BRRRR startegy when you do a refinance cash out

[Karim Smail]

Hello Community team,

When you do a BRRRR, I am finding out that there is a 6 months seasoning waiting period ( DSCR ) before you can cash out refinance, so we can evolve our funds to go to the next property to purcahse and redo a BRRRR.

Thanks for your input and advise for a solutions.

[River Sava]

Hi Karim - Some lenders can do as little as 3 months of seasoning. Are you currently looking into a refi?

[AJ Exner]

Quote from @Karim Smail:

Hello Community team,

When you do a BRRRR, I am finding out that there is a 6 months seasoning waiting period ( DSCR ) before you can cash out refinance, so we can evolve our funds to go to the next property to purcahse and redo a BRRRR.

Thanks for your input and advise for a solutions.

 Correct, many lenders require a 6 month seasoning period, but there are a growing number of lenders doing 90 days or less right now, especially if you can show that rehab has taken place.

Are you currently looking for one in Detroit? Just sent a DM but happy to help if I can!

[Karim Smail]

Quote from @River Sava:

Hi Karim - Some lenders can do as little as 3 months of seasoning. Are you currently looking into a refi?

Hi River,

Thanks for your reply, would you please share the lender contact info .

[Karim Smail]

Quote from @AJ Exner:

Quote from @Karim Smail:

Hello Community team,

When you do a BRRRR, I am finding out that there is a 6 months seasoning waiting period ( DSCR ) before you can cash out refinance, so we can evolve our funds to go to the next property to purcahse and redo a BRRRR.

Thanks for your input and advise for a solutions.

 Correct, many lenders require a 6 month seasoning period, but there are a growing number of lenders doing 90 days or less right now, especially if you can show that rehab has taken place.

Are you currently looking for one in Detroit? Just sent a DM but happy to help if I can!

Hi Aj,

Thanks for your reply, would you please send the lenders contact info that do 3 months seasoning ?

[AJ Exner]

Quote from @Karim Smail:

Quote from @AJ Exner:

Quote from @Karim Smail:

Hello Community team,

When you do a BRRRR, I am finding out that there is a 6 months seasoning waiting period ( DSCR ) before you can cash out refinance, so we can evolve our funds to go to the next property to purcahse and redo a BRRRR.

Thanks for your input and advise for a solutions.

 Correct, many lenders require a 6 month seasoning period, but there are a growing number of lenders doing 90 days or less right now, especially if you can show that rehab has taken place.

Are you currently looking for one in Detroit? Just sent a DM but happy to help if I can!

Hi Aj,

Thanks for your reply, would you please send the lenders contact info that do 3 months seasoning ?

Sure, just sent you a DM

[Stacy Raskin]

Yes, there are DSCR lenders that will do 3 months seasoning to use the new appraised value of the property.

More info on DSCR loans:

DSCR loans won't use your income to underwrite the loan.

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

Here's a bit more in detail about how rates are calculated for DSCR loans:

1. Credit score- the higher the best. 760+ generally gets best pricing for investment property loans with most lenders

2. Loan to value ratio: The higher the loan to value ratio (LTV) is, pricing takes a hit. So your pricing will be higher for a 80% LTV loan than for a 60% LTV loan.

3. Prepayment penalties- usually 1-5 year terms. The shorter the prepayment term has an impact on increasing the rate.

4. Are you cash flowing the property? More on how that is calculated below. Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable). Many lenders will not do a DSCR loan unless cash flowing. If they will do a loan with less than 1, the pricing takes a hit. This criteria is for 1-4 and 5-8 unit programs.

I've included an example below to help illustrate this.

So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.

See example below:

DSCR < 1

Principal + Interest = $1,700

Taxes = $350, Insurance = $100, Association Dues = $50

Total PITIA = $2200

Rent = $2000

DSCR = Rent/PITIA = 2000/2200 = 0.91

Since the DSCR is 0.91, we know the expenses are greater than the income of the property.

DSCR >1

Principal + Interest = $1,500

Taxes = $250, Insurance = $100, Association Dues = $25

Total PITIA = $1875 Rent = $2300

DSCR = Rent/PITIA = 2300/1875 = 1.23

DSCR lenders generally let you vest either individually or as an LLC. It's a great way to increase your net worth and these loans can also be used to pull cash out of a property as it appreciates allowing you to reinvest money into new deals.

Happy to connect to discuss further. 

[Drew Sygit]

@Karim Smail why isn't your PMC assisting you with this?