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All Forum Posts by: Jack BeVier

Jack BeVier has started 1 posts and replied 34 times.

Quote from @Bruce Bennett:

This is the same Bruce that posted the initial post to this thread on Oct 7 2021 having just started my loan app with Dominion at that time. Heres my followup:

DOMINION is the worst worse worse lender I have ever tried to do business with.

————If u can, immediately go somewhere else for the money—-STOP AND RUN THE OTHER DIRECTION. DO NOT LOOK BACK.   They will waste your time and if u let them, steal your money.  I wish I could show you my loan paperwork from closing…..THEY are a predatory lender.  After 3 lonnnnnnnng months and I mean from Oct 7 2021 till Dec 29 2021, they sent predatory lending docs to closing for me to sign, and I rejected them and walked away from closing.   Their loan had a 5 year prepayment penalty that started at 5 points and reduced 1 point per year.  My origination fee was 3%.  I would have had over $18000 in closing costs on on a 270000 loan.  That is egregious.  And they never said a word in those 3 mos about what would happen if you are late or go into default.  I wish I could just upload my docs from closing to u it would freaking frighten you.  

And they start out by sending you the same BS boilerplate email every stinking day abt:  have u sent in your required paperwork yet, how can we help u.  Literally all my docs were sent to them in 10 days, and I received that email for 43 days straight.  Id call and  ever ever ever get my processor Kimberly for over a month on the phone just the same email over and over again.  I never got a chance to speak with her once.  Then they told me she was replaced by a new processor.  In the interim my loan officer Delshawn would pitch in by forwarding my emails around to get me answers but he never mentioned once that it was a predatory loan to begin with.  It took them 60days to get a freaking appraisal!?!?! 

After finally getting to closing 87 days later and seeing the predatory loan they approved me for i could have cried because of all the time and effort and energy i put into that process.

The following month i contacted Valley National Bank and closed on a new 5 yr loan at 4.25% and 25 yr amortization.  And they used my old appraisal I had done when I was working with Dominion.

If u Want a real loan and great rate call my loan officer at Valley Natl Bank:  Chuck Drayton 904-318-5176 cell or 904-899–8021 office.  No BS, I couldnt be happier.  Finally.  Tell him I sent you.  Not for any type of kickback or anything, I just want good banks/lenders and good LO’s to be successful and stick around because u can best believe I am calling them first on my next deal.

Hey Bruce, feel free to give me a call. I'm one of the owners. I'm really taken aback by your accounting of what happened and your characterization of my company. It sucks that the loan processor assigned to your file was fired - we found out she was working 2 jobs and taking advantage of remote working. And it sucks that Jacksonville is an extremely busy market it took extra time for your appraisal because that market is super busy right now. That's the pain that we all deal with after Dodd Frank. Not a fan of the Appraisal Management Company system? Neither am I. Call your congressman. That said, there's absolutely NOTHING predatory about us. A 3% origination fee and 4.875% interest rate is a very, very competitive quote for a 30-yr fixed rate loan. You're comparing apples and oranges. In 5 years, Valley National Bank will be changing your interest rate. Good luck with that. I'm sorry that you didn't a good experience, but your comments are over the line. I'm available anytime, any day if you'd like to discuss further.

Quote from @Anjanette Delgado:

Let me preface this review by saying that I have been doing everything possible to rectify this issue directly with Dominion for almost an entire year. At this point, I am at the end of my rope and the best I can do is warn against doing business with Dominion Financial Services.

From the beginning of my dealings with this company, it has been one mistake after another. First, I established a monthly payment greater than the amount of my loan, intending for the difference to go to principal. For three months, only the amount for the loan was deducted. In the third month, this payment was deducted twice. Not only was the incorrect amount being deducted (no money was being added to my principal), but I was also unable to determine what was being deducted, when and why. I was able to get a hold of one of the agents, henceforth referred to as Agent A, who, after some back and forth, succeeded in correcting the mistake, retroactively crediting my principal with what it would have been had Dominion taken my payments as instructed to begin with.

