I have $130k, best way to invest in income properties?

[Michael P.]

Looking for advice. I have $130k in an equity line of credit on my primary residence and about $20k in cash. I have a job and make pretty good money, but would eventually like to transition, to fully living off of rental property income. What would be the best and most efficient way to utilize these funds to acquire the most amount of rental properties and cash flow possible. I live in CT and have some areas around me that I can acquire that are 2-4 unit properties for about 100k to 200k. They are in rougher neighborhoods and will most likely need at least a little work. I would like to use as little of this as I can for multiple down payments and leverage most of the property. The BRRR method seems to be a little bit of an issue for me for a few reasons. Although I make and have made good 6 figures for the past 5 years, I recently switched companies and since part of my income is bonus and commission based, my normal bank wants me to wait 2 yrs to before I would be safe to do a refi. This makes doing a private lender short term loan and then a cash out refi hard to do. Any of you experienced investors out there that can give me advice on what they would do with my situation if they were starting out like me and you knew then what you know now. I will say, that I am experienced in construction/contracting and have renovated homes before. I am not too shabby with finance as well, but I just dont want to go at this one way, and then find out that there was a better more efficient way for me to reach my goal in a shorter amount of time. Thank you in advance.

[Michael Glaspie]

Hey Michael,

I would recommend reaching out to various local and national lenders and ask them specifically about the DELAYED FINANCING option. This is something that we do for our clients in the NC market and ALEX FELICE does in our market as well. You can listen to his BP podcast episode to get a more thorough explanation.

In short, you pay for a property in cash, then pull your money back out through placing a lien on the property. Very similar to the BRRR method, minus the average 6 month seasoning period. This will allow you to purchase multiple homes in a short period of time and keep your initial cash to invest.

After you have acquired a substantial amount, you can then wrap the properties up into a portfolio loan and rinse and repeat. I would recommend calling smaller lenders who may specialize in some of the more creative financing products. I hope this helps and I hope to get an update from you on your success soon.