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How to fill out a commercial loan application
Instructions and help about COMMERCIAL REAL ESTATE LOAN APPLICATION
How do I fill out the application form for an educational loan online?Depending on which country you are in and what kind of lender you are going for. There are bank loans and licensed money lenders. If you are taking a large amount, banks are recommended. If you are working, need a small amount for your tuition and in need of it fast, you can try a licensed moneylender.
How do I form a real estate investor group to invest into commercial properties?Commercial real estate of you create new apartments in the sun belt.. It's basically, location, location, location and also cost, quality, and timing to the customer. I moved into a new. Apt complex. The owner cut allot of corners and built the development with allot of cheap labor. He built a website so the tenants could pay automatically. He has. A clubhouse with pool and fitness center. He just sold it after losing it up, for 55 million dollars. He had a good property manager, and loaded the buildings while he was finishing the others. I hear they're dividing up the Waldorf Asteria into condos. Astoria was named after John David Astor ergo had a fur trading company and built the New York Library. Blank Stone it's the largest property owner in the country. Simon Properties tried to by Taubman but Michigan would not let them. Read Rich Dad / Poor Dad. They have their own commercial real estate group. The author can give you advice. Commercial real estate id's chancey if you don't know what you are doing. I would invest with that rich dad poor dad group..Kawasaki sounds honest. He's also a former Vietnam Pilot.
What's the best way to start investing in real estate with little or no cash?Here’s the best way (or ways) to start investing in real estate with little or no cash.First, learn about real estate investing. Join your local REIA groups (real estate investor associations). The cost probably will be between $150 and $300 a year. That’ll include attendance at monthly meetings, and some other freebies. It’ll give you an opportunity to network, and to build your buyer’s list. Also, there are some helpful books on Amazon, and there are some Facebook groups and sites dedicated to investing. See, for instance, Bigger Pockets. And there are plenty of Meetup groups, too.Now, all that’s taken some money and some time. But not a huge amount. By now, you’ll have figured out a few ways to invest with little or no cash. And, just as important, you’ll have figured out which ones appeal to you the most. In any case, here are a few:Wholesaling: You find a property that the owner is willing to sell for under typical market price. One wholesaling guru has identified more than 70 reasons a seller might sell cheaply. It runs the gamut from inherited properties to ones in poor condition to rentals with bad tenants. You put the property under contract. Then you assign the contract for a fee to someone else. It’s usually someone who’s going to rehab the property. I know wholesalers who offer just $10 earnest money deposits on their agreements. Most seem to offer $100. A few offer more. But if your assignment contract is written correctly, you get that back at closing. Depending on the property, where you’re located, and your negotiating skill, a typical wholesale deal can result in an assignment fee (income to you) of $5,000-$25,000.Lease-Options: Technically “sandwich lease-options.” You find a property that a seller is willing to lease-option—lease for a period of time, giving you the right to buy it for a set figure. You then turn around and find someone willing to provide a greater option fee, higher rent, and a higher purchase price. You make money on the differential in the option fee, cash flow from the lease, and the sale. The option might cost you $50-$500. It’s all negotiable.Subject-To: The owner deeds the property to you, but the mortgage remains in his/her name. Often, the owner is motivated because he/she is falling behind on the mortgage and doesn’t want it to be foreclosed upon. In this case, you may need to make up any back amounts owed. However, you don’t have to get a new mortgage; the existing mortgage in the name of the seller remains in place until you sell the property. In the meantime, you’ll rent the property for more than the mortgage payment so that you have a positive cash flow.Buy and Sell Mobile Homes: This does take some cash, but not a huge amount. The strategy is that you buy a mobile home for cash at a discounted price. You may do a little fix-up. Then you sell it on terms. And it turns out that mobile home sellers very often will accept huge discounts for cash. Example: You find a mobile home advertised for “$10,000 or best offer.” You offer $3,000 all cash. Your offer is accepted. (Oh, yes, with mobile homes it does happen.) You spend $1,500 fixing it up. You then offer it this way: “$6,000 moves you in. Weak credit OK. No bank qualifying. Payments only $199 a month.”In many cases, you don’t even have to mention price. Most buyers are concerned about: (1) How much down, and (2) How much a month. (If you’re curious, you’ve sold it for $20,000 at 15% for 15 years.) But here’s the real beauty: You’ve made $1,500 up front ($6,000 minus $4,500 in purchase price and repairs), so your return on your investment is infinite. But let’s say you only required a $3,000 down payment and you’ve spent $4,500. What’s your return on your $1,500 investment? It’s 159%. You’ll have recaptured the remainder of your investment after 8 months. And for the next 14+ years, you’ll be receiving $199 a month on a free-and-clear mobile home. And if the buyer defaults after a few months or years? No problem. You just repeat the process.There are lots of other ways to invest in real estate with little or no cash. You’ll discover plenty more at your local REIA.
