{"id":410,"date":"2011-03-01T22:07:42","date_gmt":"2011-03-02T05:07:42","guid":{"rendered":"http:\/\/privatemoneysource.com\/blog\/?p=410"},"modified":"2011-03-01T22:07:42","modified_gmt":"2011-03-02T05:07:42","slug":"how-to-invest-in-private-money-loans-when-real-estate-markets-are-uncertain","status":"publish","type":"post","link":"https:\/\/privatemoneysource.com\/blog\/?p=410","title":{"rendered":"How to invest in private money loans when real estate markets are uncertain"},"content":{"rendered":"

Clay Sparkman<\/em><\/p>\n

We\u2019ve been through nearly 3 \u00bd rough years in the real estate market\u2014and projections seem to indicate that we will finally see clear up-turn in the second half of this year, but no one really knows for sure.\u00a0 We have managed to survive this down-time (thus far) and continue doing loans even in the face of uncertainty to borrowers and investors.\u00a0 Certainly our loan volume is down.\u00a0 Less people are borrowing for projects at the moment (though we are starting to see some upturn there) and our investors are being more conservative given the level of uncertainty.\u00a0 The key areas we look, I would say, even more carefully than we did before the crash are:\u00a0 (1) LTV: we used to do a lot of stuff at 75%.\u00a0 Now most of what we place is at 65% or less.\u00a0 (2) Professionalism of the borrower: we want to see that the borrower is proceeding with caution, has done his\/her homework, has backup strategies in place, and has a reasonable track record.\u00a0 (3) Exit strategy: it is hard to be certain in this climate that an exit strategy will work, but we beat this to death to be as sure as we can that there is\/are one or more ways to exit the loan.<\/p>\n

Rigorously following these guidelines has served us well and has generally worked out well for our investors.\u00a0 By way of example, here are four loans that we have closed (or are in the process of closing) recently.<\/p>\n

Mini-condos for simple living on the Washington coast<\/span><\/strong><\/p>\n

1.\u00a0\u00a0\u00a0\u00a0 Loan Amount: $286,000<\/p>\n

2.\u00a0\u00a0\u00a0\u00a0 Term: 1 year<\/p>\n

3.\u00a0\u00a0\u00a0\u00a0 Interest Rate: 13%<\/p>\n

4.\u00a0\u00a0\u00a0\u00a0 Monthly Payments: $1,895.83 Interest Only<\/p>\n

5.\u00a0\u00a0\u00a0\u00a0 Construction Holdback Account: $265,000<\/p>\n

6.\u00a0\u00a0\u00a0\u00a0 Security:\u00a0 Deed of Trust in 1st<\/sup> Position security interest in real property at xxxxxxxxxx<\/p>\n

7.\u00a0\u00a0\u00a0\u00a0 Projected Value by Borrower Comps: $476,000<\/p>\n

8.\u00a0\u00a0\u00a0\u00a0 As-is Value by Borrower Estimate $30,000<\/p>\n

9.\u00a0\u00a0\u00a0\u00a0 As-Is Front End LTV Borrower Estimate:\u00a0 70%<\/p>\n

10.\u00a0\u00a0\u00a0\u00a0 Completion LTV by Borrower Comps:\u00a0 62%<\/p>\n

<\/span><\/strong><\/p>\n

This loan is to provide funds to build four detached condos on the Washington Coast.\u00a0 The borrowers, xxxxxxxxxx of xxxxx company requested a loan of $286,000 to provide funds for the construction and various loan costs and closing fees.\u00a0 $265,000 of this was deposited into a construction holdback account.\u00a0 The borrowers have $21,000 invested into the purchase and clearing of the lot so far, which is effectively being considered as their down payment or skin in the game.<\/p>\n

This will be the 3rd<\/sup> group of condos that the borrowers have built.\u00a0 The first set of condos was built in the fall of 2009, and the borrowers report that they sold in approximately 2 months.\u00a0 The 2nd<\/sup> set was completed in the fall of 2010 (this is an existing construction loan with Fairfield), and at least one of those units has been sold for the full asking price.\u00a0 The borrower reports that there has been a lot of activity and interest in the remaining units.<\/p>\n

Partner xxxxx \u00a0is a realtor, and her husband is the contractor who will do the actual construction.\u00a0 The borrower plans to exit this loan through the sale of these condos, and has requested that each condo be released with a principal reduction of $75,000.<\/p>\n

