Cash out refinance for LLC owned property

[Jimmy Lin]

Hello BP. I would like some advice on securing loans in the name of a LLC. I currently hold a property in Philadelphia. Property is owned outright in a LLC, valued around 180k and occupied with a paying tenant. I am willing to use my personal name and income to "guarantee" the loan. So far, two lenders has asked me to transfer title to my personal name, which is not my end objective.

1) Since the property is in a LLC, do I have to go for commercial loan?

2) What are the typical interest rates? (750 credit score, Reasonable debt to income ratio).  I am getting offered around 6.25% for 30 yr fixed from local broker.   

3) Should I wait until I own more properties (free and clear) under the LLC and apply for a portfolio loan? How many units do you need for it to become a portfolio? Would the rates be more competitive then?

4) Should I purchase properties in my own name in order to secure conventional financing, and then transfer title to LLC via Trusts?

Any feedback or links to relevant discussions would be greatly appreciated! 

[Eric Lau]

1. yes, you do not have a choice it will be a business loan. 

2. from my personal experience, credit above 800+ i shopped around and got 5.5% @ 5yr +15yr arm through LLC with myself as the guarantor. My refinance rates with tenant occupied property is in the similar terms.

3. if your're seeing deal you want to consider now, i'm not sure how this will help. but i think each credit union and bank may treat this question differently.   

4. I have properties both in LLC and personal. I prefer the LLC over personal because it hides me from property searches showing my name. But from an insurance prospective, i think its all the same. Property insurance--> Umbrella insurance, all the same to me.

I have other investors I know in philly.  i have considered the wagon...still pending