Hard Money Loans

Financing for commercial real estate is a completely different game when compared to residential mortgage loans. It moves much faster and is much more flexible.

Commercial Real Estate – Hard, Hard, Hard Money Loans

When purchasing commercial real estate, financing is the most significant factor in determining whether the project is worth pursuing. Although there are a variety of commercial real estate loans on the market, we are going to look at hard money loans in this article.

Hard money loans for commercial real estate are often a matter of last resort. They aren’t good deals, but they can save a financing situation that has gone critical. Most hard money loans come with significant upfront costs and astronomical interest rates. When you are facing the prospect of losing a commercial property, however, they can be a godsend because they also are granted very quickly.

Hard money loans are considered very risky and are issued by private financing groups, not banks or lenders. The loans tend to be only available as the primary loan on the property, which isn’t that rare a situation in commercial property.

Unlike home loans, hard money loans are all about the potential sales price of a piece of commercial real estate. The party considering lending you money is not going to look at the appraised value of the property. They are going to look at the probably sales price if the commercial real estate has to be sold a few months after making the loan. Depending on the condition of the property, this figure will typically be between 50 and 75 percent of the appraised valued of the commercial property.

Put another way, a hard money loan is a short-term loan designed to get you past an immediate problem. It is undeniably a loan of last resort and is not an ultimate solution to a financing problem with a commercial property. It does nothing other than buy you time, and at a fairly hefty cost. If you are in a tight spot and can resolve the problem with a few extra months time, a hard money loan may be the answer.

Sergio Haros is with Great Western Mortgage – San Diego Mortgage Brokers – providing San Diego home loans. Great Western Mortgage is a San Diego mortgage company writing San Diego mortgages and San Diego refinance and home equity loan.

Author: Sergio Haros
Article Source: EzineArticles.com
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During the third quarter, 3,216 layoffs were tracked in the Mortgage Employment Index report from Mortgage Daily . At the same time, hirings in real estate finance were 2,286. As a result, the level of mortgage employment decreased by 930 in the third quarter.

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Hard money loans (HMLs) are a special type of loan backed by real estate collateral. Generally short-term loans with slightly higher interest rates, hard money loans are typically made by private individuals or companies not affiliated with larger banks. Though few people truly understand the hard money lending business from either a lender or a borrower’s perspective, the market represents an important opportunity for investors and borrowers alike.

A borrower usually takes out an HML loan using real estate property as collateral. The hard money lender will provide the loan on a “loan-to-value,” or LTV, basis. The “value” of a given property is defined in the business as the amount that a lender could reasonably expect to receive from the rapid liquidation of the real estate, should the borrower default and force a foreclosure. Generally, the HM lender will offer cash at a 65% to 70% LTV ratio – that is, up to 65-70% of the property’s current value.

HMLs are often more expensive (that is, they carry a higher interest rate) than many other types of bank loans because lenders often accept more risk of default in making the loan. Despite the higher rate of interest, borrowers may find HMLs attractive for several reasons:

- They do not require the stringent standards imposed by banks

- They are less influenced by a poor credit score or rating

- They have less need for acceptable documentation

- They can be used as “bridge loans” until other financing can be obtained

- They are often faster than traditional loans

Many borrowers choose to take out HMLs because of the lower requirements to qualify. People who face imminent foreclosure or who need money immediately often find that hard money loans are the best – or only – option.

However, because hard money loans have substantially higher default rates than traditional loans (due to less restrictive credit requirements), lenders usually take the first lien on the collateralized property, in addition to attaching higher interest rates. This lien is a legal claim to the real estate which essentially gives the lender first right for compensation from the sale of the property if the borrower should default on the loan.

Regulation of the hard money lending business varies slightly from state to state, but laws are generally non-specific and fairly loose, with a few notable exceptions, where limits on interest rates are set low enough to discourage most hard money lenders from doing business.

For more information on hard money lending for mortgage brokers, visit the website of the Pitbull Mortgage School at http://www.pitbullmortgageschool.com.

Joseph Devine

Author: Joseph Devine
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Washington, D.C., United States (AHN) – Indian diaspora on the East coast was treated to a visual display of real estate investment opportunities at a gala dinner featuring finished and planned projects by New York based Ireo on Saturday in Vienna, Virginia.

“If you are interested in real estate space in India, be it for yourself – your family – or simply an investment, there is no better place to put your money then with Ireo,” Vijay Amritraj, international tennis legend and former United Nations Ambassador told AHN on the sidelines of the glittering show.

