Understanding Hard Money Loans by Hard Equity Financing
Understanding Hard Money Loans by Hard Equity Financing
Commentary by Steve Jacobs and David Errante
NEW YORK / MIAMI, November 21st 2010
With the number of REO foreclosure properties on the rise and the decline in home values throughout the country, there are certainly good deals to be found if you are looking to purchase an investment property or two or refinance a default personal mortgage loan. The fact is not enough real estate professionals and investors are familiar with hard money loans.
No matter how good of a deal you can get on a property, obtaining & qualifying to purchase an investment property can be difficult under conventional lending as of today. Additionally, many conventional mortgage lenders have not only tightened their lending guidelines, but have simply done away with financing investment properties.
If you are planning on building a spec home, purchasing a property as an investment, or are even a real estate agent working with someone who would like to purchase a short sale or investment property, knowing what types of private financing are available and a general understanding of how private "hard money" financing works is a must.
Hard money loans are generally used to purchase non owner-occupied investment properties or refinance owner occupied foreclosure bailouts. Hard money loans are also equity-based instead of credit and asset -based, so the borrower does not have to meet the same lending criteria, income ratios, and credit worthiness that they would have to meet under conventional lending guidelines.
Hard money deals are backed by private investor capital and are reviewed and approved on a case-by-case basis. Generally, if the borrower is interested in purchasing an investment property, the only real requirement is that the property truly is a good investment for everyone involved. So what signifies a good deal in the eyes of a hard money lender?
Here are some general guidelines hard money lenders follow:
- The total loan amount is no greater than 65% of the current, as-is value of the home. This is also referred to as the loan-to-value ratio or "LTV."
- The borrower has a stake in the property rather it be their own cash they are investing or even other investment properties they are using as collateral to secure the loan. Most hard money lenders generally like to see that the borrower has at least 20% of their own cash invested in the project, not including closing costs.
- The lender must also hold "first position" on the property. This means that the hard money lender must hold the primary, 1st mortgage on the property. Hard money lenders will rarely lend a 2nd mortgage on a property unless there is other collateral involved.
- Another benefit to hard money loans is that often times the total interest and points for a portion of or the entire loan term are "rolled" into the loan amount and paid in advance at closing. This means that most borrowers will not have to worry about paying a monthly mortgage payment to the hard money lender for most, if not all of the loan.
- Hard money purchases can be closed in as little as 10 business days and financing is available for nearly any type of property. Many hard money lenders will finance everything from raw land, to single family rehab properties, to large commercial, hotel, and condo developments.
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Types of business Car finance
Types of business Car finance
Hardly anyone pays up all the money upfront for purchasing the car. If there are ample sources and ways in which the cars can be financed, then why to pay all money in one go. It is much more convenient to take out a small monthly charge on your salary or monthly income for a couple of years by paying a fraction of the money upfront. Then there are the obvious benefits of the tax deductions to be availed which can reduce your taxable income, reducing you tax liability as well.
There is one more aspect to the benefit of the car finance facility. For some reason, if you have to sell your car after paying the full money instalment, you will find few takers of the car who will give you this big money upfront unless you reduce your car prices to very low levels. So, the car finance is helpful in many was and that is why people take this route of financing.
The different types of Car finance which are normally offered are the Business and the Personal car finance. The business cars can be financed in different ways. Some of these methods are given below:
A. Car Lease: Here the financer purchases the car on behalf of the customer and leases the same to him under agreement. The customer is under obligation to pay up the residual value of the car to the financer at the end of the term of the car lease. If the customer seeks to purchase the car from the financer, the latter may also consider financing the same. The main benefit of this lease car finance is that the customer gets quick access to the car without having to spend the sum towards its purchase. Since the title of the car is in the name of the financer, it will not tie up or make liability claims on the car as an asset of the customer.
B. Commercial Hire purchase: Here again it is the financer who purchases the car but he hires the same to the customer on hire-purchase terms. On the payment of the final instalment, the ownership or the title to the same passes to the customer.
C. Chattel Mortgage Car finance: Herein the financer takes the loan to purchase the car in the name of the customer but he also places a charge on the car for the same. So, the ownership is with the customer but the financer has the right to take the control of the car under his possession if the customer misses to pay his due to the financer.
D. Novated Lease: In this method of the business car financing, the owner or the employer arranges for a car to be given to the employee with a charge on his or her salary. The responsibility of payment rests with the employee only, even if he changes the employment.
These methods of car finance are normally used by the people depending on their comfort and convenience of managing their finances.