Friday, April 18, 2014

How to Get Owner-User Loans For Business And Real Estate

OWNER-USER LOANS ARE AVAILABLE TO all kinds of businesses, including retailers, manufacturers, doctors, restaurants, dealerships, wholesalers, shopping center owners, and service providers.

ALSO CALLED OWNER-OCCUPIED FINANCING, owner-user loans can be used for most business and real estate purposes, such as:

  • Acquiring or expanding a business
  • Buying, building, improving, and refinancing land and structures
  • Purchasing equipment, furniture, inventory and supplies
  • Securing working capital
  • Repaying existing business and real estate loans

AN ADDITIONAL BENEFIT OF THESE LOANS is that they help a business to respond quickly to changing needs and opportunities such as unexpected large orders, marketing expenses, renovations and improvements, working capital requirements, partner buyouts, increasing cash flow, and new product development.

OWNER-USER LOANS MAY COME FROM traditional banks, credit unions, and private lenders, and they can sometimes come with guaranteed loans from the Small Business Administration (SBA) 7(a) (general business loan) program and 504 (real estate and equipment) program.

BANKS AND OTHER LENDERS LIKE OWNER-USER LOANS because they are low-risk and can be repaid from income the business generates. Additionally, they help the lender form a lasting relationship with the business.

BROKERS LIKE OWNER-USER LOANS because they are relatively simple and easy for eligible borrowers to qualify for.

COMPARED TO OTHER TYPES OF LOANS, owner-user loans often have

  • lower interest rates
  • higher loan-to-value (LTV) ratios

OWNER-USER FINANCING SHARES SOME FEATURES with hard money loans, but depends more heavily on the business and its owners.

TO PUT AN OWNER-USER DEAL TOGETHER, you need a business that rents more than half of a building's space. Ideally, the business will own the property where it's located. If the business rents out part of the building to someone else, that's even better.

AS WITH ANY BUSINESS OR REAL ESTATE LOAN, the borrower must furnish the lender with personal and business financials, property details, tax returns, a description of the business's products and services, and other standard loan application information.

HERE'S AN EXAMPLE OF ONE LENDER'S owner-user financing offer:

Property Type: Office, Retail, Warehouse,
Light or Heavy Industrial, Mixed Use
Loan Amounts: $500,000 to $100,000,000
Loan-To-Value: Up to 90%
Lending Area: Worldwide
Credit: Mid-FICO
Documentation: Full or Stated Doc
Target Terms: Several Options available, up to 30 year fixed;
Fixed and Variable Rates
Recourse: Full Recourse
Special Notes: SBA 504 and SBA 7a loan programs and Bank Financing available
Close: Fast Closing

ONE BUSINESS SCENARIO that creates an opportunity for an owner-user loan is where a business acquires property to house the business and buys a building larger than it needs.

THE BUSINESS OWNERS CAN THEN LEASE PART OF THE SPACE to third-party tenants to generate additional income. If the business needs to expand at a later date, it can take over the rental space for its own use, or it can use the building and the rental income to help secure an owner-user loan.

ANOTHER ADVANTAGE of owner-user property is that, if problems occur and the business needs to raise money quickly, it can sell all or a portion of the space and, if desired, lease back what it needs for its own use.

EITHER WAY, THE OWNER-USER SETUP makes lenders feel more secure, so they're more likely to make the loan the business seeks.

OBTAINING AN OWNER-USER LOAN usually involves a hybrid approach. It uses the value of the real estate, the rental income, and the finances of the business and its owners.

EACH CASE IS DIFFERENT and presents its own opportunities. Often, the borrower and broker can persuade a lender to make the loan by highlighting the right mix of strengths—whether these strengths reside in the building, the rent, the business or the personal qualities of the business owner. A down payment may be required, particularly if the business is new.

IF THE LENDER LIKES THE PROPERTY WHERE THE BUSINESS is located and the business has money coming in, an owner-user loan can often be arranged.

This article was originally published in the May 2014 issue of Money Watch Bulletin. Subscriptions to Money Watch Bulletin are available in print or downloadable PDF for $95/year (12 issues).

