Multi-unit: Hard money loan, rehab, refinance, hold?

[Gabe Sirkin]

Looking for the best way to do this project. 

I would love to do a major rehab to a 4-8 unit building, live in one of the units, and rent out the others for a longterm hold. 

A little bit about my situation. I'm a real estate agent with great income, and cash on hand, but I've only been doing it for a year and a half. So I cannot qualify for a low downpayment FHA loan. I also have a 4-unit property under an LLC.

There are a lot of large vacant buildings where I want to do this project. I have cash, but if I buy under my LLC and get a construction loan, I wouldn't have enough cash to do what I'm trying to do.

Whats the best way to go about doing this? 

Hard money loan -> refinance -> and hold the property? 

[JJ Bliss]

On a 4 unit you could probably get 90% acquisition financing and money for construction. Once stabilized you would refi into perm financing. The key to getting 90% LTC is that the after repair value gives the lender 75% leverage. For example if you buy a property for $250k and then taking a loan out for $225k (90%) + say $20k in construction funds the ARV needs to be $326k (This is a 75% LTV on a $245k loan). Now in my experience 5+ unit building you need a lot more skin in the game. I don't see how you would be able to get into one for less than 20-30% down.