<\/span><\/strong><\/p>\n

The property is located on a cul-de-sac approximately 1,800 feet from the average high tide line, and two blocks from public beach access. These condos will be 480Sq\/Ft with a full kitchen and bath, and made with eco-friendly materials.<\/p>\n

Adult care facility in Washington<\/span><\/strong><\/p>\n

1.\u00a0\u00a0\u00a0\u00a0 Loan Amount: $270,000<\/p>\n

2.\u00a0\u00a0\u00a0\u00a0 Term: 24 Months<\/p>\n

3.\u00a0\u00a0\u00a0\u00a0 6 months minimum interest<\/p>\n

4.\u00a0\u00a0\u00a0\u00a0 Interest Rate: 14%<\/p>\n

5.\u00a0\u00a0\u00a0\u00a0 Monthly Payments: $3,150.00 Interest Only<\/p>\n

6.\u00a0\u00a0\u00a0\u00a0 Security:\u00a0 Deed of Trust in 1st Position security interest in real property at xxxxxxxxxx<\/p>\n

7.\u00a0\u00a0\u00a0\u00a0 Value of Collateral by Appraisal:\u00a0 $750,000<\/p>\n

8.\u00a0\u00a0\u00a0\u00a0 LTV based on Appraisal:\u00a0 36%<\/p>\n

The borrower, xxxxx, inherited an adult care facility approximately 2 years ago.\u00a0 She requested this loan to funds to pay the probate and costs incurred in the transferring of the estate.<\/p>\n

The subject property is a 4402 SF 8 bedroom 3-bath home being used as an adult care facility.\u00a0 There are several outbuildings being used as rentals to the borrower\u2019s family.\u00a0 Leases were provided.\u00a0 The home sits on 5 acres, adjacent to a bare 5 acre parcel that is also being used as additional collateral.<\/p>\n

Vacation rental in central Oregon<\/span><\/strong><\/p>\n

1.\u00a0\u00a0\u00a0\u00a0 Loan Amount: $120,000<\/p>\n

2.\u00a0\u00a0\u00a0\u00a0 Term: 36 Months<\/p>\n

3.\u00a0\u00a0\u00a0\u00a0 6 months minimum interest<\/p>\n

4.\u00a0\u00a0\u00a0\u00a0 Interest Rate: 13%<\/p>\n

5.\u00a0\u00a0\u00a0\u00a0 Monthly Payments: $1,300.00 Interest Only<\/p>\n

6.\u00a0\u00a0\u00a0\u00a0 Security:\u00a0 Deed of Trust in 1st Position security interest in real property at xxxxxxxxxx<\/p>\n

7.\u00a0\u00a0\u00a0\u00a0 Value of Collateral by Borrower Comps:\u00a0 $227,900<\/p>\n

8.\u00a0\u00a0\u00a0\u00a0 LTV based on Collateral by Purchase Price:\u00a0 53%<\/p>\n

The borrower, xxxxx company had negotiated the purchase of this property for $150,000.\u00a0 The seller was in financial distress and needed to sell quickly.\u00a0 The borrower believed that this price was well under value (the list price was reduced to $199,500 on 12\/8\/10), and were requesting 10K for cosmetic improvements.\u00a0 They put down 25k, and the seller is carried back another 25K to make the loan work.\u00a0 The loan was personally guaranteed.<\/p>\n

<\/span><\/strong><\/p>\n

The subject property is a 1,618SF home that will be used as a vacation rental.\u00a0 It is located in the xxxxx subdivision which has amenities such as a club house, swimming pool, excessive common grounds use, and paved bike paths.\u00a0 The property has 3 bedrooms, 2 baths, fireplace, and wrap around deck.<\/p>\n

Self-storage facility in northern Washington<\/span><\/strong><\/p>\n

1.\u00a0\u00a0\u00a0\u00a0 Loan Amount: $375,000<\/p>\n

2.\u00a0\u00a0\u00a0\u00a0 Term: 36 Months<\/p>\n

3.\u00a0\u00a0\u00a0\u00a0 6 months minimum interest<\/p>\n

4.\u00a0\u00a0\u00a0\u00a0 Interest Rate: 12%<\/p>\n

5.\u00a0\u00a0\u00a0\u00a0 Monthly Payments: $3,750.00 Interest Only<\/p>\n

6.\u00a0\u00a0\u00a0\u00a0 Security:\u00a0 Deed of Trust in 1st Position security interest in real property at xxxxxxxxxx<\/p>\n

