How to use a million dollar line of credit…

[David B.]

Hi everyone! 

I’m looking for advice/strategies on how to use a 950k line of credit that is provided to me through my bank. This is due to the assets they currently manage in my behalf. 

I’d really like to utilize this money effectively to purchase real estate and build more wealth, but I’m relatively new to the game and not sure what strategies I should implement to grow while protecting myself.

Couple things to consider about the credit line -

1. The line of credit is subject to fluctuation should the market go crazy. It could drop if I took a heavy loss in the market. That said, I’ve been mostly cash throughout this stock market tumble and instead have been buying the dip. Thus far I’ve suffered minimal losses. However, I would never want to be over leveraged and forced intro a recall cuz I loaded the whole credit line while the market tanked. I would consider being heavily leveraged for a short time however, if I had an appropriate exit strategy. Otherwise I think not blowing out credit line is wise. 

2. The rate on my credit line is fairly low - about 3.75 percent annually. Very cheap money. However it’s not fixed. Could go up… although I doubt anything like what we’ve seen In RE. 

3. I’m predominantly looking for cash flow, however I’m trying to stay in great areas that I think are still (relatively) appreciating. 

I’ve considered buying quality buy and hold assets with the line, but with current market conditions that’s a little nerve racking. I’d like to have a firmer exit strategy. However, I do have this idea that if I bought - say - 3 assets using the credit line, that I could potentially sell 1 to cover the down payment of the other 2 down the line. Or refinance. 

Brrrr is also a good option, although I don’t have experience doing it. Same with flipping, which seems high risk at the moment. 

Or perhaps I just hold off on using the credit line, and if the RE market takes a drastic shift I maintain my credit to purchase some awesome assets on the downslope. 

Anyways - I'm certain there’s a way to be using this credit to be building more wealth. Im just not sure what the best way is given this market. Would really love any thoughts/ advice from more experienced investors on the forum. 

Thanks all!

[Joe Villeneuve]

This is easy.  You have the start of free money for you in a very short period of time.  Here are the steps you need to take:

1 - Lend all the money out short term at 10% interest (minimum) with a 6 month payback. Lend them out in small packages between $20k to $50k. These would be called "bridge loans". Base any interest you charge on whatever the fluctuation you're charged on your LOC. You'll be making money (cash flow) on the spread between the interest charged to you and the interest you charge out.

2 - As the bridge loans are paid off, continue to lend out the principle that is paid back to you, and...the cash flow (spread) that is paid to you as well.  This increases the dollars you lend, and the speed at which you gain profits (cash flow).

3 - Repeat this until the profit portion equals the original LOC amount.

4 - Payoff the LOC, and take the accumulated profits (free money) and ...????