How to begin with what I’ve got....

[Joel Harrison]

Hello all. I’ve been reading articles and listening to podcasts and attending as many webinars as I can on BP for about a month now. I’m learning tons, and I feel like I’m mentally ready to get a house hack going. However the tough market I’m in (Nashville) and my current finances are what is holding me back. I only have about $8k saved up (and that’s EVERYTHING), and from what I’m hearing from an agent I’m talking to, that’s about half of what I need to get going. (Down payment plus closing costs.) I know that closing costs are often either payed by the seller or rolled into the final price, so why would she tell me that? I’m also not super keen on the idea of using ALL of my current cash to get get going, but I am willing to do it for the right property. (I have a decent job, and I know I can re-coup in another 6 months or so.) I’ve considered getting a personal loan, but I’m not sure how to sell the idea of helping me get into a house-hack to anyone. My initial thought was to ask my father (who is living on his inheritance) for a $10k loan, but he doesn’t think that now is a good time to get into RE. He sees the market going up, and that it’s a sellers market, and says I should wait for the next crash to happen before I jump in. I say that the longer I wait, the more money I’m leaving on the table. I want to get going NOW! Do I offer a payback with 10% interest in 3 years to him? I feel like that’s VERY possible to pull off. Would another investor be willing to do that kind of deal? How do you approach an investor for help getting started that makes it worth doing for ALL parties? Should I just buckle down and save up for another 8 - 12 months? This seems like the most feasible option, but it also seems like prices and rates are going to continue upward in that span. I’m not at all attracted to the idea of a wholesale operation, but perhaps that would be the way to get started? I’m all-in, and all ears. Thanks in advance for sharing your thoughts.

[Chris Jensen]

@Joel Harrison great to hear you're focused on starting down your own REI path. I wish you much success.

First reaction to your post is to urge you to keep enough in the bank for a rainy day.  They always come, and you'll never want to be without some reserves... even if you have a decent job and even if it's just for a few months.

There's certainly no rush. Get your affairs in order (education, finances, knowing the market, a good realtor, a good contractor, etc) then jump in. How you jump in is important (aka buying right). In my opinion, the best way would be to find a fixer-upper plex that will sell well when rehabbed. Local banks will often finance both the purchase price and the rehab. Get it for a discount, update it, live in one unit, rent the other(s). Get it to market value. Then refinance it to get some/most/all your cost out of it. The typical BRRRR strategy, but such a great way to leverage your limited financial resources.

You asked specifically about financing. Certainly the loan scenario you described with your father makes a lot of sense. 10% annual return is certainly WAY more than he'll make with any bank. There may be some on BP or in your local REIA also willing to provide funding. However you come up with the downpayment, you'll just need to focus on the numbers. If the interest you're paying your father or someone else, combined with the interest on the mortgage, combined with the principal paydown, the rent received, the expenses... if everything results in cash flow that meets your goals, then it will all come down to mustering the faith to take that next step.

I would highly recommend connecting with someone locally who has house hacked... pick their brain, learn how they made it work, etc.  Seeing success first hand will be a huge confidence boost until you can experience it yourself.

I hope there's a helpful nugget or two in there.  Best of luck!