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All Forum Posts by: Lauren Breiner

Lauren Breiner has started 4 posts and replied 10 times.

Post: To sell or not to sell...

Lauren BreinerPosted
  • Nashville, TN
  • Posts 10
  • Votes 0
Quote from @Ray Hage:

If the properties you have now are cashflowing well (and you have very low interest rates on your loan)...and you have a lot of equity in them, consider taking out a loan against them. Rates are not great at the moment but if the next target property is worth it, then you have to go for it. If they're not cashflowing that great and/or don't have much equity, considering selling and rolling up into a bigger property. It's not an easy question to answer since there are many more things to consider.


Thank you, Ray! This is the route I am actually exploring right now. I have a few conversations going with various banks to see what I can find out about individual HELOCS but like mentioned above, investment HELOCS are a little more challenging to obtain right now so want to make sure I am allowing myself to explore all options within my control.  My properties are cash flowing very well right now and am nervous to lose that unless it makes sense for bigger picture or to elevate my entire portfolio. 

Post: To sell or not to sell...

Lauren BreinerPosted
  • Nashville, TN
  • Posts 10
  • Votes 0
Quote from @Jacob Gomes:

Hey Lauren!

Selling is a decent option right now! Buyer demand has picked up and there are multiple offers on appropriately priced homes so I think you'd be in a good spot there. 

The best route to go would be speaking with your agent about what they think you could get for your properties, then speaking with a lender and seeing what leverage options look like. Cross reference the two based on your particular goals. 

I do know that HELOCs on investment properties are harder to find, not every bank offers them. Also their rates are pretty rough at the moment. 

Also if you haven't considered it seriously, make sure you look into a 1031 exchange as well. I have a solid 1031 lady if you need me to make the connection. 

Let me know if you have any questions!


 Jake, good to hear from you- been too long! Let's connect next week or the following! I just sent you a message.

Post: To sell or not to sell...

Lauren BreinerPosted
  • Nashville, TN
  • Posts 10
  • Votes 0
Quote from @William Anderson:

If you stay with 4 plex units, you fly under the HUD radar. Lots more requirements if you own 5+ units. If you have a good property manager you could be ok. I like 2-3-4 unit buildings. Revenue is always coming in even when there is a vacancy.

Regarding selling now, that is a tough one. If you are cashflowing and hitting your desired ROI you may want to stay there for a while. The reason I say this is that I have noticed a shortage of well-priced multi-family properties. These are hot now because of rising rents.

Check your market, rent is cooling off in some markets after a two-year march upward.  You will need to do a 1031 exchange and it's going to be hard to unload all three at the same time as you are buying one or more new properties.  

Don't rush into this.  Too many multi-family properties have deferred maintenance so you will need to investigate with someone who knows building regs.  Also, check the legal stuff e.g. eviction process.  Do the tenants have contracts?  

I am a real estate broker and when I list a multi-family property it is based on the current income, not forecasted income.  The teaser is that somehow the new buyer is better at raising rents so they would buy and increase their income.  Not always true.

To summarize, you would have a lot of moving parts, do you have the time and can you avoid the stress?  Good luck


 This is all super helpful, thank you so much William. The smaller sized multi may be a better option. All the properties have great cashflow and longer term leases on them. Each generating over $1k/ month and one over $2.5k so I do get concerned giving that up right now.

Post: To sell or not to sell...

Lauren BreinerPosted
  • Nashville, TN
  • Posts 10
  • Votes 0

Hi BP Team, 

I am a relatively novice real estate investor in the Nashville area and have 3 LTRS. I am trying to figure out my next investment move and am considering any and all strategies. Originally my goal was to buy and hold (and still what I prefer to do) but I also know that the properties I have, have accrued a lot of equity.  By selling, I would be able to put all of the earnings into a larger commercial property- I am thinking multifamily/ small apartment complex. I am focused mostly on cashflow but building appreciation is also very important to me. 

So a couple of questions: 

1. Is selling a good option to consider right now? 

                 If yes, why selling verse other options? If no, what options and why? 

2. What is the best way to calculate if selling would be more fruitful than tapping into the equity via a HELOC or any other funding options?


Thanks in advance for all your help! 


P.S. If anyone is in the Nashville area and interested in networking, please let me know and I would be happy to get together and collaborate! 

Post: Advice Request - What next?!

Lauren BreinerPosted
  • Nashville, TN
  • Posts 10
  • Votes 0

Hi BP community,

I am a relatively novice real estate investor (own 4 properties – 3 LTRs) and am wanting to obtain another this year. I do not have a deal identified yet but, I think I am ready to move into something bigger potentially the multifamily world. That being said, I am trying to figure out the best way to get the capital. At this point all my properties have been purchased through personal conventional loans. I was originally thinking about trying to go for a portfolio LOC but the only bank I found willing to do this has requested for me to move all my existing notes to them, which I am unwilling to do, due to the current terms of the other notes compared to what the terms would be if I moved them.

Any guidance on new loan products, creative financing, etc. would be amazing.

Anyway, any and all advice is welcomed and thanks in advance!

Post: Portfolio Equity Lines of Credit

Lauren BreinerPosted
  • Nashville, TN
  • Posts 10
  • Votes 0
Quote from @Erik Estrada:
Quote from @Lauren Breiner:

Hi BP crew!

I am a new-ish (4 properties total) real estate investor and am getting to a point in my portfolio where I am needing to start leveraging other lending options. I learned about a portfolio equity line of credit but was just recently declined by underwriting from a local bank. They mentioned the only way they would be willing to do a portfolio loan is if I moved all of my home loans under them. That being said, I am still very interested in getting this credit line, but would prefer not to move anything at this point if I don't have to. So, a couple of questions:

1. Is it common for banks to request movement of existing loans to be able to be able to accomplish portfolio lines of credit?