When I fill out a loan application form at a bank, how does the bank know if I am lying about my total assets and liabilities?Your credit report has more than the score, because part of what makes up you score is the amount of liabilities and how they are handled. Liabilities that will show areCar payments and balanceCredit cardsDepartment store cardsStudent loansChild support/alimony Judgements And many more.For assetsBank statementsBrokerage accounts401k statements etc.If an applicant is sufficiently strong (20% down-payment and a few months mortgage payments reserved) then all assets are usually not verified.But as a mortgage broker I've even used a car and boat title to boost an otherwise shaky application.
How do I get the capital or loans to invest in real estate and rent real estate out?It depends whether you’re investing in commercial or residential real estate.The process to receive funding for a real estate investment differs on the type of property you’re looking to invest in, with the first and most important decision being between Residential real estate (homes and 2–4 unit Multifamily buildings), and Commercial real estate (buildings occupied by companies, or 5+ unit Multifamily properties).If you are looking to get started with Residential real estate investing and not sure where to start, there is a lot of great content on BiggerPockets: The Real Estate Investing Social Network - both guides and forums with other investors. The short answer is that funding will largely be based on your own credit score and finances.If you are looking to get involved in Commercial real estate, the process for receiving funding is a little bit different. Broadly, you can raise Equity (co-owners of your property), and generally you’ll supplement the total equity with Debt (an interest-bearing loan against the property).If you’re going commercial and have enough equity lined up, between yourself or an LLC with multiple investors including yourself, then next step is to find the property to invest in and create a great plan. Lenders in commercial real estate will evaluate the property itself and the plan, to determine metrics like the ratio of the property’s income to interest owed (Debt Service Coverage Ratio), the percent of the building value represented by the loan (Loan to Value), and some other measures of return and risk. These factors, plus your experience and financial strength, will determine the type of loan you qualify for. Banks, private lenders, and several other types of entities play in the commercial loan space.We’ve made it easy to find the best property-backed commercial lenders in the US by creating a platform that guides you through the loan application process, and instantly matches you with top lenders that are pre-selected for your deal scenario. Check out StackSource to learn more, or feel free to ask me other questions related to commercial real estate lending!
How much time does it take to underwrite a commercial real estate loan?With the adequate information in 2–3 hours. Here are the essential needs:Existing PropertyOperating statements (3 yrs. history)Rent roll (if commercial)Borrower resume & track recordMarket analysis including comparables of rents, land & building salesLocation analysisBuilding description & condition reviewProforma (recreated from borrower’s presentation, if provided)Construction LoanIn addition to the above (except for operating history):Development Budget including Hard, Soft, & Interest costsResumes & track records of development team (GC, Architect, Engineers, etc.)Assimilating all of this in a cogent 7–10 page memo should be enough to present to a loan committee for approval.
