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Apartment Building Loans
Amanda had a question on a real estate investor who has a 35 unit apartment building needing to refinance out of a bridge loan. The apartment building was purchased needing work. As a real estate investor of 7 apartment complexes consisting of 3,000 units, lenders require the following:
1. Summary sheet of the purpose of the loan and property detail. Location. What condition is building in A, B, C, D tier and what type of area is the apartment in A, B, C, D.
2. Personal financial statement
3. Three years of tax returns for conforming traditional commercial loans
4. Current P and L and rent roll which is current and proforma. Eventually need copy of leases. Need to itemized income and expenses which includes insurance, property tax, payroll, utilities, maintenance, water, and third-party vendors. Number of units, and approximate square footage. Number of rooms, bedrooms, bathrooms, and does it have dining rooms. Parking spaces or carports.
5. Type of work done and itemized cost
6. Real estate purchase contract
7. Appraisal if available and estimation of value of the property
8. How many are market rent, and section 8 housing
9. Comparable rents in the area for studio, one bedroom, two bedroom, etc.
10. What type of loan program does the borrower prefer and/or expect: Recourse, or non-recourse. How many owners to the property. Is property individually owned or in a LLC or partnership. Traditional conforming commercial loan or hard money loan, or bridge financing.
11. Any deliquent outstanding bills such as mechanics lien, tax liens, or pending lawsuit.
We can start with this before we have a meeting with Dianne and see what type of loan program suits the borrower.
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9 Replies
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Thank you Gus, I appreciate it!
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To qualify a residential commercial building the method is as follows: you take 95 percent of all the rents allowing for vacancy. Then subtract all expenses such as repairs, maintenence, taxes, etc. You end up with net operating income. This net operating income will be the numerator of the equation. To calculate denominator you calculate the principle and interest of the loan. So take net operating income and divide by the principle and interest to come up with the debt service ratio. Most commercial lenders prefer 1.2 ratio. Lenders may go lower or higher then this but 1.2 is a good rule of thumb.
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I just talked to a friend of mine that builds senior living centers and multi family apartments… He said apartments are the place to be right now…
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I love this idea. It is something I am very interested in. Once I get traction with the Accounts Receivable & picking up commercial loans from banks & CUs, I am going to dive into this area.
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I loved Gustan’s comprehensive evaluation of Loans for Investing in Apartment buildings. I am currently beginning to work in the financial industry, however, I have followed it for over 40 years. Now that I have partially retired, I want to learn more specifically what I can about investing and then teach that to others who have the ability, yet lack the knowledge necessary in order, to take them through the actual steps of successful purchases, management, and even the sales of apartment buildings. It’s exciting for me to see people succeed with their dreams. It may be possible for me to purchase an apartment building one day as well.
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James, it was a pleasure speaking to you this afternoon and evening. I am so sorry to hear about Karen Enslin not feeling well. Hope and pray for Karen’s speedy and quick recovery and wish her and her family well.
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Good point, Alex. Use our non-QM loan calculator unless Dianne Burnett advises otherwise. Remember, Amanda, whenever you do commercial loans, cash-flow is the utmost importance for any commercial lender to make the deal work. The gross income, less expenses, equals adjusted income.
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Apartment Building Loans: A Detailed Cover
Understanding the available options and the net worth evaluation processes is crucial to successfully investing in an apartment complex. In this case, however, the process starts with acquiring the relevant financing resources. The following presentation explains the types of loans available, the essential facts one should consider, and how to apply.
Types of Apartment Building Loans
A. Conventional Loans
Description: These are mainly the mortgages obtained from financial institutions such as banks, building societies, and mortgage companies.
Terms: These mortgages have periods ranging from 15 to 30 years and are usually fixed- or adjustable-rate.
Requirements: A good credit score, a down payment of approximately 20 to 25% of the total amount, and reliable proof of income are mandatory.
B. FHA Loans
Description: The Federal Housing Administration provides these loans for residential buildings with a maximum of four units.
Benefits: These loans require a higher minimum down payment (3.5%) and are easier to secure.
Limitations: The loan is effective only for owner-occupied properties.
C. Commercial Real Estate Loans
Description: This type of loan is specifically for investment-oriented properties, which include housing units with more than five apartments.
Terms: It includes shorter-term periods, ranging from 5 to 20 years, with balloon payments.
Requirements: Some key requirements include a strong business plan, detailed financial statements, and a legitimate appraisal of the property.
D. Portfolio Loans
Description: These are loans that the lenders do not resell on the secondary market but rather retain, creating room for more relaxed terms.
Benefits: They can include operations or properties that other non-portfolio loans would cover under the exclusion rule.
E. Bridge Loans
Description: These short-term loans are intended to cover cash flow deficiencies until alternate financing is arranged.
Use Case: These are best suited for property investors who seek short-term financing for either property purchasing or renovations.
F. Hard Money Loans
Description: These are short-term loans from private lenders with higher interest rates. They utilize the loan collateral rather than the borrower’s credit risk.
Use Case: These can be used for fast transactions or repair but are usually more costly.
Key Considerations
Property Type: Identify the type of apartment building being purchased (for example, single-family rental or multi-family units), as this can influence the loan available.
Location: The property’s location is important because it helps determine the loan terms, the interest rate, and the likelihood of approval.
Cash Flow: The lenders will also look into the revenue generated by the property based on the existing and market rents.
Debt Service Coverage Ratio (DSCR): It is a ratio that helps lenders ascertain the amount of cash available for servicing debt, and usually, the ratio is above1.25
Application Process
A. Prepare Financial Documents
Personal Financial Statements: These include income, assets, and liabilities.
Tax Returns: Give personal and business tax for the last two years.
Rental Income: Current rental income and leases for the property are to be documented.
B. Choose a Lender
Research Options: When looking for lenders, interest rates, terms, and fees comparisons.
Pre-Approval: To make the process easier, get pre-approval to gauge how much you can borrow.
C. Submit Application
Complete Forms: Complete the lender’s application and any other documents instructed to present.
Property Appraisal: The lender may acquire an appraisal to determine the worth of the property right on the market.
D. Review Terms
Loan Offer: After they approve the loan, discussing the repayment and relevant interest rates is prudent.
Negotiate: There is absolutely no reason why a typical borrower would not wish to bargain or raise issues to gain something.
Closing the Loan
Final Documentation: Supply any final papers the lender may require.
Closing Costs: Count on incurring some closing costs, which include attorney fees, appraisal, title insurance, and lender fees.
Sign Documents: Examine and sign the documents required concerning the loan, which should conclude the proceedings.
Securing financing for commercial property requires careful consideration of the building, thorough analysis, and familiarity with different kinds of loans. Assessing your budget, preparing the required documents, and applying them to the most suitable lender make the loan process easier. You might consider getting a financial counselor or a real estate expert to help you throughout the investment process.