Tuesday, March 25, 2014

How To Find Or Buy Low-Priced Preforeclosure Real Estate

YOU CAN FIND OR BUY real estate at bargain prices by looking for preforeclosure properties. Preforeclosure is the period of time between when a homeowner has stopped making payments on a property and when the property is sold at auction.
YOU CAN FIND A PREFORECLOSURE HOME at a cheap price for yourself or a client. Then, you can pocket your commission or rent or flip the property for a profit.
THE ADVANTAGES OF PREFORECLOSURE REAL ESTATE ARE:
  1. Preforeclosures are cheaper that regular foreclosure properties.
  2. During the preforeclosure period, you can visit and examine the property. At a foreclosure auction, this isn't possible.
  3. With a preforeclosure, you deal directly with the owner/seller, soon after they've received a foreclosure notice from the lender, city or state.
  4. Negotiating with a seller is easier and less competitive than bidding against professionals at a foreclosure auction, and it's simpler than dealing with a lender.
  5. Owners wanting to sell a home during preforeclosure are motivated to sell.
  6. You or your client can rent the home to the owner after taking it over and sell the house back to the owner or to another buyer for a profit at a later date.
  7. You don't need to pay huge amounts of cash upfront like at an auction.
YOU FIND PREFORECLOSURE LISTINGS by taking these easy steps:
  1. Call your city recorder’s or clerk’s office to learn which agency handles foreclosures. Foreclosure data from lenders is freely available public data.
  2. Contact the agency and ask to be put on their free information list.
  3. Read the information on foreclosure procedures for your area. Public records may include a Notice of Default (NOD) from a lender, telling the owner the house will go to auction if payments aren't made. This is when the preforeclosure period begins.
  4. Get to know the preforeclosure period and how long the owner has before he or she must sell. Owners are more motivated to sell cheaply during preforeclosure.
  5. Get to know the "redemption period"--the time the home owner has to buy back the home after it goes to a foreclosure sale. Look for the shortest redemption time possible. Some areas have zero redemption time; others as long as a year.
  6. Before you or your client makes an offer on a preforeclosure property, be sure to inspect it and have a competent real estate attorney review the offer.
  7. Consider using a sale-leaseback deal to allow the seller to remain in the house. An attorney can write it for you. With a sale-leaseback, you or your client owns the property and receive regular rent payments from the seller.
IN ADDITION TO THE PUBLIC RECORDS OF FORECLOSURE LISTINGS mentioned above, you can find NODs and preforeclosure notices in local newspapers, where lenders are required to publish this information. 

Check out HUD Homes at www.hudhomestore.com. Other sources include the real estate listing services and websites like zillow.com, trulia.com, homesearch.com, realtytrac.com, and realtystore.com. Also be sure to check your area's business and real estate journals and magazines.

RESOURCES:

Real Estate Books and Self-Study Courses from International Wealth Success, Inc.

Monday, March 17, 2014

Get (Or Give) A P2P Loan for Real Estate, Business or Personal Use

PERSON-TO-PERSON (P2P OR PEER-TO-PEER) LENDING is an alternative form of lending that happens directly between individuals ("peers") without going through a bank or other traditional financial institution. P2P loans have several advantages. Although P2P loans needn't involve a middleman, loan brokers and consultants can earn commissions helping borrowers obtain such loans.
P2P LOANS ARE BECOMING MORE AND MORE POPULAR, and have given rise to brokers and servicers called “peer-to-peer lending companies.” P2P loans are a bright spot on the lending horizon for many people, for reasons such as:
  • If you're a loan broker or consultant, you can make money helping borrowers get P2P loans from individual lenders or investors.
  • If you're a borrower seeking a loan for business or real estate, you may be able to get a P2P loan when other types of funding is out of reach.
  • If you're someone who has cash to lend, you can make money (as much as 7% to 14%) providing P2P loans to friends, colleagues and fellow citizens. This comes with some risk, since borrowers can default on a P2P loan just as they can on other types of loans. 
P2P LOANS HAVE SOME ATTRACTIVE FEATURES for borrowers. For example:
  • P2P loans are like personal loans—they have a wide range of potential uses.
  • P2P loans are typically unsecured, so the borrower doesn't have to come up with collateral to get the loan.
  • P2P loans have lower interest rates and fewer fees than loans frrom banks and other lenders.
  • P2P loans are easier to qualify for—for instance, the borrower is not always required to have their income or credit history checked.
WHEN BANK LOANS ARE HARD TO GET, a P2P loan may be just what a borrower needs. Similar to “crowdfunding”where members of the public band together to fund a deal—P2P lending is growing in popularity and becoming easier because of the Internet. Like crowdfunders, P2P lenders are sometimes called "platforms” and may operate from a website.
BECAUSE TODAY'S P2P LENDING IS STILL RELATIVELY NEW, brokers, borrowers and investors should read up on the rules and laws about P2P loans before getting involved. Contact a qualified attorney or state financial agency for additional help and information.

BELOW ARE SEVERAL POPULAR COMPANIES that do P2P lending and/or crowdfunding. Some of these firms are located outside the United States.

For additional tips and resources for real estate loans, business loans, and person loans, visit International Wealth Success Inc. (IWS) at http://www.iwsmoney.com.

