Line of Credit on Property in LLC

[Deepak Malhotra]

Hello, I have some free and clear properties in Texas, Mississippi, and Nevada.  I would like to put "friendly" liens on them as a barrier to fraudulent transfers, which are apparently on the rise.  Which banks are allowing low fee HELOCs on properties in LLCs?  Alternatively, does anyone know of a loan originator who can help me create my own friendly line of credit from one of my LLCs and record the liens?

[Jason Wray]

Best thing to do is utilize the equity and pull out some cash to buy more properties. The mortgage from the cash out is the Lien and can be set up in an LLC or vested in your name.

DSCR is great and offers 30 year fixed, 5/6 ARM even a 40 Year I/O Interest Only fixed for the first ten (10) years.

Much better than having a smaller Heloc $20K+ which will have a higher rate and a shorter amortization. That typically results in a higher payment and an open end mortgage (Credit card) versus cash in the bank that can act as an Asset and PITI reserves where a Heloc cannot.

Feel free to reach out if you have any questions, I enjoy helping and talking REI.

[Deepak Malhotra]

I'm not looking to buy more until cap rates from rents (on properties that aren't more than 20 years old) are higher than CD rates.  Until then, I can earn 10+% on Notes. I have cash that I'm sitting on so don't need more.  I may be wrong but I don't expect values to go anywhere for a while. I don't care about the interest rates on HELOCs because I will not be using them.  I'm really more interested in the protective lien.  Do you offer HELOCs on properties in LLCs?

[Jason Wray]

Quote from @Deepak Malhotra:

I'm not looking to buy more until cap rates from rents (on properties that aren't more than 20 years old) are higher than CD rates.  Until then, I can earn 10+% on Notes. I have cash that I'm sitting on so don't need more.  I may be wrong but I don't expect values to go anywhere for a while. I don't care about the interest rates on HELOCs because I will not be using them.  I'm really more interested in the protective lien.  Do you offer HELOCs on properties in LLCs?

I guess everyone has their own game plan but there are states that are offering huge ARV potential and cash flow options. But none the less I would reach out to Quorum FCU they have some fairly reasonable LOC options. I would also offer you to reach out to a good agent on here who is not far from you that has some crazy STR options on the Oregon Coast. He just helped my Doctor customer close on a Vacation home $1.2M home raking in over $125K in annual ROI.

He is a Bigger Pockets member as well @AJ Wong

[Susan Maneck]

Quote from @Deepak Malhotra:

Hello, I have some free and clear properties in Texas, Mississippi, and Nevada.  I would like to put "friendly" liens on them as a barrier to fraudulent transfers, which are apparently on the rise.  Which banks are allowing low fee HELOCs on properties in LLCs?  Alternatively, does anyone know of a loan originator who can help me create my own friendly line of credit from one of my LLCs and record the liens?

When I acquired my own portfolio I did so largely by my own version of BRRR which involved paying cash for a property, fixing it up, renting it out and then a year later getting a Wells Fargo HELOC on them and using that money to buy another house. WF would offer teaser rates for the first year, but once you paid them off you could get another teaser rate. So I was playing musical chairs with them much as you might with credit card balance transfers. Unfortunately WF no longer does those HELOCs and I don't know anyone else who will do them for rental properties.

[Deepak Malhotra]

Quote from @Susan Maneck:

Quote from @Deepak Malhotra:

Hello, I have some free and clear properties in Texas, Mississippi, and Nevada.  I would like to put "friendly" liens on them as a barrier to fraudulent transfers, which are apparently on the rise.  Which banks are allowing low fee HELOCs on properties in LLCs?  Alternatively, does anyone know of a loan originator who can help me create my own friendly line of credit from one of my LLCs and record the liens?

When I acquired my own portfolio I did so largely by my own version of BRRR which involved paying cash for a property, fixing it up, renting it out and then a year later getting a Wells Fargo HELOC on them and using that money to buy another house. WF would offer teaser rates for the first year, but once you paid them off you could get another teaser rate. So I was playing musical chairs with them much as you might with credit card balance transfers. Unfortunately WF no longer does those HELOCs and I don't know anyone else who will do them for rental properties.

Thank you for the suggestion.  Wells Fargo was the first bank I contacted.  They have not been offering HELOCs for LLCs since COVID.  I'm guessing I need a mortgage originator to help me place my own lien on it.  Are there any here?

[Deepak Malhotra]

Quote from @Jason Wray:

Quote from @Deepak Malhotra:

I'm not looking to buy more until cap rates from rents (on properties that aren't more than 20 years old) are higher than CD rates.  Until then, I can earn 10+% on Notes. I have cash that I'm sitting on so don't need more.  I may be wrong but I don't expect values to go anywhere for a while. I don't care about the interest rates on HELOCs because I will not be using them.  I'm really more interested in the protective lien.  Do you offer HELOCs on properties in LLCs?

I guess everyone has their own game plan but there are states that are offering huge ARV potential and cash flow options. But none the less I would reach out to Quorum FCU they have some fairly reasonable LOC options. I would also offer you to reach out to a good agent on here who is not far from you that has some crazy STR options on the Oregon Coast. He just helped my Doctor customer close on a Vacation home $1.2M home raking in over $125K in annual ROI.

He is a Bigger Pockets member as well @AJ Wong

I'll look up Quorum, thank you.