Answering, “Why should I mess (read: invest) in India – when I live here?” the core question of Indian Americans settled in the United States, Anjali Grover, of Ireo, told the select audience of rich and famous gathered at the “Bombay Tandoor Restaurant,” that the projects, some of which are completed, some are in the building stage while others are on the architects’ drawing tables, are all on par with the American standards in quality and safety.

Sitting in the United States, the investor can use easy means to invest and own or sell later with Ireo providing personalized services all the way, she added.

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With the commercial real estate sector’s vital signs stabilizing, indexes of real estate investment trusts have posted big gains this year

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A Commercial Hard Money Loan isn’t for everyone. But it could be a viable solution for someone that can’t get an everyday traditional Real Estate Loan. Of course with this type of loan Real Estate is always the collateral, with no exceptions. If for some reason the buyer defaults on the payments, the bank can repossess the property in due course of course, no pun intended.

The basic inference of the various types of Commercial Loans can also be defined as Sub-Prime Lending, Near Prime, B-Paper or Second Chance lending options.

So seriously would someone take out a Commercial Hard Money Loan verses a standard Commercial Loan? It’s because there are determining factors such as Slight Credit Score, Enterprise Stability, proven absolute Income Level that would curb someone from getting traditional money financing or custom rates, so the defaulter in these cases will compromise for what they can get.

Some companies have a lowest amount they will lend you when helping you get a Commercial Hard Money Loan. The companies we have researched start out at $300,000 and go up into the millions for Commercial Real Estate Properties.

There are also what they call Mezzanine Loans which is a loan that’s paid back behind the sale or refinance of the Commercial Property. It’s possible for a lender to secure a portion of the proceeds upon sale of the Hard Loan debt. These loans tend to have suitable structures such as good debt and equity ratios.

There’s also a Financial Loan called a Hard Money Bridge Loan. These types of Money Financing solutions are usually temporary until a more permanent solution comes into play. These are used when time is of the essense, when a business move needs to be made quickly to acquire a property. There are no upper limits on this type of loan, and the qualification requirements usually remain the same.

There are also Hard Money Construction Loans, which is another distinctive Money Financing option that can be applied to for limited home projects to larger Commercial Property projects such as the development of a strip mall or tract home development project. In most cases for construction projects there is a reserve account setup to make sure that money is allocated properly as the project keeps moving forward.

A Commercial Hard Money Loan is typically used in both Urban & Suburban areas. The current Prime Rates are from 11 – 16% verses the 6-7% for a standard loan. Usually all associated Points & Fees are included in the loan and payments from these are dispursed upon closing the loan. Also note these are Short Term Real Estate Loans that are usually given from 1-3 years.

It is always comforting to know that there is big money available to you when you need it in the form of a Commercial Hard Money Loan. This article went over the main types of loans and how they can benefit you. However beware of the common Predatory Lenders that lurk in this industry. Expect to pay 11-17% for a Real Estate Loan like this. If you are asked to pay anymore more, imho you are being taken to the cleaners. So before you jump into anything like this, just do your research and you should come out okay.

Author: Brian Garvin
Article Source: EzineArticles.com
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Some of the more sophisticated real estate investors try to avoid hard money loans due to the high interest rates. However, a hard money lender may prove to be beneficial for the right type of property. Many individuals will be surprised to learn that a large amount of successful real estate investors often turn to hard money lenders. A hard money commercial loan is an asset based loan in which the borrower receives funds secured by the value of the real estate. Hard money loans are typically issued at much higher interest rates than conventional commercial property loans and are almost never issued by a commercial bank or any other institutional lender. A hard money commercial loan is simply an advance for a commercial venture for which conventional funding is not available. It is money that is difficult to get elsewhere. The purposes for which these loans can be obtained include property acquisitions, construction, investments, business and industry refinancing.

There is a greater need for suitable collateral to obtain a hard money commercial loan. Appraisals from a third party on the collateral may not be necessary because a hard money financier may be experienced enough to assess the value of the property. However, in most cases an appraisal is warranted. Commercial hard money is similar to traditional hard money, but may sometimes be more expensive as the risk is higher on investment property or non owner occupied properties. Commercial Hard Money Loans may not be subject to the same consumer loan safeguards as a residential mortgage may be in the state the mortgage is issued. Commercial hard money loans are often short term and therefore interchangeably referred to as bridge loans or bridge financing.

Hard money interest rate is not dependent on the Bank Rate. It is instead more dependent on the real estate market and availability of hard money credit. As of 2007 and for the past decade, hard money has ranged from the mid 15% – 25% range. When a borrower defaults they may be charged a higher “Default Rate”. That can be as high as allowed by law which may go up to or around 25% – 29%.