How can I get a commercial real estate loan after buying a foreclosed house in cash?I guess you are dealing with multifamily commercial real estate investments. You could have a great deal from working with SAVAGE Funding.SAVAGE Funding specializes in multifamily real estate CMBS and non-CMBS debt loans for qualified borrowers and project sponsors. Our team of dedicated structured finance advisors work with the largest and smallest lenders on the “street,” respectively; whom are actively looking to deploy both/either recourse and non-recourse capital in multifamily communities.Multifamily real estate financing for senior permanent loans can be a rather efficient process if the property under consideration is truly stabilized and ready for intense underwriting. This is where a multifamily CMBS loan or an Agency facility (Freddie, Fannie, HUD, FHA, etc.) from one of SAVAGE Funding’s network of permanent financing works best.Multifamily properties that will qualify for CMBS and Agency loans are fully stabilized, in that, rent rolls are continually predictable, producing revenue, and servicing debt (or able to service debt). These properties are generally 100 to 1,000 units+ that are well maintained, updated to modern standards in most cases, with two to three years (minimum) of positive historical cash-flow.Management teams for operations, leasing, tenant issues, maintenance and similar property needs are critical for underwriting to paint the qualitative picture of how revenue is produced; profit is generated, and debt is serviced.Both qualitative and quantitative considerations of the business will be used when underwriting and qualifying a multifamily loan for a commercial mortgage-backed security (CMBS) instrument, or Agency loan from Freddie, Fannie, etc.CMBS Multifamily Real Estate LoansSome of the critical deal points for multifamily loan underwriting, to-wit:Annual Gross RevenueNet Operating Income (NOI)Net Cash Flow for Debt Service (NCF for DSCR)Debt Service Coverage Ratio (DSCR)Occupancy RatesMarket and Submarket RatesAnd much more.Lenders want to understand how stable the multi-family property is, what the historical trends are with that asset, how well it is being managed, and what the future will bring with respect to the market, sub-market and [the] economy, as a whole.SAVAGE Funding specializes in supporting our clients in the gathering, structuring, and order of materials that are presented to prospective multifamily real estate lenders. We understand the needs of our real estate clients’ when they seek to arrange permanent debt financing for their project(s) in the United States. There are a number of reasons a project owner, sponsor, and borrower would want to place financing on their multifamily asset, such as:Refinancing an Existing LoanPurchase / Acquisition of a Multifamily CommunityRenovation / Improvement of PropertyTo learn more, please read Multifamily Debt & Equity Financing. You can also contact SAVAGE Funding at (202) 750-3266 or e-mail them at Multifamily@SAVAGEfunding.com
How bad are commercial real estate loans in the banking industry?You can find out about the total approximate number and amount of commercial loans outstanding. However, finding out about the bad loans is highly problematic. There are loan holders such as banks, thrifts, finance companies (like GE Capital), insurance companies and private investment companies that which own commercial loans. Then, you have the commercial mortgage backed securities (CMBS) which are sold to investors such as mutual funds and pension funds. These are pooled commercial mortgage loans and are packaged into aggregated trusts. These are tracked by services firms like Trepp which track both the securities as well as the loans. As stated above, banks and thrifts have to report their financial information to the regulators. However, you have the entities such as insurance companies that own a huge amount commercial loans both as whole or partial loans on their book as many of them have lending platforms. Also, their asset management arms may buy the CMBS bonds as securities. They probably would have to report their finances to both respective state insurance regulators as well as SEC. But, you would not see the loans in stratified fashion at all (for example, NY LIfe and Met Life are huge lenders to commercial borrowers). You also have entities like TIAA CREF (a pension fund) which have a huge lending arm as well. They originate substantial amount of commercial loans as well as buy CMBS bonds and also securitize some of the loans originated by them. But, you will find it to be almost impossible to find out how much of the loans they retain comprise bad loans. In addition, you can forget about finding out from other private investment firms that may own bad commercial loans. I mean, even the commercial banks can fudge the value of the mortgages on their book. Loans are different from securities and are not easy to mark to market every day. You have to get new appraisals done on the properties as well as capture ongoing monthly financials from each properties and underwrite their values. That takes time and man power. There are services that try to track the amount and number of commercial loans based in the U.S., such as Trepp, but as stated before, the most accurate figures would be for the CMBS sector just because it is a securitized arena (public financial market) and are tracked through each securities that are traded over the counter bond market and as well as by the services mentioned. Since, each trust securitizing the loans are required to contract a servicing company that manage the loans in the trust for the investors (bond owners), the servicer report feeds through the trusts and then are fed through securities reportings. According to NAIC (national association of insurance commission), the total outstanding CMBS balance as of Aug. 2012 was at $539 billion. http://www.naic.org/capital_mark...But, that's just the CMBS loans outstanding. You can find out about the bad loans in the CMBS market. It's easy, all you have to do is buy the services from the services that specialize in that. However, you have the other loans to worry about that are sitting on the books of all the other financial entities. For example, a report issued by CMSA (Commercial Mortgage Securities Association) dated in 3Q2010, the total commercial loans held by various entities amount to approximately $3.2 trillion. So, as you can see, CMBS market comprises only a portion of the total commercial loan universe.Here is a link to a pdf file (50 pages) of the stats summary issued by CRE Finance Council that will show you a great amount of info on the issue. Only thing is that most of the report is concentrated in the CMBS market just because that's easy to follow as mentioned above. http://www.crefc.org/uploadedFil...You can go to the CRE Finance Counceil site for more info. (www.crefc.org). And also go to the Federal Reserve site to search on the general info on the total loan market.So, as you can see, it's not easy to assess the total amount of bad loans in the commercial loan universe including the specific stratified segements in that universe.