After this, and without my consent, Dominion suddenly transferred my loan to another lender. While this in itself was an inconvenience (given that I had already gone through so much trouble to correct Dominion's mistake), it only got worse. Dominion's initial disbursement to the new lender did not show the changes that Agent A had made to rectify their initial mistake. Over several months, I tried contacting Dominion dozens of times via email and phone call, but there was no accountability on their behalf. I was given the run around at every juncture. My requests to speak to upper management were consistently deferred.

Months later, when someone (Agent B) finally got back to me, things did not improve. Without my knowledge, Dominion had sent a refund (to an old bank account) for the extra money I had authorized Agent A to deduct to make up for the difference in principal due to their incorrect deductions months prior. To summarize, Dominion had: neglected to take the correct amount for principal, adjusted the error, taken additional money to correct mistakes in withdrawing, then returned that extra money to an account no longer in use and without notification. This meant that the new lender had not received the adjustments to my principal, resulting in a loss of approximately $2,000 on my most valuable asset, as evidenced by the amortization table Dominion provided. Agent B directly acknowledged the fault of Dominion but did not take accountability for the mismanagement or correct the issue. The only action Agent B took was to offer me a Venmo payment for what he decided was my financial loss: $21 of lost interest.

Again, I requested to speak to upper management. The director of Dominion FInancial Services replied, offering to Venmo me $30 and misrepresenting some facts about my account, especially with regards to the financial loss I incurred due to Dominion’s myriad mistakes. Given the tone of the email, I had my lawyer take over all communications with Dominion. Since then, I have had trouble with my current lender due to errors in Dominion's initial disbursement of my escrow account and insurance payments they had withheld.

I have been managing properties for years now and I have never encountered such difficulty communicating with a lender, not to mention their utter lack of accountability and the low value they place on customer satisfaction. Needless to say, if you're considering doing business with Dominion Financial Services: stay away. They make mistakes, the customer pays.

Hey Anajanette - I'm sorry for your frustration. I spoke with my team to get up to speed. We definitely made a mistake by drafting your payment twice in the same month. You requested that we apply that payment to principal, and instead it was refunded to the original account. Mistakes were made, but its my understanding that you've been made whole. If that's not the case, please let me know. The forum won't let me post personal contact info, so direct message me and I'll give you my email and cell. -Jack BeVier, Partner

Post: Dominion Financial Services/ Private Money

Jack BeVierPosted
  • Professional
  • Baltimore, MD
  • Posts 37
  • Votes 52

Hey Anajanette - I'm sorry for your frustration. I spoke with my team to get up to speed. We definitely made a mistake by drafting your payment twice in the same month. You requested that we apply that payment to principal, and instead it was refunded to the original account. Mistakes were made, but its my understanding that you've been made whole. If that's not the case, please let me know. The forum won't let me post personal contact info, so direct message me and I'll give you my email and cell. -Jack BeVier, Partner

Post: Cash out refinance on SFH

Jack BeVierPosted
  • Professional
  • Baltimore, MD
  • Posts 37
  • Votes 52
Quote from @Gary Abner:
Originally posted by @Jack BeVier:

@John Mazzella I'm seeing that banks are losing ground in the residential investment real estate lending market. They're getting displaced out of this space by the debt service coverage ratio (DSCR) lenders. Those loans were designed for real estate investors building their rental portfolios. None of the bank tax return proctological, properties can be owned in LLCs, 30yr fixed rate & term, cash out up to 75% LTV, rates in the 4s, close in 30 days not 90. It's just a better product than the banks. I don't think they're even trying to compete anymore. My company does these loans - Dominion Financial.

 I never thought I would consider anything else while i qualify for a conventional 30-year fixed.   I saw a Facebook ad with people's positive comments and what looks to be fairly competitive rates to conventional lending on non-owner occupied investment properties.  A simpler more logical qualification is definitely a plus.   

I have 1 mil debt on 4 mil property and waiting for my back taxes to compete before i cash out to buy something.

10 properties 1-4 units. 3 conventional loans.

Do you have comparable rate and term and cost on a portfolio level cash out/line of credit?

II want the most cash I can without sacrificing value. Meaning I likely wouldn't pay more to go from 75% loan to value to 80% loan to value.

what product do you recommend for me?