Hard money lenders can be approached directly online or through brokers. In either case, shopping around and comparing the rates and terms would be important. The main consideration in taking a hard money commercial loan is whether it would generate enough money to comfortably service the debt. A sophisticated investor knows how to look for undervalued properties and negotiate a great price especially if the seller just want to relieve him/herself of the property. If you find a great deal on a property, weigh your options and do your calculations to determine if it would benefit your in obtaining a hard money loan.

Author: Varondria Williams
Article Source: EzineArticles.com
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Foreclosure Real Estate Investing: How NOT To Lose Your Shirt At The Foreclosure Sale For real estate professionals, this past year has been one of the most painful in recent times — defaults are up, homeownership is down, foreclosures have soared and the poorly performing housing sector is starting to create negative ripple effects in the broader national economy. Since all projections indicate that 2008 will be equally as challenging, should property investors run for the hills, put all their money in AAA rated munis, and ride out the storm until the next boom? Absolutely not! There’s no question that 2008 will bring reduced housing demand, lower prices in some areas, and fewer loan options, yet 2008 looks strong for treasure hunters. At HMB, we’ve been seeing investors scoop up bank REO’s for 40 to 50 cents on the dollar and selling them off at nice profits. After all, people will always buy property if they can get a great deal, no matter what the market conditions. Your job is to simply find the best deals. Many great deals will most certainly come from foreclosures over the next 24 months.

If you intend to jump into foreclosure auctions, follow these tips to help insure a profitable transaction: A? Do your homework: I recently had one of my investors call me and ask me if he would be risking anything greater than his security deposit if he simply walked away from a house he purchased at auction. Because he was intimately familiar with the neighborhood, he didn’t bother to visit the property. After the auction, he learned the damage to the property was more extensive than he anticipated. In a aEoehotaE? market, price appreciation could have bailed him out but, in today’s market, he was sunk. Lesson? Never buy a property sight unseen, and make sure to get the best contractor estimates possible prior to auction day. A? Read the advertisement carefully: The devil is in the fine print. You could buy a lot of trouble if you don’t read and understand every word. Examples: Many auctioneers require a Buyer’s premium. In my area, it could be as much as 10%. If your bidding on a $120,000.00 property, that’s an additional $12,000.00 expense! Even worse, you may be required to pay interest on the prior owner’s defaulting Note from date of auction forward to the date of settlement. That’s an additional 30-45 days of interest expense (or more in some instances). Worst of all, in some cases the auction purchaser could be responsible for certain outstanding liens due at the time of sale, such as water, taxes, or even condo liens. Do you really want to be responsible for the prior owner’s $3,000.00 past due HOA bill because you didn’t read the ad? A? Be careful of flipping: Flips are still possible in this market but could be dangerous to the financial health of an unseasoned or careless investor. If you intend to flip to another investor, remember he or she will be leery of buying anywhere close to retail because of the likelihood of additional price erosion over the next few years.

Did you properly discount your bid price for this? Will the property cash flow at your proposed sales price? Many investors use the 1% Rule as the aEoegold standardaE? aE” a $100,000.00 purchase price should yield a renter at $1,000.00. If you don’t carefully account for these factors, you could get stuck in the property. If you are using short-term hard money and your credit is weak, you even run the risk of loan default because you won’t be able to refinance out of your hard money loan. A? Setting property values: In addition to recent comps, you may want to go back to 2004-05 tax assessment records to review pre-bubble pricing. Is it possible for prices to retrace back to those levels? Maybe yes, maybe no, but it doesn’t hurt to bid based upon worst-case scenarios. A? Keep your cool: Don’t get caught up in the emotion of the auction. Know your absolute high price going in. Once the bidding has exceeded that price, don’t even think about it anymore. Walk to your car and leave. There’s always another deal tomorrow. A? Get finances in order before bidding: You will be required to bring to the auction a cashier’s check for the advertised deposit amount. But you may also be asked to increase the initial deposit to 10% of total purchase price within a certain time period after the auction date.