7.\u00a0\u00a0\u00a0\u00a0 Value of Collateral by Purchase Price:\u00a0 $565,000<\/p>\n

8.\u00a0\u00a0\u00a0\u00a0 LTV based on Collateral by Purchase Price:\u00a0 66%<\/p>\n

The borrower, xxxxx, is an experienced owner and operator of self-storage facilities.\u00a0 He had the subject property under contract for $565,000, and was seeking a loan of $375,000.\u00a0 There was approximately $20,000 in credits that the seller agreed to provide, and the borrower stepped up with a down payment of approximately $200,000.<\/p>\n

The borrower plans to live on site and manage the property which will greatly reduce his personal living expenses as well as eliminate the wages that are currently being paid to an on-site manager.\u00a0 In addition, he plans to install a self-service Kiosk that would allow easier access for new tenants to sign up 24\/7.\u00a0 He also plans to improve the signage, making the property more visible.\u00a0 Finally, he will offer a $1 first month move in special and change the name of the property from xxxxxxxxxx to yyyyyyyyyy.\u00a0 He believes that this name change will improve the search engine rankings and ultimately increase occupancy.\u00a0 Through these changes the borrower believes that he can increase his occupancy from the current 50% to 80% in the first year.<\/p>\n

The borrower plans to exit this loan by refinancing with and SBA loan.\u00a0 More info regarding the feasibility of this exit strategy is described below.<\/p>\n

<\/span><\/strong><\/p>\n

The subject property is consists of 2 lots with a combined 2 acres and 22,923SF of rentable space over 7 buildings.\u00a0 In addition, there is a small 2br 1ba manufacture home on the property.\u00a0 The property was reported to be in excellent condition, and located in a prime spot in northern Washington.\u00a0 There are several self-storage facilities in this area, which are reported to have low vacancy rates.<\/p>\n

The current occupancy rate is at 50%, which the borrower attributes to the current \u201cabsentee owner\u201d.\u00a0 As far as he can tell, there isn\u2019t much for marketing activity and no incentive for the on-site manager to increase their workload by working to increase the occupancy.<\/p>\n

— Clay (sparkman@lendicom.com, 503-476-2909 or 800-971-1858)<\/p>\n

Clay is Vice President of Fairfield Financial, a primary source for private money loans since 1964.\u00a0 Fairfield works with a broad range of private money investors, in a broker capacity, finding, underwriting, presenting, closing, servicing, and when necessary, assisting in the workout of difficult loans.<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"

Clay Sparkman We\u2019ve been through nearly 3 \u00bd rough years in the real estate market\u2014and projections seem to indicate that we will finally see clear up-turn in the second half of this year, but no one really knows for sure.\u00a0 We have managed to survive this down-time (thus far) and continue doing loans even in […]<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_s2mail":""},"categories":[5,7,8,9,18,25,26,30],"tags":[40,41,42,43,48,49,50,51,53,54,55,58,59,60,61],"_links":{"self":[{"href":"https:\/\/privatemoneysource.com\/blog\/index.php?rest_route=\/wp\/v2\/posts\/410"}],"collection":[{"href":"https:\/\/privatemoneysource.com\/blog\/index.php?rest_route=\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/privatemoneysource.com\/blog\/index.php?rest_route=\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/privatemoneysource.com\/blog\/index.php?rest_route=\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/privatemoneysource.com\/blog\/index.php?rest_route=%2Fwp%2Fv2%2Fcomments&post=410"}],"version-history":[{"count":0,"href":"https:\/\/privatemoneysource.com\/blog\/index.php?rest_route=\/wp\/v2\/posts\/410\/revisions"}],"wp:attachment":[{"href":"https:\/\/privatemoneysource.com\/blog\/index.php?rest_route=%2Fwp%2Fv2%2Fmedia&parent=410"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/privatemoneysource.com\/blog\/index.php?rest_route=%2Fwp%2Fv2%2Fcategories&post=410"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/privatemoneysource.com\/blog\/index.php?rest_route=%2Fwp%2Fv2%2Ftags&post=410"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}