Author: Tim Herriage

by Tim Herriage Tim Herriage No Comments

Important Bulletin: Partial Lift – California Wildfires Update 12/07/2018

Important Bulletin

TO: REI Choice Agents and Partners

Date: December 7, 2018

Subject: Partial Lift – California Wildfires Update

The wildfires in California have been contained for the below counties.  Therefore, we have lifted the coverage suspension and we can now accept new properties and new applications effective December 7, 2018

Latest Update: December 5, 2018

San Bernardino County

IMPORTANT/. Due to the wildfires that are active in California the suspension is still in effect for all perils for the below counties. No new coverage (via the REI Choice Online System or written request) can be bound, nor are we able to accept any new applications while the fires are active within the following counties:

Latest Update: November 17, 2018

Alameda County

Any suspension of binding will remain in effect for a minimum of 24 hours after the fires have been contained or no longer poses a threat.

Please Note: Do not issue new coverage in the Arcana Online System during this period. If issued in error or intentionally, Coverage will not apply to any policies issued in the Arcana Online System during the suspension period.

This does NOT affect coverage already issued and in force prior to the suspension being applied. Such policies will remain in full effect unless previously cancelled by you.

A 2018 California Statewide Fire map is attached illustrating areas affected by the wildfires. You should access http://www.fire.ca.gov/current_incidents to obtain updated information. Your local news sources will also provide this information.

If you have any questions, please contact:

investorquestions@arcanainsurance.com

(877) 744-3660

by Tim Herriage Tim Herriage No Comments

Timing your investment property refinance

Leverage is one of those things that can make or break your real estate investment portfolio.  The proper use of leverage can minimize your tax burden, fuel portfolio growth and accelerate returns.  The improper use of leverage can wipe away gains and bankrupt a company.  We believe the US economy has cooled, home prices are peaking, and interest rates will continue to rise.  These factors coupled together have formed our conclusion that now could be the best time in the market cycle to leverage your assets utilizing fixed debt.

Many real estate investors have enjoyed growth in the last five years fueled by loose purse strings at local banks and regional lenders.  Even the GSEs have dipped their toes in the water.  Large national firms like Blackstone’s B2R Finance (Now Finance of America Commercial) and Colony American Finance (Now CoreVest) offered five and ten year balloon notes on portfolios beginning in late 2013.  Now, we find ourselves five years later, and what does the next five years look like?

Below are our forecasts and recommendations with regards to leverage and your real estate investment portfolio:

  • Identify dates:  Many of the “community bank” loans have renewal and adjustment provisions.  Most real estate investors we talk to have no idea that most of these loans can be called due in full at the same time as they are supposed to “reset”.  If you have any loans that are due to reset, adjust, mature, or renew in the next five years, now is the time to address those loans.
  • Lock in rates:  Many real estate investor simply cannot remember when a 9% interest rate on rental property from a bank was a good deal.  Rates are still very low throughout the industry.  We believe the best choice for most real estate investors right now is to lock in as much 10 year or longer sub 7% money they can get.  The next five to seven years should see interest rates rise and fall several times.  We are still in a very low comparative rate environment, so it is best to make sure any debt that might need to be addressed within the next decade be done so now.
  • Cash Out:  Many investors aspire to pay off their rental portfolio.  While this is a noble idea, most real estate billionaires believe in the opposite.  The ability to responsibly borrow tax free money (that your tenants will pay back) which you can use as reserve funds or even growth capital is something that powers real estate investing at all levels.  We have clients that live virtually tax free by refinancing their rental portfolios routinely.  With the introduction of cash flow based cash, out refinances; investors now have an avenue to systematically re leverage their portfolios.

In short, we think:

  • Property Values are high (which helps LTV limits on loans)
  • Rates are still low (historically)
  • There are market shifts coming (which is why you don’t want exposure to adjustments, renewals, and loan maturity)

These factors make use believe now may be the perfect time to stabilize the debt on your rental portfolio.  Reach out to our team of real estate investment loan specialists today to have a conversation about your needs.

Want to call us?  Call 972-737-1850

Want to email?  Click Here

Have questions or comments?  Let have a conversation below.  Find this article helpful or thought provoking?  Share it please.

by Tim Herriage Tim Herriage No Comments

Suspension of Binding‐ California Wildfires

Due to the wildfires in California all binding is suspend for all perils effective today, November 12, 2018. This applies to binding any new coverage as well as accepting any new applications and any exposure or limit increases to existing policies while the fires are active within the following counties:

Latest Update: November 12, 2018
Butte County, Los Angeles County & Ventura County

Latest Update: November 9, 2018
Solano County & Mendocino County

Any suspension of binding will remain in effect for a minimum of 24 hours after the fires have been contained or no longer poses a threat.

