Is this realistic? Refinance Question...

[Mike Nelson]

Here is our scenario: My partner and I would like get into real estate investing, we plan to take out a hard money loan to purchase dirt cheap properties in Baltimore, MD for cash flow. These properties are in the price range of 5k-15k. They will rent for around 800-1000 a month.

My question is, will we be able to purchase these homes with hard money, refinance and get a mortgage on these properties? Next, after we get the mortgage will we be able to get a HELOC on this property so that we will be able to do more deals like this?

[Jon Holdman]

Maybe, after some period of ownership.

Not a HELOC, though, that's essentially impossible right now on investment properties.

What you probably want to do is to refinance based on a new appraisal and pay off the hard money loan and get some cash. You'll probably need to hold for at least a year in order to be allowed to do the cash out refi. Probably a year just to do a rate-and-term refi and pay off the HML, almost certainly a year for a cash out. Cash out is going to be tough, no matter what.

You'll need income. The rental income probably won't be counted until you've held them at least two years. So, you need to have good income and a good DTI.

You'll need good credit. At least 720, over 750 would be better.

You're likely to be limited to no more than 70%, maybe 75% LTV. The appraisal will be VERY conservative. Be sure you know your comps and keep an eye on the comps over time. If you do go down this road, meet with the appraiser. Provide a list of comps and give them the information about what you've done to the property.

You should start tracking down lenders ASAP. Do some calling on smaller banks and credit unions in your area and find out who's lending on real estate. Find out their criteria and how you stack up against them.