BRRR refinance in NC. Who lends? hitting a stone wall

[Joseph Moore]

Long term buy & hold rental investor. I've hit a snag and need refinance information and leads.

Looking to refinance a rental portfolio in Gaston County, NC (Charlotte Metro). I have called about a dozen lenders and only 1 offers refinance on existing rentals. However, that lender will only loan on LT-Purchase price (not value). So I purchased properties around 70% below market value but they require I bring a 20% down payment on the purchase price, not the market value. (kind of feels like I'm getting punished for buying well, but oh well).

Greatly appreciate leads for long term 15-30 year amortization loans that will loan on the appraised value. I'm fine if it is an ARM. I'm being told over and over by big and small banks "We don't do those types of loans anymore, period."

Details

1) 1 SFR for cash out refinance

Purchase price of home: $35,000

Rehab loan wrapped in

Total payoff amount: $43,600

Appraised value: (don't have official appraisal just BPO): This house will appraise between around the $75,000 mark. 

rent: $935/month

2) 7 properties held in an LLC for long term refinance

Avg. purchase price: $36,285

Avg. appraised value: $50,285

Total purchase price: $253, 995

Total appraised value: $351,995

rents: currently $3,850. Long term should settle around $5,750

My primary concern in both scenarios is to minimize cash to the closing table. I don't want to buy at a 30% discount and then put 20% down on my discounted buy. 

[Account Closed]

Originally posted by @Joseph Moore:

Long term buy & hold rental investor. I've hit a snag and need refinance information and leads.

Looking to refinance a rental portfolio in Gaston County, NC (Charlotte Metro). I have called about a dozen lenders and only 1 offers refinance on existing rentals. However, that lender will only loan on LT-Purchase price (not value). So I purchased properties around 70% below market value but they require I bring a 20% down payment on the purchase price, not the market value. (kind of feels like I'm getting punished for buying well, but oh well).

Greatly appreciate leads for long term 15-30 year amortization loans that will loan on the appraised value. I'm fine if it is an ARM. I'm being told over and over by big and small banks "We don't do those types of loans anymore, period."

Details

1) 1 SFR for cash out refinance

Purchase price of home: $35,000

Rehab loan wrapped in

Total payoff amount: $43,600

Appraised value: (don't have official appraisal just BPO): This house will appraise between around the $75,000 mark. 

rent: $935/month

2) 7 properties held in an LLC for long term refinance

Avg. purchase price: $36,285

Avg. appraised value: $50,285

Total purchase price: $253, 995

Total appraised value: $351,995

rents: currently $3,850. Long term should settle around $5,750

My primary concern in both scenarios is to minimize cash to the closing table. I don't want to buy at a 30% discount and then put 20% down on my discounted buy. 

Hey Joseph, I ran into this trouble a few years back too. Problem #1 is everyyyyoneeee on this site glamourizes the BRRR concept as this perfect strategy for investors, when in reality, it's slow and non-scalable. It is a good way to generate equity if you're willing to wait though.

With conventional lenders you have to wait 6 months to cash out refi at your LT-Purchase price, if you wait a year they will re-appraise with a Fannie Mae loan product. You can always do a portfolio lender, that will cost you some $$$ though, and they usually have minimum loan amounts so the REALLY high yield deals that truly cash flow (which aren't the 150k ARV homes) will have trouble fitting the bill.

I stopped doing BRRR deals for myself and just started flipping stuff and taking my equity home in this sellers market, but I do this full time so my schedule supports that. If you want to roll with the BRRR strategy, I would get in touch with local banks who will do commercial or portfolio loans. Keep looking, I had to go through about 20 before I found one that would do true LTV on ARV with NO seasoning period. Even then, they were concerned that I was an OOS investor... they wanted to see my track record... and the loan was 20 year AM schedule, 70% LTV, slightly higher than prime rates, and recourse. No balloon, but 7 year rate reassessment (no appraisal required).

Messy stuff. Happy BRRR'ing!