General Investing

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

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

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

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

by Tim Herriage Tim Herriage No Comments

Quick Close Loan in AZ, CO, TX, TN, and NC

Real Estate Investment Financing Program Overview

This quick close loan product is only available in Arizona, Colorado, North Carolina, Tennessee, and Texas.  We generally limit it to non-rural areas with a population of at least 20,000 people within the county where the property is located.  The interest rate on these loans is 12%.  The origination is as follows:

  • Arizona: $1,500
  • Colorado: 2%
  • North Carolina: 2%
  • Tennessee: 3%
  • Texas: 2%

Loan Type:  Fix & Flip, Buy & Hold, Rehab, Cash Out, Refinance, Construction, Transactional Funding, and Bridge Financing

Property Type:  Single Family Residential and Multi-Family (non-owner occupied); limited commercial

Loan Size:  $50,000 to $2,500,000

Loan-to-Value (LTV):  Up to 70% of after-repair value (ARV)

Loan-to-Cost (LTC):  Up to 90% of purchase price (rehab financing up to 100% available subject to borrower qualification)

Loan Term:  6 months with option to extend

Lien Position:  First position

Borrower Qualification:  No income requirements. No credit check. No minimum FICO scores.

Borrower Type:  Business / Entity

Prepayment:  No prepayment penalty

Closing Speed:  24 – 48 hours. Minimal paperwork*

Other:

  • Appraisal not required*
  • Credit score not required*
  • No “junk” fees*

REAL ESTATE FINANCING IS STRICTLY FOR BUSINESS AND/OR INVESTMENT PURPOSES ONLY (I.E. NON-CONSUMER)

*majority of loans

Jennifer, Lisa, and Patricia are our amazing representatives for our loan products.  You can fill out the form below, email loans@2020rei.com,  or call 972-737-1850 today to speak to them.

FILL OUT THIS FORM TO GET STARTED

by Tim Herriage Tim Herriage No Comments

The Power of 1031 Exchanges

This month, Lu Ann Blough will present “The Power of 1031 Exchanges – Multiply your dollars” as the June Continuing Education (CE) for Texas real estate agents.  Agents receive complimentary CE, but everyone can attend this session.  The course will cover: Identify those real estate transactions which are eligible for IRC 1031 consideration. List and understand the six (6) basic components. Identify the statutory requirements for a Qualified investment(QI). List and describe the specific functions and role of a QI. Recognize that 1031 Tax Deferred exchanges need to be a part of a client’s tax planning strategies. Taught by Lu Ann Blough with ERG. 1hr MCE. Course number: 30958

CLICK HERE TO REGISTER FOR THE FREE MONTHLY DFW INVESTORS MEETING ON JUNE 7TH NOW

In this class you will learn how to:
1. Identify those real estate transactions which are eligible for IRC 1031 Exchanges.
2. List and understand the six basic requirements for a 1031 Exchange
3. Identify and understand what to look for when choosing a qualified Intermediary
4. Recognize that a 1031 Exchange should be part of an investor’s retirement planning strategy.

MORE ABOUT LU ANN:  Lu Ann Blough brings 20+ years experience in the title industry, reinsurance and real estate industries to the Exchange Resource Group team and acts as Regional Development Manager. She is the proud mother of three sons, Matt, Daniel and David. Matt currently works in the insurance industry, Daniel works for a commercial real estate company and David is currently attending Purdue University and plays quarterback for the Boilermakers. Lu Ann grew up in Deerfield, IL attending Deerfield High School. She spent her undergraduate years at Vanderbilt University in Nashville, TN where she received a Bachelor of Science in Psychology. She began her career working in London for a Lloyds of London Insurance Broker.

Lu Ann Blough || direct 972-863-1031 || LuAnn@erg1031.com
Regional Development Director || Exchange Resource Group || www.erg1031.com

MORE ABOUT ERG:  ERG is a nationwide qualified intermediary (QI) specializing exclusively in all types of 1031 tax deferred exchanges, including complex reverse, construction, and improvement Exchanges. The principals of the company have a combined 50+ years facilitating 1031 Exchanges.

1031 Exchange Services – Texas – Exchange Resource Group, LLC is a qualified intermediary (QI) handling all types of 1031 exchanges in Texas, including reverse, construction, and real property exchanges. We provide 24/7 support so you can ask us questions anytime.

We provide educational and transaction support to investors, buyers, sellers, CPAs, attorneys, brokers, real estate agents, banking and title professionals to ensure that clients are comfortable (and even excited!) using a 1031 exchange to defer paying taxes on even the most complex deals.

ERG Provides:

Education
Document Preparation
Secure Holding of Funds
Timeline Tracking
Transaction Support
With 40 years of experience and 12,500+ transactions behind us, you’ll get expertise that saves closings and keeps deals from falling apart.

Our team prepares and reviews the documents necessary to complete your exchange and properly comply with current Section 1031 tax law offering you the protection and assurance you need to complete an exchange.

by Tim Herriage Tim Herriage No Comments

Alternative Leads From Public Sources

George Roddy will be presenting the tool belt training at the May 7th free DFW Investors meeting.  This session is included with our complimentary CE, Featured Presentation, and open networking and bar.

The days of having “secret leads” in your arsenal is over due to technology in this industry so what should you do? Give up? No, the answer is to get more creative. There are hundreds of motivated and distressed owners that are looking to sell their properties. You just need to find away to locate them and inform them on WHO you are and WHAT you do. At the May DFW Investor meeting, George Roddy, Jr will show you different ways of sourcing motivated owners through public data.

• Owners who have lived in the property for more than 20 years
• Owners who are behind on property taxes and not in a deferral tax program
• Owners who have just evicted a tenant.
• Owners who have a vacant property
• Owners who have code violation from the city.

The DFW market has a lot of real estate investor competition but most investors won’t dig deep to find leads. If you spend a little more time, you will reduce your competition.

More About George:  George Roddy, Jr. is founder and CEO of Roddy Real Estate Investing Academy (RREIA) and Roddy Rentals (turn-key residential investment opportunities).  Prior to starting RREIA, George served as Vice President of Foreclosure Listing Service’s operations for 15 years.  He also has held his real estate license since 1998.  George has taught over 10,000 investors and real estate agents throughout his tenure and authored 8 different real estate investing courses that were certified for “mandatory continuing education” for real estate licensees/brokers.

More About the Roddy Real Estate Investing Academy:  The Roddy Academy offers education based on 25 years of Texas real estate investing experience. The Roddy staff has purchase over 9,000 properties and instructed over 20,000 investors and Realtors on Texas investment strategies, lead generation, market analysis, negotiations, rehabs, and liquidating single family properties in Texas.  Our mission is simple… to make YOU a more profitable real estate investor!

George Roddy – CEO

Roddy Real Estate Investing Academy

W:  https://roddy.com/

P:  214-593-0074

E:  george@roddy.com

A:  1415 Legacy Dr, Suite 350, Frisco, TX 75034

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