Thank you so much. Gary


Hey Gary, the DSCR loan is a great option, though rates have moved up since the beginning of the year. I'm seeing that its still competitive with local banks. With a conventional/agency non owner occupied loan, you'll get the absolute best rates, but you have to own the properties in your personal name and the lender is underwriting your personal debt-to-income ratio. Rates on DSCR loans will be in the mid 4s to low 5s now on a portfolio. Cash out up to 80% LTV is available, though I find 70-75% LTV is the best combo of rate & cash-out. Check out www.rental-loans.com if you'd like to get a quote. Hope that's helpful. 

Post: 6 Month Seasoning Period Issues

Jack BeVierPosted
  • Professional
  • Baltimore, MD
  • Posts 37
  • Votes 52

@Ryan Keenan Yes sir. FICO min is 680. Call our office, speak with a loan officer and they'll be able to get you a firm quote on your specific property within 24 hours. Its a pretty simple product. We tried to keep the bells & whistles to an absolute minimum. 

Post: Cashout Refinance 3 Family Properties

Jack BeVierPosted
  • Professional
  • Baltimore, MD
  • Posts 37
  • Votes 52

@Will Stahl The debt service coverage ratio (DSCR) loan product were designed for exactly your scenario. 1-4 unit properties are eligible, LLCs ownership, up to 80% LTV cash out (though I'm seeing most borrowers choose 75% LTV when they decide on rate), 30-yr fixed rate & term, rates in the 4s. IMHO its just a better product than banks or FNMA for investors growing their rental real estate portfolios. Dominion Financial is my company.

Post: Cash out refinance on SFH

Jack BeVierPosted
  • Professional
  • Baltimore, MD
  • Posts 37
  • Votes 52

@John Mazzella I'm seeing that banks are losing ground in the residential investment real estate lending market. They're getting displaced out of this space by the debt service coverage ratio (DSCR) lenders. Those loans were designed for real estate investors building their rental portfolios. None of the bank tax return proctological, properties can be owned in LLCs, 30yr fixed rate & term, cash out up to 75% LTV, rates in the 4s, close in 30 days not 90. It's just a better product than the banks. I don't think they're even trying to compete anymore. My company does these loans - Dominion Financial.

@Ashley Lochli Hey Ashley, frankly I think you're probably scaring them off with the words "My family and I are in the process of forming a rental real estate business." You're already in the rental real estate business. Delete those words and the rest of the email is great. My company originates DSCR (debt service coverage ratio) loans to investors who are exactly in your position. They're designed for people buying properties in LLCs and building their rental portfolios. Seasoning is 3 mos. You can refinance a free & clear property anytime and you'll still be eligible for cash out. Max LTV is 80% technically, but most borrowers land in the 70-75% range after they see how long of a rate they can get. Cash flow from the property does impact the max loan proceeds, as the loan is designed to have the payment made from the rent coming from the property. There are pre-payment penalties (5,4,3,2,1 typically) so don't plan to use this product for a short term investment. Dominion Financial, 30yr fixed rate & term, rates in the 4s.

Post: First BRRRR method and trying refinance

Jack BeVierPosted
  • Professional
  • Baltimore, MD
  • Posts 37
  • Votes 52

@Javaras Thomas Sounds like a perfect fit for a DSCR (debt service coverage ratio) loan. You'll be able to do a cash out refinance at 75% loan to value and lock in a 30 year fixed rate in the 4s. My company Dominion Financial does these kinds of loans.

Post: Pay Cash Now, Mortgage Later?

Jack BeVierPosted
  • Professional
  • Baltimore, MD
  • Posts 37
  • Votes 52

@Scott S. The fannie/freddie rules on this issue are frustrating. I'd strongly recommend going with the 'new' DSCR rental loans. They allow cash outs at 75% LTV after only 3 months of seasoning. They were designed for investors who are buying properties in LLCs and building their rental portfolios. That way you can get great deals as a cash buyer and not worry about the word 'cash out' as a third rail. 30yr fixed rate term, rates in the 4s. My company Dominion Financial does offer these loans and they're pushing banks and FNMA out of the investment real estate lending biz.