P2P LENDING COMPANIES
PROSPER FUNDING LLC
101 Second Street, 15th Floor
San Francisco, CA 94105
Tel: 866-615-6319
Website: prosper.com

ZOPA LTD.
6th Floor
90 Fetter Lane
London
EC4A 1EN
United Kingdom
Tel: 0207 580 6060
Website: zopa.com

40BILLION
Atlanta, GA 30274
Tel: 770-280-5646
Website: 40billion.com

LENDINGCLUB
71 Stevenson, Suite 300
San Francisco, CA 94105
Tel: 888-596-3157
Website: lendingclub.com

LENDKEY
104 W. 27th St.
4th Floor
New York, NY
Tel: 800-881-8985
Website: lendkey.com

GREENNOTE
10640 Mather Blvd, Suite 100
Mather, CA 95655
Tel: 866-711-5620
Website: greennote.com

VIRGIN MONEY
Jubilee House
Gosforth
Newcastle upon Tyne
NE3 4PL
United Kingdom
Tel: 0845 602 2106
Website: virginmoney.com

FUNDING CIRCLE
3 Dorset Rise,
London, EC4Y 8EN
United Kingdom
Tel: 0207 401 9111
Website: fundingcircle.com

PEERFORM
369 Lexington Ave,
New York, NY 10017
Tel: 800-338-8049
Website: peerform.com

ASSETZ CAPITAL
23 Berkeley Square,
London, W1J 6HE
United Kingdom
Tel: 0207 870 1023
Website: assetzcapital.co.uk

AUXMONEY
Germany
Tel: +49 211 542 432 22
Website: auxmoney.com

FOLK2FOLK
13 Westgate Street Launceston, Cornwall PL15 7AB
United Kingdom
Website: folk-folk.com

FUNDINGKNIGHT
International House
Southampton Int'l Business Park
George Curl Way
Southampton
SO18 2RZ
United Kingdom
Website: fundingknight.com

FUNDINGSECURE
1210 Parkview
Arlington Business Park
Theale, Reading
RG7 4TY
United Kingdom
Tel: 0800 690 6568
Website: fundingsecure.com

RATESETTER
United Kingdom
Tel: 020317426255
Website: ratesetter.com

SMARTIKA
Via Vittoria Colonna, 7, 20149 Milano, Italy
Tel: +39 02 4070 6132
Website: smartika.it

THINCATS
The Dovecote, Pimlico Farm, Austrey Lane, No Mans Heath, Tamworth. B79 0PF
United Kingdom
Tel: 01827 830864
Website: thincats.com

LENDICO
Johannisstr. 20
10117 Berlin
Germany
Tel: 030 3982052 – 60
Website: lendico.de

CROWDFUNDING WEBSITES

33needs.com
AdoptAnything.com
angellist.com
BankToTheFuture.com
Bolstr.com
Buzzbnk.org
ChipIn.com
circleup.com
Conzortia.com
CrowdCube.com
Crowdfunder.com
crowdrise.com
CrowdSupply.com
Fundable.com
FundedByMe.com
Funderthunder.com
Fundly.com
FundMyWish.com
FundRazr.com
giveforward.com
GoFundMe.com
gogetfunding.com
Healthfundr.com
ignitiondeck.com
IndieGoGo.com
Innovestment.com
investedin.com
Kickstarter.com
Microryza.com
MicroVentures.com
MosaicInc.com
Mycofolio.com
Peerbackers.com
Peoplefund.it.com
Petridish.org
PledgeMusic.com
Pozible.com
ProFounder.com
quirky.com
razoo.com
rockethub.com
ScoutFunder.com
Seedrs.com
Seedups.com
selfstarter.com
Sellaband.com
somolend.com
SponsorGoal.com
Sponsume.com
Startupaddict.com
Upstart.com
Wefunder.com
YouCaring.com

Thursday, March 06, 2014

Download More Than 850 Community Banks and Lenders

RECENTLY WE BROUGHT YOU A FREE LIST OF 600 MORTGAGE LENDERS. TODAY we're sharing a list of more than 850 community banks, credit unions and private lenders with you. You can download the 45-page PDF to get phone numbers, email addresses, websites and mailing addresses.

THESE LENDERS MAKE PERSONAL, BUSINESS AND REAL ESTATE LOANS and are called Community Development Financial Institutions (CDFIs). 

CDFIs FOCUS ON HELPING LOWER- AND MIDDLE-INCOME PEOPLE in areas where they've been underserved by banks and other lenders. CDFIs are designed to help people and communities become financially healthy. 

CDFIs ARE CERTIFIED BY THE UNITED STATES TREASURY and the Community Development Financial Institutions Fund, which you can find at cdfifund.gov. For more details, you can contact the Fund at (202) 653-0421 or cdfihelp@cdfi.treas.gov.

