Private Investor for a purchase

[Christy Harlander]

This is my very first post to BP so thank you in advanced for any help.  I just became a pro member after listening to Brandon's webinar on the 29th and I'm So excited to be a part of this community.  

So my husband and I are just getting started in real estate investing. We currently own our single family home and are currently putting a little "makeup" into our home to make it a little more current with the intent to rent it out.

Our thoughts were to look for a 2 family home and house hack that for 1 year and that was our plan to get to the next home after that.

A little background on our financials is that our home was just refinanced in my husbands name only. I am free and clear of a mortgage attached to my name and had never purchased a home before so I was planning to purchase our next through an FHA but I had a small budget of 50-65k that I would have been approved for. In our surrounding areas that could have purchase a real fixer upper type two family. Fast forward to networking that I have been doing and I have a person that has recently offered me 85k to invest with a return of 100k in 2 years. Now I am faced with the question do I take that and use that for a BRRR or a flip instead and then I have any extra on top of what I return to him to then use for the 2 family? I feel very conflicted in what the smartest ROI would be for us as our next step.

Loaded question to add is are these acceptable terms? 

[Kenneth Garrett]

@Christy Harlander

That's about a 9% annual return for your investor. That is very reasonable. I tend to use private lending in this manner. Borrow to purchase and rehab. On flips it's generally a 6 month loan. 60 day rehab, 60 days on the market and closing in 60 days. Of course nothing is perfect, but this is a very doable plan for our market. If you can flip and after all expenses which includes private lender P&I and the profit Is at least 30K its a good deal. I put my private lender in first position to protect his funds. On a BRRRR deal, same rehab 60 days, Place a tenant in there and start collecting rent right away. If you have a 6 month seasoning requirement then you already have cash flow. Your ARV and rental income are critical. You can be all out with no money stuck in and you essentially have a free house as your tenants are covering all expenses. Even if you have some money stuck in, if you can get 100% of your money out in 12 months it's a total win.