Using a private lender for down payment

[Justin Eaton]

Hey Guys! I am looking to purchase an 8 unit mixed use property. It has 4, 2 bed 1 bath apartments and 4 commercial store fronts. The property has a 16% cap rate!!  I was wondering if anyone has ever used a private lender in order to pay a portion of or the entire down payment. In this scenario, the private lender would be in second position on the bank loan. The bank that i have worked with in the past does 25% down payment, for this property the 25% down payment would be approximately $110,000. 

I am trying to figure out a way to purchase the property by putting minimal amount of money out of pocket and this is one of the ways i had in mind. If anyone has done something similar to this that can give me some input that would be great!! 

Thanks!
Justin

[Michael Evans]

You have a couple of choices:

1. Close with your money as the down payment, and upon closing get a loan against your equity in the property.  The loan would be in 2nd position, high interest rate and would probably require a "rental income" rider where they have the ability to receive rents directly from your tenants if you default (that's what we require).
2. Ask the seller to carry a 2nd for the down payment.  You will normally get a lower interest rate and better terms than a hard money loan.
3. Do a JV with a private "silent" investor who loans you the money in exchange for interest or an equity position.