Please Note: Do not issue new coverage in the REI Choice Online System during this period.  If issued in error or intentionally, Coverage will not apply to any policies issued in the
REI Choice Online System during the suspension period.  This does NOT affect coverage already issued and in force prior to the suspension being applied. Such policies will remain in full effect unless previously cancelled by you.

A 2018 California Statewide Fire map is attached illustrating areas affected by the wildfires. You should access http://www.fire.ca.gov/current_incidents to obtain updated information. Your local news sources will also provide this information. If you have any questions, please contact: andy@2020rei.com

 

by Tim Herriage Tim Herriage No Comments

Liability – The unpredictable killer of assets

By Andrew G. Costlow

Many people wonder about insurance. We think we know what it is for, but why does it cost so much? How can we reduce expenditures on the “insurance tab” on our spreadsheets?

Of course we can shop property rates etc… but the one thing you want to really make sure you are “squared away” on is Liability. Why is this and why is liability the unpredictable killer of assets? How can I protect myself from liability? General Liability Insurance as stated by a Google search page:

General liability insurance (GL), often referred to as business liability insurance, is coverage that can protect you from a variety of claims including bodily injury, property damage, personal injury and others that can arise from your business operations.

Google knows everything right? Well, in this case they do a decent job. But look at the definition and you come to the conclusion that General Liability (GL) is a very broad term. What does it cover? “and others”? What is that? Indeed, it is “General” Liability.

The majority of claims that come out of GL are of the Bodily Injury and Property Damage type. If you hurt someone or damage their stuff, that is what we are talking about here. But why is it the unpredictable killer of assets? To understand that as investors, we have to think about the other side of the insurance coin and that is property insurance. Property insurance is predictable in most cases. Let’s say there is a $100,000 house and it is insured to value. It burns to the ground in a total loss. The insurance carrier knows it has to pay $100K. The investor knows they are going to be paid $100K. Everybody knows within a predictable certainty what that claim is about and how much is going to be paid. Now, let’s think about GL. Here is the scenario… an investor is flipping a house and it is vacant. A couple of teenage kids are playing around in the vacant dwelling (we hope there isn’t a vacancy clause exclusion…) and one kid falls and breaks their arm. This claim can go so many ways. Will the parents just take him to the ER and put it in a cast and be done with it using their own medical insurance or will they take him to the ER, not having medical insurance and then start getting bills from the hospital? If it is the latter, how are they going to pay? Do they have the money? Will they sue the Landlord? For what expenses will they sue? Was there negligence involved? If so, how much negligence was there and how does that translate into dollars? This is why Liability can be the unpredictable killer of assets and why General Liability Insurance is so important. There are just so many variables.

In most cases, liability claims are pretty straightforward. But, some can be very complex and very expensive. That is the crux of the matter. They are unpredictable. Thankfully though, they are pretty rare for the residential investor. Thus, General Liability is a pretty good bargain in the SFR investor industry and is something the SFR investor should be “squared away” on to protect their portfolio.

Andrew G. Costlow
REI Choice Insurance
Executive Vice President
2020 REI Group | REI Choice Insurance
Direct/Cell: 214.280.9575 | Office: 214-247-7727
8330 LBJ Freeway
Suite B855
Dallas, TX 75243
andy@2020rei.com

by Tim Herriage Tim Herriage No Comments

Financing Webinar

Real Estate Investment Financing

There are many options available for real estate investor financing these days that just simply haven’t been there in the past.  This week, we’ll be hosting a one hour webinar to update everyone on today’s products, and introduce our team of loan officers to you.  The webinar is at noon Central on Thursday, September 27th.  It will be recorded and shared with those that register.  Click here to learn more and register for this free webinar on real estate investment financing. We’ll be discussing current market trends, current interest rates, and some of the strategies our most successful clients are using.

by Tim Herriage Tim Herriage No Comments

Stated income, no doc, rental and fix and flip loans

Our finance team has been hard at work over the past few months! We’ve secured several new loan options that can meet almost any investors needs. We work offer over 50 different loan products, so let’s connect today, to see which one is right for you.

WE ARE REBATING ALL APPRAISAL FEES AT CLOSING FOR ALL APPLICATIONS RECEIVED BEFORE OCT 1

RENTAL LOANS

  • 30 year fixed or a combination of ARM options (IO too!)
  • Property Cash flow financing (not personal DTI)
  • Rates as low as 5.5%
  • FICO as low as 600
  • CASH OUT with 30 days seasoning
  • STATED income and asset loans

FIX AND FLIP

  • No appraisal options
  • Quick close (48 hours) options
  • Origination between 1.5% and 2.5%
  • Rates as low as 8%
  • Some no credit check options

We specialize in finding the right loan for your project and the right timing for your needs. Depending on your timeline, liquidity, and mid-fico score; some products may not be available at certain times. Instead of telling you NO, we find you the best option available.

