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All Forum Posts by: Lena Wang

Lena Wang has started 11 posts and replied 40 times.

Post: Forced appreciation

Lena WangPosted
  • Investor
  • San Mateo, CA
  • Posts 55
  • Votes 12

Hi, so does forced appreciation only work on 5+ units since even r4 is considered residential and so it will use comparable sales even if you do forced appreciation on it? 5+ is considered commercial thus value is dependent on noi. When you increase noi the value goes up. It's much easier to see and able for banks etc to calculate this easier to refi and sell at the higher value. 

Therefore if I want to utilize forced appreciation, then it's better if I buy 5+properties. Am I analyzing it correctly?

Post: CA South/East Bay area: Need a FHA lender

Lena WangPosted
  • Investor
  • San Mateo, CA
  • Posts 55
  • Votes 12

@arlen chou: yes I am working with him currently. I placed this add before connecting with him

Post: BRRRR or using private lending WITHOUT w2?

Lena WangPosted
  • Investor
  • San Mateo, CA
  • Posts 55
  • Votes 12

@Avi Garg Ok ic thanks. yea a non recourse loan is probably what the CRE lenders use mostly then because the criteria is usually based on how strong the deal is.

From all the posts on here by CRE lenders/brokers, 90 percent of them have said that they overlook w2's. So i'm sure if you search/post an ad for CRE lenders on here, you'll find some that don't look at w2's

Post: BRRRR or using private lending WITHOUT w2?

Lena WangPosted
  • Investor
  • San Mateo, CA
  • Posts 55
  • Votes 12

@Avi Garg

Actually many posters are saying that for commercial lost of lenders are willing to overlook w2, or make it a less issue if the property produces good income, ie, has tenants in them already. Meaning that if the actual deal has strong earning potential, etc. 

@Andrew Postell thanks for your answers

Post: BRRRR or using private lending WITHOUT w2?

Lena WangPosted
  • Investor
  • San Mateo, CA
  • Posts 55
  • Votes 12

@Avi Garg 

1. what is a non-recourse loan? 

2. I was told that B(buy with your own cash or private lender with high interest) R(rehab) R(rent) R(refi through conventional loan, which will look at W2..) R(repeat). So given this definition, don't I need a w2 at least in the beginning to refi to get rid of the high interest rate from private lenders?

Post: BRRRR or using private lending WITHOUT w2?

Lena WangPosted
  • Investor
  • San Mateo, CA
  • Posts 55
  • Votes 12

Hi, I have a W2 right now, but plan to quit w2 for life asap. I have a plan to acquire 1-2 4plexes while on my W2, then moving on to Commercial or use BRRRR.

I have some questions: 

1. I understand that for commercial real estate investing, lending banks don't really look at w2, is that the overall experience? So I would be able to get away with not having a w2?

2. If I were to do BRRRR down the line on a 4plex, assuming I have the cash, but NOT a w2, how would I do the refinance part without the W2?

3. Same scenario above, but if it's commercial, let's say a 10plex, for the refinancing the bank would look at it as a commercial and thus I would not need a w2, correct? 

4. For private lenders, do they need to look at my w2? Are there any lenders who don't need to look at your w2? 

FYI: Assume a credit score of above 740, no bankruptcy. 

Post: BRRRR without proof of income?

Lena WangPosted
  • Investor
  • San Mateo, CA
  • Posts 55
  • Votes 12

Hi, Just read your post on BRRRR without W2 income. I wanted to follow up to see if you have solved your problem? if so, what did you do? What is the outcome now? I may be facing a similar problem down the road. Thanks!

Post: CA South/East Bay area: Need a FHA lender

Lena WangPosted
  • Investor
  • San Mateo, CA
  • Posts 55
  • Votes 12

Hi, looking for a lender who is experienced in FHA loans.

Looking to buy in California: 4plex in South/east bay.

Please PM me. 

Post: SF Bay Area Economic & RE Update (Ongoing)

Lena WangPosted
  • Investor
  • San Mateo, CA
  • Posts 55
  • Votes 12
Originally posted by @J. Martin:
Originally posted by @J. Martin:

@Account Closed, @Andrey Y, Thank you for calling me out. 
I said this about a year ago. My perspective is very similar. (And fortunately, the data is consistent with what I was talking about a year ago I think ;)

**TRENDS ARE CHANGING**

As of May 2016 in my graph above, the CA unemployment rate stood at 5.2% and dropping. I specifically noted that the unemployment rate tended to revert before the last 3 recessions, not long after the unemployment rate hit or went below 5.0%. 