For more real estate tips and methods, visit the International Wealth Success Website.


(PDF, 45 pages, file size: 300 kb)

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Tuesday, January 28, 2014

Using A Compensating Balance To Get A Loan

TO BORROW MONEY EFFECTIVELY, loan brokers, finders, consultants, and potential borrowers need to understand as many different methods as possible to increase the likelihood that a lender will make a desired loan.
FOR EVERY LOAN REQUEST, the lender weighs many variables, such as type of loan, amount, interest rates, repayment terms, borrower's collateral, job status, earnings, credit score, credit history and other factors. To be an effective loan finder or borrower, you need to know how to use this information to secure the funds you, or your client, need.
THE COMPENSATING BALANCE LOAN
ONE METHOD THAT CAN HELP YOU, OR YOUR CLIENT, get a loan is by using a “compensating balance.” This is an amount of money that a borrower agrees to keep in an account with the lender as a condition for getting the loan. Such loans are most often made to businesses, although they may be provided for real estate as well.
THE ACCOUNT CONTAINING THE COMPENSATING BALANCE usually does not bear interest to the borrower, and the lender is free to use the money as it wants. If the borrower fails to repay the loan as agreed, the bank can take the funds from the account.
A SIMPLE EXAMPLE
COMPENSATING BALANCES ARE TYPICALLY 10%-20% of the amount of the loan.
A SIMPLE EXAMPLE OF THIS METHOD would be where a lender agrees to make a $100,000 loan as long as the borrower keeps a deposit balance of at least $10,000 (10% of the loan) in a savings, checking or certificate of deposit (CD) account. The $10,000 is called the compensating balance.
HOW IT WORKS
IT'S NOT UNCOMMON FOR LENDERS to subtract the interest and the compensating balance amount from the total principal of a compensating balance loan. For example, on a $25,000 loan at 8 percent interest for one year, the interest of $2,000 (8% of the loan) and the compensating balance amount of $2,500 (10%) may be subtracted from the $25,000 principal. Thus, the total amount the borrower receives is $20,500. This is only a general example. Individual lenders and specific loans may vary.
SOME LENDERS PREFER TO OFFER A LINE OF CREDIT rather than a regular loan when a compensating balance is used.
DESCRIBING THE LOAN
THE NAME “COMPENSATING BALANCE” HASN'T CAUGHT ON with all lenders, even though you'll find it in financial texts like the Dictionary of Banking Terms and Dictionary of Business Terms. “Offsetting balance” is another name that is sometimes used.
GENERALLY, LENDERS WILL UNDERSTAND what you're looking for when you describe the method—“an amount of money the borrower agrees to keep in an account as a condition for getting the loan.”
WHEN APPROACHING LENDERS about this kind of loan, be prepared to describe the method and explain the type of arrangement you want. Give an example like the one above if you need to.
SHOP AROUND
AS WITH ANY LOAN, IT'S WISEST TO SHOP AROUND at many different lenders. If one lender turns down a request for a compensating balance loan, the next one might make the loan that you, or your client, need.
TO GET THIS TYPE OF LOAN, YOUR BEST BET is to go to commercial banks or credit unions. A list of commercial banks can be obtained from the Federal Deposit Insurance Corporation (FDIC) at fdic.gov. A list of credit unions can be obtained from the National Credit Union Administration (NCUA) at ncua.gov.
TIPS FOR GETTING A COMPENSATING BALANCE LOAN
  1. The larger the compensating balance in the borrower's account, the easier it may be to get a compensating balance loan.
  2. To set up a compensating balance loan, the borrower should establish a deposit account with the lender where the loan is requested.
  3. Some lenders may offer a line of credit instead of a regular term loan. Borrowers should consider taking a line of credit, as it can be just as useful as a regular loan.
  4. Be prepared to describe the method and give the lender an example of the type of loan you have in mind, since the lender might not use the term “compensating balance.”
  5. It may be easier to get a compensating balance loan from a commercial bank or credit union than from other lenders, so these are good places to start. A list of commercial banks can be obtained from fdic.gov and a list of credit unions from ncua.gov.
  6. Look to large lenders and lenders with locations in your area.
  7. Shop around at different lenders. If one turns down your request, move on to the next.
  8. Keep the lender happy. The borrower should keep the full amount of the compensating balance in the account at all times. It may be helpful to keep more than this amount in the account, if possible.
  9. For the best chance at obtaining a compensating balance loan, apply for the loan through an existing business, rather than as an individual.
IF THE BORROWER CAN MAINTAIN THE AGREED-UPON COMPENSATING BALANCE amount, a compensating balance loan can be a useful tool to help fund a growing business or real estate endeavor. 
For additional money-making tips and products, visit my official International Wealth Success website and browse our real estate and financing pages.