Check with the auctioneer the day of auction. Also, get lender approval prior to the day of auction. A hard money lender can be your best friend in these situations, as an approval from a hard money source accomplishes 2 things: 1) you’ll know up-front whether you’ll be able to close on the property, thereby reducing any risk of losing your deposit; and 2) you’ll get a second, and often expert, opinion on the conservative value of the property. Even if you end up using conventional lending, the hard money approval can give you great peace of mind. A? Insurance: It is critical to get a hazard insurance policy in place the day of auction. Many times, the risk of loss is contractually passed to the successful auction bidder. If you don’t have insurance and the building burns down, you lose! A? Bankruptcy: Call the auctioneer the night before (for early a.m. auctions) or the morning of the auction to make certain the foreclosed-upon borrower has not filed a bankruptcy. A bankruptcy filing stops the foreclosure process, even if it is filed one minute before auction. Probably 90% of foreclosure auctions get cancelled this way, so you’ll waste a lot time if you don’t call beforehand. A? Default: Always remember that the re-auction of a property is almost always aEoeat the risk and expense of the defaulting bidder.aE? This means if you bid on a property and don’t follow through, you could be sued for a lot more than just your deposit. Jeffrey Shiller, Esq. MD DC VA Hard Money Lender

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Jeffrey Shiller, Esq. www.hardmoneybankers.com MD DC VA Hard Money Lender

Hard Money Lending is Improving Your Community Recent troubles in the real estate market have left many homes vacant and often unattended. These vacant or blighted properties cause many problems for local communities. As the level of decay increases the houses become safety and fire hazards, attract criminal activity and vandalism, and lower the property values in the neighborhood. These blighted properties thereby increase the demands for local government services, such as police and fire, as well as code enforcement. Local officials spend a lot of time trying to track down the owners of these properties to enforce building codes, but often to no avail. Local communities would greatly benefit from a renewed interest in these vacant properties. But with banks cracking down on their lending policies, many real estate investors have become unable to obtain traditional loans through banks, and other financial institutions to purchase and rehab these properties. Many savvy real estate investors however are now turning to hard money lenders to finance their purchase and rehab of these vacant properties.

Hard money lenders assess the value of the property and make a lending decision based on the property’s equity. An individual’s credit score is much less of a factor in these lending decisions; so many more real estate investors are able to obtain these loans. As more of these properties are purchased and improved, the property value of the entire neighborhood increases. These hard money loans are short term loans, often with higher interest rates. But for the purpose of purchasing a vacant property, improving the property, then reselling, this type of loan is a perfect fit. The loan can be obtained quickly (much more so than a conventional bank loan), and used to purchase and improve the property, then a quick resale recovers the investment and returns a profit. With more real estate investors turning to hard money loans, more vacant properties are getting a new life. These properties are being refurbished and sold, bringing new families to these previously blighted areas. With the removal of these “eye sores” in the neighborhood, property values increase, and the drain on local government services are relieved. Overall community vitality is greatly improved by the removal of these blighted properties, and hard money lenders are facilitating this community renewal.

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Jason Balin www.hardmoneybankers.com

Hard Money Lending is Helping the Economy For real estate investors access to conventional funding through banks for real estate projects has become difficult to obtain. Banks have tightened up their requirements for lending, and any blemish on your record can disqualify you for a loan. Additionally the amount of paperwork required to obtain a conventional loan has become paramount, taking weeks to months to complete the process. Many time critical investment deals are missed due to the length of the funding process. Many of these real estate investors have turned to hard money lenders to fund their real estate projects. Since hard money loans are secured based on the value of the property, credit scores are not as critical. Although credit scores are part of the assessment, the entire credit portfolio of an investor is considered when making a decision. A blemish or two will not hurt your chances, if you are still deemed credit worthy. The major decision factor for lending is in the assessment of the property. Good levels of equity in the property will result in a positive financing decision. As banks crack down on their lending practices, hard money lenders are filling the void for real estate investors, and local economies are benefiting from their involvement.

The continued flow of money for flips as well as new construction projects has kept the local economies moving. Real estate investors are still investing in properties and obtaining construction loans. This in turn has kept construction workers, building supply shops, plumbers, painters, etc. employed in this tough economy. This also trickles down to retail, grocery stores, and restaurants, keeping these establishments in business as well. All of this continued business activity results in a healthier local economy and adds to the local tax revenue. The buying and selling of houses keeps the real estate market active, and provides a new supply of renovated houses for homeowners. More homeowners in the community means more dollars spent locally as well as additional tax revenue. These are all good things for the local economy. Hard money lenders are changing the real estate investment landscape from credit based financing to equity based financing. Many projects that were not financed previously due to credit decisions are seeing new light. Also, equity based financing helps parse out the good deals from the bad resulting in better financing decisions overall. With new money being invested in profitable projects, everyone from the real estate investor to the local restaurant owner are benefiting from a stronger local economy.

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Jason Balin www.hardmoneybankers.com