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But creative financing is still our preferred source to finance investment real estate. Building your real estate private loans for bad credit investing portfolio is like crafting a custom home. You need a set of reliable and flexible tools in order to build a solid structure.

Like a hammer, traditional bank financing is money loans bad credit a common tool that everyone knows how to use.

Other investors with a larger toolbox that also includes creative financing will have a natural advantage against you. They will build their real estate portfolio faster, more consistently, and with a better long-term result. Related: How to Use Owner Financing to Create Wealth And online loans for bad credit Grow Your Portfolio Real estate markets go up and down, often in seven- to 10-year cycles. The best real estate deals are found during the down cycles. Think about 2008 to 2009 when blood was in the streets and good real estate money loans quick deals were plentiful. On the other hand, creative financing smooths out the curves of these cycles and works during up and down times.

For example, in the downturn of 2009, we were able to obtain plentiful private financing from individuals who were scared of the stock market and sick of tiny bank CD rates. At this time, when banks would not loan money against investment real estate, our private lenders felt very secure with tangible real estate that produced rent far in excess of their interest payment. They were much more open to seller financing during the down cycle than they would have been before. So, rather than working against us, the down real estate cycle actually improved our ability to finance deals creatively. Do you know how you can tell that a bank is in control of your lending relationship? Because their army of attorneys wrote the enormous book of papers you sign at a loan closing. You get the privilege of signing the papers as-is, or you can take a hike!

That big stack of papers is all about transferring risk. The attorneys working for the bank essentially transfer as much risk as possible from the bank to you. On the other hand, everything what is a personal loan is negotiable with creative financing. These agreements can reduce your personal risk and still satisfy the needs of the other party. Success in real estate investing depends upon consistently being able to acquire funding for new deals. But the application and approval process for bank financing is largely outside of your control. Today you may be able to get seven loans, but tomorrow the policy may change to five. On the other hand, creative financing is limited only by your ability to find good deals and to prove yourself to the individuals providing the financing. With your hustle and intelligence unleashed by creative financing, the potential upside of your investing business is virtually unlimited.

Ignoring all of the other problems above, bank loans are just too slow. For the best investment acquisitions, you must move very quickly. But bank loans require drawn out application processes, appraisals, and multiple layers of approval. By the time cash loan companies you finish the first step of your traditional bank application, I will have already used creative financing to close the deal. For example, we recently closed a deal in three days.

We would have been lucky to get a return call from the bank by the time we already bought the property! Luckily, adding creative financing tools to your toolbox is not rocket science.

If you have used a promissory note, a mortgage, a deed of trust, or a lease, you understand the fundamentals of how creative financing works. But there is still a learning curve to understand the payday loans albuquerque nuances and the unique applications of these tools. So, the goal of my explanations below is to make you more familiar with five of the most common and useful creative financing tools. I will share diagrams and examples that will explain how the tools are used.

The diagram above shows the relationship between all of the parties of a typical closing. There are four primary entities involved: In this example, a purchase and sale agreement single parent loans was signed at some point before closing between the buyer and seller. Also before closing, a loan commitment agreement was made between the buyer and the bank. The closing attorney or title company uses these pre-closing agreements to oversee the closing transaction (aka escrow) to ensure the other three parties are treated fairly per the terms of their contracts. The items actually exchanged between the parties include: For those of you already investing, this may seem basic.

In the picture above, did you notice the main difference between a seller financing transaction and a transaction with a bank loan?

Related: How to Use Owner Financing to Create Wealth And Grow Your Portfolio In fact, technically, there is not even a loan. As you can see, the seller never gives the buyer any money like a bank would. Instead, the seller just agrees to let the buyer pay the purchase price over time with monthly installments (i.

In exchange for this financing arrangement, the seller (not a bank) receives the promissory note and mortgage as security.

The beauty of this arrangement is that there are only two parties—the buyer and the seller. The seller does not have loan committees, underwriters, or Fannie Mae-conforming rules.

You make an offer to the seller, the two of you negotiate, and if it makes sense for both parties, you move forward. Well, Ben Leybovich, a well-known creative financing writer here on BP who I respect, once wrote that seller financing is rare and usually only used on ugly pig properties.


