What is the best non-owner occupied financing?

[Jordan Stone]

I currently have a deal under contract for 15 SFH and 3 duplexes for $306,000, the properties gross $6,750/month in rent. The properties are very conservatively worth $445,000 as-is.

I have $30,000 to put into the deal. As we all know 20% down is the typical required down payment for non-owner occupied loans, which is double the cash I have to put in. That said, this post is more about solutions on how to get the deal done with the mentioned resources, and not how it won’t work.

The seller is not willing to offer any type of seller financing, so that is off the table. I have been looking into an array of options, SBA loans, portfolio lenders, the mythical lenders that lend based largely on a property's DSCR, to getting hard money just to secure the properties and refinance 6 months later. Are there options out there I'm not thinking of that would be a better route? I have approximately 30 days left to get this figured out. I have a BP rental tool analysis, rent rolls and one year worth of expenses for the properties in an easy to share file.

Let’s talk real estate!

[Jordan Stone]

Jonathan, you would think, but there are no non-payments that I have seen in the 3 years of rent rolls provided. The rents are just well below market for the area, and have long standing tenants. The maintenance expenses are on the high side ~17%. I would increase the rents to accommodate for the rising cost of labor and materials to help offset this expense.

I am currently looking for a lender who will lend 70% or more of the appraised value - easier said than done. I don’t have enough time left in the contract to build a relationship with a private lender and have them fund a portion of the deal. Would love to eventually be there.