My theory is that if the numbers don't work as a long term rental, the numbers don't really work.  An increasing number of cities are placing restrictions on short term rentals, including on the Oregon Coast, believing that they cause a housing shortage for locals.  Vacationers are starting to go back to hotels as Airbnb fees have increased and they don't want to deal with cleaning dishes on top of paying cleaning fees.

We stayed in a nice vacation rental on the Oregon Coast and there was evidence that kids or homeless were hanging about when it was vacant.  Empty beer cans and oyster shells scattered about the property.  So many drug addicts in Seattle and Portland.  It is sad because when I first moved to the Northwest, Seattle was one of the cleanest big cities I ever encountered.

I'm personally done with blue states.  The landlord tenant laws are getting more and more anti-landlord.  I'm selling locally and had been buying in Texas and Mississippi until cap rates got too low. Even red states with blue governors can be problematic.  I'd consider Florida because I love that they have tackled the squatter issue except I know insurance prices will creep up in the next few years.

[Jason Wray]

All very true and I am here in Florida on the Gulf Beach side and STR and LTR are all on fire in terms of rents. There are some great deals up in Pensacola where you still buy a 2/2 on the water with a boat slip. In some cases the boat slip alone because they offer Gulf access can be rented for $500 to $1000 a month.

If your going to buy in Texas around the DFW area reach out to another great agent I have worked with over the years who seems to always find my clients hot pockets listings - @Lucia Rushton

[Ko Kashiwagi]

Hi Deepak,

Most lenders will not do a line of credit on investment properties. It's probably best to go to local Credit Unions and small banks for those than large institutions at the moment. However, many line of credits require initial draw so you may have to make payments on it.

[Erik Estrada]

You can do a second mortgage using DSCR to qualify and be able to close in an LLC however I have not found any HELOCs that allow closing in an entity.

[Erik Estrada]

Quote from @Ko Kashiwagi:

Hi Deepak,

Most lenders will not do a line of credit on investment properties. It's probably best to go to local Credit Unions and small banks for those than large institutions at the moment. However, many line of credits require initial draw so you may have to make payments on it.

You can do one with UWM for 1-4 unit properties. Max CLTV is 70% and you must close in a personal name

[Pat Heidingsfelder]

Hey @Deepak Malhotra! I've got a local lender that I've used to get a LOC on investment properties. I can hook you up with my person at Cadence Bank. I believe my current rate on that is 9%, I honestly don't remember what it cost to get it going it was a few years ago, but they close them in house so it wasn't too much.

Let's get you some more MS properties!!

Also, if you're not necessarily looking for the cash in hand, we can always have the title attorney draw up a first position lien to your other LLC.

[Deepak Malhotra]

Quote from @Jason Wray:

All very true and I am here in Florida on the Gulf Beach side and STR and LTR are all on fire in terms of rents. There are some great deals up in Pensacola where you still buy a 2/2 on the water with a boat slip. In some cases the boat slip alone because they offer Gulf access can be rented for $500 to $1000 a month.

If your going to buy in Texas around the DFW area reach out to another great agent I have worked with over the years who seems to always find my clients hot pockets listings - @Lucia Rushton

Yes, Pensecola looks like a pretty interesting part of Florida in terms of cap rates.

[Deepak Malhotra]

Thanks everyone for the ideas. Cadence Bank (recommended by Pat) is able to do it (HELOC on properties in LLCs). I'm giving them a try first.

[Kerry Baird]

@Deepak Malhotra and @Pat Heidingsfelder
Can you please give some data points? What DTI do they go up to, do you have to make a big draw, what is the length of time you can draw and the length of time to pay back? What do they need for the LLC? Operating Agreement is probable, but do they need tax returns?

I just discovered they operate in Florida and Texas, where we have properties, so I am very interested in using them.  Thank you!

[Deepak Malhotra]

Quote from @Kerry Baird:

@Deepak Malhotra and @Pat Heidingsfelder
Can you please give some data points? What DTI do they go up to, do you have to make a big draw, what is the length of time you can draw and the length of time to pay back? What do they need for the LLC? Operating Agreement is probable, but do they need tax returns?

I just discovered they operate in Florida and Texas, where we have properties, so I am very interested in using them.  Thank you!

After I filled out their paperwork, they ghosted me.  Whenever any banker sees my list of properties they often get overwhelmed, unless I'm looking for a commercial loan.

[Kerry Baird]

@Deepak Malhotra, happens to me, too.  Thanks for your response.  

[Pat Heidingsfelder]

I hate to hear that @Deepak Malhotra. I do know my usual banker has moved from the commercial side to residential. Things may have gotten lost in the shuffle. 

@Kerry Baird I'm not sure the specific DTI or metrics they use for the LOC, but they seem to be pretty open to working on creative options to get the deals done.

This is more of a commercial product I mentioned. It has to be renewed annually which has been a pain.

[Russell Thomas]

I am about to close on my first property under my LLC. I used a private lender. The goal is to sell the property as quickly as possible. My equity in the property is 80%.The property is in north east, San Antonio, its a 5B, 2.5 bath, 2784 sqft, Lot 6969 sqft 15 minutes from downtown and 5 minutes from the Airforce training base .

I would like to get a "Line Of Credit" and pay off my investor because I need get the AC replaced and Electrical Breaker box updated. ARV then would be 415-450 K

I would appreciate some advice