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Updated over 11 years ago on . Most recent reply

Private money and/or hard money loans
I've been rehabbing and investing for about 10 years now. In that time I've bought about 35 properties, mostly single family but a few multies (and there were a few years when I didn't buy anything). I still own about 1/2 of what I've bought, but I'm wanting to focus more on rehabbing and flipping next year. I can currently do 3 rehabs at a time with my own money/lines-of-credit, and I'm looking to move that up to 4 of 5 at a time. I've talked with some potential money partners, and if we do a 50/50 split of profits (partner puts up the money and I find the deals, manage the rehab, get it sold), well that's an option I guess. But I'm wondering if private money, or even hard-money would be cheaper than the equity split. A very typical deal for me looks like the following:
Purchase for 30 - 35,
Rehab for 10 - 20
All-in around 50
ARV = 80
So, how much would I typically be giving up with hard-money? I have great credit, but DTI is getting to the point that traditional banks won't loan any more. From what I've seen, the typical fees run something like:
Up-front points 4-6%
Interest 8 - 16%
What other costs? Appraisal? Title Search? Title Insurance? or are these included in the 4-6% at closing?
I'm trying to see how hard-money would compare to the equity split that my potential partners are asking for.
If I'm all-in at 50k and I can borrow all of that up-front with hard-money, I've got maybe $3000 in points. If I fix and flip in 6 months, my interest cost would be another $3000 if the rate was 12%. If appraisal, title search, title insurance are also required, that will add another $1000 (yes, I can get all 3 of these done in my area for $1000 total-combined). So, my total cost to fund the deal would be $7000? Am I missing something?
On the other hand, if I have a money partner and they want 50% of the profits, that would be $10,000 on a $20,000 profit deal. Hard-money seems cheaper.
Most Popular Reply

Thanks for all of the feedback and replies. It looks like the consensus is that hard money (or private money) would generally be cheaper than doing a 50/50 profit split. My goal for 2014 is to start out using OPM and let my credit settle down so that I can get some of my credit lines extended. I have great credit, but the banks don't like my DTI. I currently have a HELOC with plenty more equity to tap into, but they won't increase the limit at this time. If I can ever get that limit increased, that would be the cheapest money. Thanks again.