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Seller financing is an incredible tool that is well worth the effort. And it is one of the clearest win-win transactions payday loans in vancouver wa in the entire real estate business. For example, my business recently bought an income property using seller financing with a 10 percent down payment (yes, in a hot market, and yes, in a desirable location). And that does not include the benefits of future capital gains. He is happy as a clam in water because he loves monthly checks without the hassles of being a landlord.

And he receives a much larger income than he would with most traditional investments.

Who is the only party not happy with the transaction? As you see above, this creative financing tool is structurally very similar to a closing with a bank loan. The only difference is that the lender is a self-directed IRA (individual retirement account) and not a bank. Most retirement accounts invest in traditional assets like mutual funds or bonds.

But a self-directed IRA is a way to use retirement savings to invest in alternative assets like real estate, notes, tax liens, and more. Specialized custodians who allow self-direction hold the assets and process transactions and keep records for the IRS. The point of payday loans albuquerque this tool is to borrow the IRA funds from other individuals, not from your own IRA. You must be very careful not to engage in IRS-prohibited transactions. Loaning money to yourself or to your business is clearly off limits. But as long as you follow the rules, you have enormous opportunities to find sources of funds payday loans albuquerque for your real estate deals. Even a few years ago in 2012, total IRA accounts in the United States totaled over 5. Chances are that someone you know in your local network has funds available and would be willing to loan them to you. Your deals give them the perfect opportunity to invest in local assets payday loans albuquerque that they know and understand. This has been the tool that I use the most often from my creative financing toolbox. Like seller financing, it is a win-win arrangement. It gets you the funds you need, and your IRA lender receives a solid return and good collateral.

Related: Confessions of an Ex-Banker: How to Get Your Next Loan Approved, Guaranteed. The only difference is that the private lender uses funds outside of an IRA.

The most likely candidate is an individual with a large net worth. My favorite way to find these individuals is at real estate networking events like BiggerPockets meetups or your local real estate club. Find the experienced old guys and gals in the back of the room. Once you get to know people, they may be willing to loan money to you. I love that borrowing from high net worth individuals also brings more benefits than just getting the money. In addition to borrowing money, you also borrow their expertise and payday loans los angeles experience!


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A couple of my own private lenders became mentors and close advisors. While they may have been payday loans albuquerque interested anyway, the fact that I had their money made them VERY interested in my success.

Their tips, feedback, encouragement, and friendship over the years have been an essential part of my own success on their deals and on others. While I personally have never used hard money loans, I would also lump hard money lending into this same creative financing tool. Hard money, or asset-backed loans, are an alternative to traditional bank financing. And while the cost is generally higher than normal, the availability and speed of funds make them very helpful to many investors. In the illustration above, a burned out landlord named Jane owns a quadruplex building.

Jane has let the building run down, and she has not even filled two vacancies from bad tenants who recently moved out. Jane then gets a letter from an energetic entrepreneur named Chris, who offers a creative solution to her problem. Jane will continue to pay for taxes and insurance and handle any major capital expenses (roof, heat and air systems, structural issues). Chris will be responsible for all vacancy costs, turnover costs, maintenance costs, etc. Stacking up a few deals like this could make for very lucrative side income for Chris, or he could really ramp it up with more deals to completely replace his income from a job.

If Jane, the burned out quadruplex landlord, was willing to give Chris, the entrepreneur, a master lease, might she also be willing to give him an option to buy the property? An option would essentially give Chris the right (but not the obligation) to purchase the property for a set price for a certain period of time. In exchange, Jane receives consideration for selling him the option. Once he gets the building rented and looking good, he then will have the chance to make money from the option any time during his five-year option window. If you liked master leases and options with sellers, this next tool will give you a different way to use the payday loans albuquerque same technique. Instead of lease optioning the property from a seller, you lease option it from a credit partner. After further questioning, Karla learns that Jim does have excellent credit and can get a mortgage loan. Just like the lease option example with the seller, Karla has multiple options for exit strategies, including refinancing, 1031 exchanging, or assigning.

The choice she makes will depend on the circumstances and resources available to her at the time.