What is a Commercial Mortgage Broker?
A commercial mortgage broker is your central point for funding your real estate investments. A broker has existing relationships with wholesale and retail lenders. Since a broker works with multiple lenders, they’re not limited to the funding programs available from a single lender. They use those relationships to match their clients with the right loan at the right price.
A great broker takes the time to look at your financial goals, how this loan will impact them, and how to position yourself for the future. A great broker is going to help you expand your business. A bad broker will be a dreaded middle man just trying to take your money. Choosing the right broker is critical to your success.
A good broker understands that every real estate transaction is unique. Brokers are flexible enough to make sure financing is not an unexpected obstacle when you pursue a real estate deal.
Consider a commercial mortgage broker a networking resource. They can help connect you with other people in the real estate industry. People who can help you do even better.
Can I get a Real Estate Loan with No Money Down?
Q. I don’t have any money or equity, and my credit sucks. Can you give a rehab or rental loan.
Q. But it’s a great deal!
A. Still no.
Really, this conversation comes up way to often. You need to have skin in the game. Cash is preferred, but sometimes equity can work. If you are short cash, work on strategies that will allow you to grow some capital for investing. Preferably, you can do this through a real estate related activity, but even a part-time job can get you the capital needed to jump start your real estate investing.
All that said, there actually is 100% financing available for real estate investors. However, the cost of the loan is so high, you are almost always better off selling the deal to someone else, or putting together some other creative solution.
What is Hard Money?
A hard money loan is an asset based loan secured by real estate, and usually used for properties that don’t qualify for traditional financing. Interest rates are higher than conventional real estate loans because of the higher risk and short duration. Most hard money loans are used for rehab projects lasting 6 to 9 months
Typically, loan would be up to 65% or 70% of the After Repaired Value of the property. For example, If the property is worth $100,000, a lender would lend $65,000 – $70,000 against it.
The lender will also want to see the borrower putting their own funds into the project. 20% of the purchase price and estimated renovations is common.
The asset is the primary qualifying criteria for a hard money loan. Credit scores, income and other criteria can also be factors. Experience with similar projects, and cash reserves are frequently considered before approving a loan.
In commercial properties a bridge loan is similar to a hard money loan.
A Hard Money Loan has two distinct advantages over a traditonal mortgage.
- The loan amount is based on the improved value of the property.
- To a large degree, the condition of the property doesn’t matter.
The real estate investor is able to get funds to purchase and renovate the property. The community gets an improved property. Someone will get to live in a greatly improved home.