Status of the Property –

Lot has been cleared and Ready to go!

1270_emerald_st

Address: 1270 Emerald St. San Diego 92109 – https://www.redfin.com/CA/San-Diego/1270-Emerald-St-92109/home/5135489

Land Comp: 1220 Emerald St. $900,500 sold 10/19/16 https://www.redfin.com/CA/San-Diego/1220-Emerald-St-92109/home/5135519

Finished Comp: several in the area between 1.7M-1.8M

Cost to Build – $550,000

 Price- $950,000 

The permit needs to be paid for and pulled by April, otherwise it will expire. There are no issues. Seller just want to sell. However, if he doesn’t find a buyer, he will pull the permit and start building it.

They have already paid for everything that was needed to get the coastal permit approved, ie: architectural, structural, soil test, surveying, water drainage study as well as utility relocation, temp pole, and demo. This is a shovel ready project.

Coastal permit has been paid for and issued. Building permit has been fully signed off and approved. We just have to pay the school fees and inspection fees and pull the permit. These fees amount to about $8000.00

At this time seller doesn’t want to J.V. and prefers to sell fast with cash.

I’m Direct to the Seller and this is an off-market sale! Contact me Direct. Greg@FixandFlippers.com | 858-386-0949

 

Sell Your Real Estate-Backed Note Today!


sell-my-note1

If you have a privately owned, real estate backed note (non-performing or performing) that you want to SELL, please contact me ASAP!

Working with investors making offers on notes I am direct to, and they are looking for more! Residential, Commercial, single note for $150MM Portfolio, Nationwide, They will make an offer on any note with no obligation or expectation! Family business operating for 25 years..

Both Fixed Rates or ARMs such as performing Residential loans and SBA 7a loans, FSA’s, HCEM’s and USDA’s). They accept seasoned loans.


They still look for Residential and Commercial Sub-Prime loans and various credit quality loans that are performing, non-performing or sub-performing and REO (Real Estate Owned) or Deed in Lieu properties NATIONWIDE.


SFR, Condominiums, Duplexes, Multi Family, Strip Centers, Offices, Warehouses, Churches and more are desired.


They still look for Agency and Non-Agency quality loans either servicing released or servicing retained..


Additionally, they also have an interest in REO Class A/B industrial warehouses in key markets in the US and Mexico…

Contact me if you are selling your note(s)

Greg@FixandFlippers.com / 858-386-0949