Use this link to fill out a contact form

OR

Call 972-737-1850

OR

Email loans@2020rei.com

No brokers, please.

by Tim Herriage Tim Herriage No Comments

Two events, two deals and two loans

It’s a rainy but busy week at 2020 REI.  This week, I’ll be speaking at the Realty411 Lone Star Expo on Saturday, and the 5 Star Conference’s Single Family Rental Roundtable on Sunday.  There is more information below about these events or you can just click on the events tab to browse.  Our acquisitions business is going strong in DFW and we have two new wholesale properties in Plano and Irving that will hit the market soon.  The Irving Property is available now, but we are waiting for bids to come in on the Plano home since it is such a major rehab.  You can call our sales line at (214) 922-1970 now to talk to Jaymon.  We also have some new loan programs to talk to you about.  We have a 30 year fixed product with rates starting at 5.5% and some fix an flip loans with really good terms. This is a really good time to look at these ASSET based opportunities while rates are still ridiculously low.  Click here to talk to someone in our finance department.

Here is some more information about the upcoming speaking events:

Saturday: Realty411 Lone Star Expo:  I will be speaking about building a rental portfolio from 9:30 AM – 10:20 AM and will be at the 2020 REI booth afterwards.  Come say hello!  The event is free, and lasts from 9:00 AM till 6:00 PM.

  • DATE: SATURDAY, Sept. 15th, 2018
  • VENUE: Sheraton Arlington Hotel, 1500 Convention Center Drive, Arlington, TX, 76011
  • TIME: 9:00 AM — 6:00 PM
  • REGISTRATION BEGINS AT 8:30 AM
  • Learn more here

Sunday: 5 Star Conference’s THE SINGLE-FAMILY RENTAL ROUNDTABLE: I am on a panel about the latest financing strategies for investors from 11:00 AM – 11:50 AM.

by Tim Herriage Tim Herriage No Comments

Three new wholesale Deals

Another real estate investment opportunity from 2020 REI Group and our team.

So, my brother Jaymon has one deal that’s been reduced (Delmac) and we are putting a 3/2/1 in Irving and a 3/2/2 in Plano out Monday.  Call/text him at 214-922-1970 to talk shop and learn more about these houses.  We need to sell the Delmac house this weekend.

IRVING 3/2/1
ARV: $185,000
Rehab: $35,000 (retail) $25,000 (rent)
Rents: $1,400 – 1,600
Asking:  $125,000 OBO

PLANO 3/2/2
ARV: $415,000
Rehab: $75,000
Asking: $280,000 OBO

 

***REDUCED*** Kiestwood Estates Flip Opportunity

Assignment of Contract offered by a wholesaler for the property located at 2547 Delmac Dr, Dallas, TX 75233

I am continually impressed and surprised when I venture into neighborhoods of Oak Cliff lately.  These areas are really on the rise, and contain some of the nicest lots and quality construction in the City of Dallas.  This 1955 build 2(3)/2/2 brick home is no exception.  The Kiestwood Estates area of Oak Cliff contains many mid-century ranch properties that are selling for more than $300,000 these days.  We estimate the ARV for this home to be approximately $285,000 and the rehab should be less than $35,000 (opening walls, etc).  We are asking $185,000 OBO for this property.  Closing on or before 9/14.  Six month financing available with months with 15% down for non-owner occupants subject to borrower approval.  Please call/text Jaymon at 214-922-1970 to set up a time to meet him at the property.

Click here for pictures and video

 

 

Learn More
 

We are local Dallas homebuyers who purchase properties from individual sellers. We have over 20 years of combined real estate experience and are here to help make selling your home feel comfortable, fair, and professional.  Click here to sell us houses in the DFW area

 

 

Investable Realty is a professional, full service real estate brokerage currently focused in the North Texas area that provides exceptional property variety and customer service to the individual, professional, and institutional buyers and sellers. We can source or sell for you, learn more

 

 

Our mission at 3L Finance is to make getting real estate investment financing easier, and comfortable for our borrowers. We provide personalized real estate investment financing service with integrity to the borrower, entrepreneur or investor, appropriate for their current and unique needs. SAY HELLO

 

 

REI Choice is accomplished, innovative and principled in our real estate ecosystem.  We are all driven to be the best as you are. We solve problems.  We create products and systems unique to our industry. We take the risk of loss and transfer it to an insurer in exchange for equitable payment.  Learn More

 

 

Do you know how to source deals, fund them, and get the most return on investment? We do, and we have the track record to prove it with 20+ years of experience. Through the good and bad markets, we’ve prevailed. Our hindsight is your advantage.