2. I am local to the Nashville, TN area and was wondering if anyone knew of any lenders (local or non-local) who would does portfolio lines?

Thank you all in advance and am looking forward to learning from you guys!


 Hey Lauren, 

Sounds like you are working with a local bank that offers a portfolio line of credit. I can understand why they want you to move all liens under them. If you were to default, the bank would be a primary lien holder on all of your properties, so it would make sense that they would want to be paid back in 1st AND second position if they are offering you a line of credit. 

Unfortunately not a lot of lenders are offering a line of credit on investment properties without some sort of catch. Investment properties are more risky in the underwriter's POV. You are more likely to default on them compared to your primary residence... Which is why it's generally easier to get a HELOC on a primary.

Fortunately there are lenders that offer a second mortgage on non owner occupied properties. The max CLTV is 85%, fixed for 10,15, and 30 years.

 Thank you so much @Erik Estrada

Do you happen to know off hand who those lenders are? I would love to reach out and see what we can come up with. 

Also, if you have suggestions on a better way to tap into the equity of those homes, I am all ears! 

Post: Portfolio Equity Lines of Credit

Lauren BreinerPosted
  • Nashville, TN
  • Posts 10
  • Votes 0
Quote from @Mason Jeffries:

Hi @Lauren Breiner,

So you want to place a LOC on your portfolio of rental properties?

HELOCs on investment properties have become ALMOST non-existent these days. If you had a ton of equity in your portfolio, than maybe you could convince someone but the reality is in todays market, no one wants to have a bunch of second position loans on their books. Which is why they suggested moving your first liens to their books as well. I don't know that I would call that common, but I understand the risk factor for the lenders.

I can look into this a bit for you and let you know if I find anything that may work for you.

What do you plan to use the funds for? There may be other alternatives.

 Hi @Mason Jeffries, thank you so much for your response! 

Yes, my goal is to do a portfolio LOC on all 3 of my investment properties to be able to tap into the equity. My goal is to use the funds for my next investment. This has not been identified, as I am trying to figure out the best way to procure the capital to do so. Open to any and all suggestions and would appreciate any guidance.

Post: Portfolio Equity Lines of Credit

Lauren BreinerPosted
  • Nashville, TN
  • Posts 10
  • Votes 0
Quote from @Luka Milicevic:

@Lauren Breiner

Just to be sure you're asking for a line of credit on an investment property? Or on a personal residence?

I have a first position heloc on my primary residence and had absolutely no issue getting one. I had a 2% introductory rate the first year which was amazing and then it adjusts to prime + whatever percentage you qualify for. 

You will have a much harder time getting one on investment properties. I've asked about them before and no lender would be willing to do it beyond an 80LTV, so you would really need some equity before they would even consider a LOC against an investment property.

I have never heard of a lender requiring, or requesting loans be moved under them. I have had many banks ask me for deposits in order to build a relationship in exchange for the loans they gave me. Usually when I use a portfolio lender, they automatically open a free checking account for me in hopes I move deposits to them. This has never been required, just always encouraged. 

When it comes to lenders, you have to talk to several before you find one that fits what you're looking for. You will hear a lot of no before you get to yes. My last refinance I about talked to every lender in the state before I found one that had the product I needed. 

We are also in a much different lending environment than we were just 6 months ago. What was being given out 6 months ago, might no longer be available. Lenders have really tightened up their standards at the moment and aren't nearly as generous anymore. 

 Thank you so much for this response, @Luka Milicevic

Yes, I am looking for a LOC on all 3 of my investment properties. All 3 have a decent amount of equity built up and 80% LTV is actually more than the last bank originally quoted me for prior to sending to underwriting (they quoted me 75%LTV - which would have been about a $480k LOC if I agreed to move all 3 notes to them. Which I do not want to do because my average interested rate on all 3 is 3.5%)

My goal ultimate goal is to free up the cash to find my next investment opportunity. I am open to creative solutions but this one seemed most attractive to me.  Any suggestions are welcomed- thanks again! 

Post: Portfolio Equity Lines of Credit

Lauren BreinerPosted
  • Nashville, TN
  • Posts 10
  • Votes 0

Hi BP crew!

I am a new-ish (4 properties total) real estate investor and am getting to a point in my portfolio where I am needing to start leveraging other lending options. I learned about a portfolio equity line of credit but was just recently declined by underwriting from a local bank. They mentioned the only way they would be willing to do a portfolio loan is if I moved all of my home loans under them. That being said, I am still very interested in getting this credit line, but would prefer not to move anything at this point if I don't have to. So, a couple of questions:

1. Is it common for banks to request movement of existing loans to be able to be able to accomplish portfolio lines of credit?

2. I am local to the Nashville, TN area and was wondering if anyone knew of any lenders (local or non-local) who would does portfolio lines?

Thank you all in advance and am looking forward to learning from you guys!

Post: Portfolio Equity Lines of Credit

Lauren BreinerPosted
  • Nashville, TN
  • Posts 10
  • Votes 0

Hi BP crew! 

I am a new-ish (4 properties total) real estate investor and am getting to a point in my portfolio where I am needing to start leveraging other lending options. I learned about a portfolio equity line of credit but was just recently declined by underwriting from a local bank. They mentioned the only way they would be willing to do a portfolio loan is if I moved all of my home loans under them. That being said, I am still very interested in getting this credit line, but would prefer not to move anything at this point if I don't have to. So, a couple of questions: 

1. Is it common for banks to request movement of existing loans to be able to be able to accomplish portfolio lines of credit? 

2. I am local to the Nashville, TN area and was wondering if anyone knew of any lenders (local or non-local) who would does portfolio lines? 

Thank you all in advance and am looking forward to learning from you guys!