All Forum Posts by: David Bilandzija

Commercial property is over 27 years while residential properties are depreciated over 39 years (or 27 if they were built after 1986). The straight-line method of depreciation can be used for commercial buildings but not for residential buildings.  Straight-line depreciation is calculated by dividing a fixed asset's depreciable base by its useful life.  Consult your CPA or tax attorney.  This is my understanding from dealing with my family's estate.  

Yes and some lenders are reducing LTV by 5% when appraisal indicates subject property is in a declining market.

or a home equity loan like a stand alone, 2nd mortgage.

@Noey Santiago City and State? Primary or investment? 

@Mike Hoang The other posters are spot on.  Money will need to be sourced.  Find a bank with a US banking charter.  I'm sure there are banks in the Vietnam with a US footprint.  Talk to an attorney that can assist with the private lending regulations. 

https://geracilawfirm.com/

@Bao Da I've seen plenty of these. You have a non-conforming property.  Commercial zoning = commercial appraisal but you have a residential property which requires a residential appraisal.  Lenders and appraisers will have a harder time with this.  Try pulling the public records on your property, like a property profile, check to see whose made a loan on it in the past. 

@Robert Anderson No can do If we are talking first time home buyer programs i.e. FHA. Loans cannot be made to an entity, same for Fannie/Freddie loans. Purchasing as an individual and then transferring to an entity afterwards is not an option either.

Private lenders (non-conventional), will allow you to vest in an entity. 

@Abraham Shamosh You have a historically low interest rate on your investment property. Best not to disturb it with a cash out refinance 1st mortgage but you still need access to the equity. That leaves you with a couple of options, 1) HELOC, home equity line of credit 2) 2nd mortgage, cash out refinance. Both of these options are going to carry a high interest rate but they'll help you come up with the cash needed for your next down payment.

A DSCR loan would be your best option for financing your next acquisition. DSCR loans ignore personal income/DTI and will qualify you based on credit and experience. You have the experience and I'm assuming your credit is good. The only other requirement is that you have skin in the game i.e. down payment for the acquisition.

@Thom Ruley  Cash flow is king my friend.  Keep looking and don't chase properties that can't meet your minimum requirements.  There is no guarantee that real estate in your market will continue to appreciate.  Cash flow will insulate you from down turns in value and helps you wait out periods of stagnation.  Think back to the GFC where markets nationwide suffered huge price declines. Long term investors holding a portfolio of well managed cash flowing properties were able to weather the storm and pay down principle.  Values eventually swung back and then some.  Happy hunting.  

@Colton Hector The theory on the matter reads like this... Economic obsolescence refers to the loss of value of a real estate property that is caused by factors that are external to the property. 

Proximity to major highways, airports and landfills are a few examples of situations involving economic obsolescence in real estate.  Not a deal breaker but certainly something to be aware given the impact on desirability.