Not sure where to begin? We offer a tailored consulting service to help elevate your investment business to the next level. Contact us at 972-755-1880 or email info@2020rei.com to see how our business can work with yours.

by Tim Herriage Tim Herriage No Comments

2020 REI Update

2020 REI has gone through a lot of changes in the three years we’ve been around!  Some of those changes have been good, and some have been bad.  We’ve seen a lot of great people come, and a lot of great people go.  Through it all, we’ve remained true to our mission, to make real estate investing easy.

One of the reasons our CEO Tim Herriage left Blackstone’s B2R Finance was to get back to his entrepreneurial roots.  He felt the corporate life wasn’t for him.  Much of the evolution of our company has to do with his personal evolution.  Tim is writing about these learning experiences on his personal blog at TimHerriage.com.  2020 REI grew really big, and really fast.  It became more of a job than an entrepreneurial company.  In 2018 we’ve reversed course.  We’ve refocused on being small, and moving fast.  We’ve added some great people, and reduced the layers of complication.

We’d like to introduce you to several people and concepts!

ACQUISITIONS: If you need help buying wholesale property in DFW, reach out to Adam Trujillo.  We are happy to joint venture with you on wholesale properties and fix and flip projects.  Make sure you check back often for our updated wholesale inventory on our wholesale property board.  Click here to learn more or call Adam at 972.855.8846.

REAL ESTATE BROKERAGE:  Our real estate brokerage, Investable Realty, has helped hundreds of real estate investors achieve their goals.  Many investors are still taking advantage of our flat fee listing program to sell their as is inventory.  We’ve found investors are making about 10% more in profit by listing their as-is property with Investable rather than simply wholesaling it on the private market.  Contact Ben Lotzer to learn more about what Investable Realty can do for you.  You can also click here to email Richard Weeks or call 972.755.1880 to learn more about our company.

CONSULTING AND COACHING:  We offer very limited coaching and consulting outside of our regular classes.  If you are interested in real estate investment coaching, please click here to view Tim Herriage’s program.  If you are looking for a consultant, our company is happy to talk to you about your needs.  Click here to learn more about our consultation services.

DFW INVESTORS:  Although we no longer host regular monthly meetings, 2020 REI still provides ample exposure to DFW based events.  You can find events we’re hosting, supporting, attending, or speaking at on our events page.  Click here to see what is coming up.

PRIVATE EQUITY:  Our private equity management company, Elevate Private Capital, is entering it’s third year with our fund, Elevate SFI Fund.  This fund is no longer open for outside investment.  We do have other opportunities for private investment available.  Click here to learn more.

FINANCING:  We offer some great financing to our customers.  Whether you want a 30 year rental property loan, a 12 month hard money loan, or just need transactional funding, our team can take care of you.  Click here to get in touch with our team of real estate investor lending specialists.

INSURANCE:  We’ve created REI Choice to help investors insure their properties the right way.  Our investor program offers low rates, low deductibles, and high coverage.  This product is designed to make your life easy, but also provide peace of mind.  Click here to learn more about what REI Choice can do for you.

2020 REI is a complete one stop shop for all of your real estate investing needs.  If we don’t ave the product, we can help you find it.  Stay up to date with us, and we look forward to being on your real estate investing team!

Sincerely,

Team 2020
972.755.1880

by Tim Herriage Tim Herriage No Comments

Ben Lotzer appointed Vice President

Investable Realty has promoted Benjamin M Lotzer to Vice President of Investor Relations. Ben was born and bred in Dallas. After attaining a degree in Economics and Finance at the University of Texas at Dallas he pursued a career in real estate. Starting out as a Mortgage Banker and private investor, he has helped hundreds of people with buying homes and teaching them how to become successful investors. He gained his real estate license in 2014. His wide range of experience with first time home buyers, property management, commercial and residential investment properties, along with a background in finance makes sure that you will be taken care of now and in the future.

He is currently promoting Investable Realty’s newest program to make sure that our investor partners are given full service listings while keeping their costs down to only 1% on the listing side of the transaction. This ensures that our partners are maximizing their profits while still having the benefits of professional photography, open houses, and having the property listed through the MLS. We will also notify our list of cash buyers if the property would be a good candidate for rehab or updates for them to flip. Contact Ben at 469-231-3338 or Benjamin@InvestableRealty.com

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