Multiple SFH Refinancing in NC

[Riley Barclay]

I have 4 properties currently that are owned outright and am trying to figure out how to refinance out of them. The properties are located in North Carolina with estimated values being $100k (property 1) and estimating the other 3 properties to be about $40k each. Based upon the value of the properties it does not make sense to put separate conventional mortgages on each as the points and fees won't work out for the smaller properties. I am looking to get a loan for $150k which is roughly 70% ARV. After talking to a loan officer for a portfolio loan, this wouldn't qualify as he said the portfolio loans he deals with are 5+ properties and a minimum loan of $500k. If needed, I can wait it out and pick up a 5th property but it still won't get me to the $500k limit. I'm trying to be smart and not over leverage. All the properties are currently rented out and cash flowing. Looking for some ideas on how to refinance without breaking the bank or if there is a local lender that someone might be able to point me to that is able to work with this situation. I knew going into the deal with buying the smaller properties this was going to be difficult but there is always a way to be creative to make things happen and continue moving forwards. Any insight is definitely appreciated and if I missed any key info just let me know. Thanks in advance!

[Jason Wray]

Riley,

You face the same challenge most investors face that buy properties valued under $100K.  Banks do not want to refinance them becuase the loan amounts are under the desired $100K-$125k minimum.  You can refinance down to a $55K loan but banks try to avoid them due to something called "High cost" which just means they cannot fit all of thier profit margin and fee's into the loan.

You would be better off getting a personal loan/line of credit based on all of the collateral.  You could take out a $35-$75K line of crredit based on credit score, income and as long as all of the properties are cash flowing.