Real Estate Investors Mortgage / RTL Financial

Investor Mortgages (Your One Stop Shop)

In this tough mortgage and lending market, it is important to work with a mortgage professional who understands the real estate investment business and stays on top of what mortgage programs are still available. Despite the recent tightening of credit standards by the lenders, there are still plenty of mortgage programs available to investors. I will take to the time to get to know your investment business and strategies in order to help you chose the best mortgage structuring for your projects.

There's no need to go all over town to find the mortgage programs you need for your current investment projects. From rehab loans to commercial mortgages, I have everything you need under one roof.

No Ratio Rehab Loans to 75% LTV
Conventional Full Documentation Rehab Loans to 80% LTV
Investor Purchase Mortgage with as little as 10% down (Full Doc and Stated Income)
"No Title Seasoning" Cash out Refinances up to 90% LTV (Stated Income)
Interest Only Mortgages
Commercial Mortgages starting at $100,000
No pre payment penalties (most programs)
No Seller/MLS Seasoning requirements (most programs)
Quick closings (Rehab loans close in average of 12 days; conventional mortgages in about 3 weeks)

Give John a call today at 770-727-9128 to get started on the mortgage for your next investment project.

PRE-QUALIFY YOUR DEAL HERE

Understanding The Numbers

Planning out the financials of your rehab project is perhaps the most important part of any deal. Failing to "do the math", as it were, can result in you paying entirely too much your investment properties. Most investors have their own formulas for calculating their maximum purchase offer based on what works for them and their business. And while the methods may be somewhat different, they all have similar structure.

Determine your ARV ("after repaired value")
Estimate your Rehab Budget
Estimate your closing costs (make sure you include everything, including the cost of appraisal, home inspection, and home owner's insurance)
Estimate your carrying costs (mortgage payments, tax & insurance payments, reserves to cover rehab overages and shortages, etc.)

Multiply your ARV by the maximum loan to value (LTV) offered by the lender and subtract your estimated rehab budget, closing costs, and carrying costs from the result. The figure you come to will be your maximum purchase offer.

For example, let's say you are looking at a property with an ARV of $150,000, an estimated rehab of $20,000, closing costs of $7,500, and 3 month carrying costs of $5,000. Using a private/hard money rehab loan with a max LTV of 65%, your calculations should look like this:

(ARV) $150,000 x (LTV) 65% = (Max Loan Amount) $97,500

(Max Loan Amount) $97,500 - (Rehab $20,000 - (Closing Costs) $7,500 - (Carrying Costs) $5,000 = (Max Purchase Offer) $65,000

Depending upon your personal investment requirements, this can be a conservative formula, but it is a good place to start building a successful real estate investment business.

For some free, no obligation advice on structuring and calculating your next investment deal, give John a call at 770-727-9128.

Disclaimer: This web site is the personal web site of John Worley, loan officer for RTL Financial, Inc. All information provided on this web site is believed to be factual, but is not guaranteed. All mortgage program guide lines are subject to change without notice and all loans are subject to underwriter approval. RTL Financial, Inc is a mortgage broker licensed to conduct business in Washington, Oregon, California, Idaho, Georgia, and Florida.