So where are we at today? 

Aug 2017: 5.1% unemployment rate in CA

15 months after the May 2016 data, we're almost back where we were then. How? After reaching a low of 4.7% - the same as the low of 4.7% last seen in the Dotcom Dec of 2000 - the unemployment rate (gasp!) went up again. This is consistent with my expectation from a year ago. If you look back above at the May 2016 data when I first said this, you don't see any upward spike. It was all pretty much downhill smooth sailing. I based my premise of reversion on history - not any rough patches then. Clearly something has changed in the trend since then. 

As Minh likes to say, history doesn't always repeat itself. But it rhymes. (And damn, sometimes it almost seems to sort of repeat itself too..)

Is there some sort of pattern here? Was I expecting that a year ago?  
Well, maybe I got lucky, but I think yes. I didn't get out a divining rod orouija board or anything. Just looked at it from a third grader point of view ;) There's some point it doesn't cross for long. Then you get one of those vertical grey lines a bit later.. 

I'm not necessarily saying that this first reversion to an increase in the CA unemployment rate in about 7 years (look at the 7yr steady decline) is going to cause a recession tomorrow. You can see that it usually bounces around or stays near the bottom for a while, then starts increasing consistently, resulting in a recession - then we "find out" (officially) we are/were in a recession 9-15 months later. There is some minor improvement in the labor force participation rate, but not enough to save all this. 

As we've seen from the 2005 - 2007 era, the govt, lending, and the marketplace can push the economy further than it's natural path should go. But it looks to me like the economy is telling us we've just gone past "as good as it gets." So I would hold by my original statement of 1-2 years.

I think there should be a recession starting in 2018, which would be officially identified by economists in 2019. Can it go further? Yes. Should it go further? Probably not. But the longer external stimuli try to force the economy beyond it's natural path, the more reckoning I think there will be in the next recession. 

San Francisco tells the same story.
Trends are changing. 

3.4% Unemployment rate for SF as of July 2017. 
Up from 2.9% in my graph above as of May 2016. 

Each cycle has a portion at the end where the years of trending improvements flatten out. And it looks like we're about there. 

What do you guys think? 
Am I crazy here? 
Do the graphs tell a story..? 

Hi @J. Martin: 

Thanks for this. Yea I mean what you are saying def makes sense and the graphs do tell the story and support your theory. But isn't there other factors in play here? Such as the rising of interest rates will tighten funds going into the market, and when banks loosen that grip, isn't that going to spur another round of buying frenzy? Also the bay area's economic status and it's potential should also effect one's decisions on whether or not to invest. 

Disclaimer: I'm by no means an economist or an experienced real estate data person. Just reading and learning at this point still. 

Post: SF Bay Area Economic & RE Update (Ongoing)

Lena WangPosted
  • Investor
  • San Mateo, CA
  • Posts 55
  • Votes 12
Originally posted by @Account Closed:

Oops, hit the "Post Reply" button too soon. Boom and bust cycles 

1984 - 1990

1995 - 2001

2002 - 2007

2012 - ???

Look at where we are with respect to Housing Affordability (HAI) Index in the core markets. Just remember that the HAI had no business of approaching 2006-2007 levels if it weren't for NINJA loans.

Rents in the prime SF housing market have soften. Look at the slope of the rent drop, not quite the same as the Tech 1.0 boom, but it's quite steep. Rents have also got soften in my San Jose market too. In hindsight, peak rents were summer 2015 for us. 

In conclusion, we're much closer to the top than the bottom. Investing is about risk and reward. Right now, the risk seems to outweigh the reward. Be greedy when others are fearful and fearful when everyone wants to be a real estate investor. 

Personally, I've been shifting my risk by paying-off my primary residence and other prime SFHs while refinancing my multi-family to at least a 10-year balloon or no balloon with agency loans, and raising liquidity and waiting for a better entry point. I believe 2020-2022 might present a better entry into the Bay Area markets compared to now, but what the heck do I know?

With respect to OOS investing, you'll have to pay me to invest OOS. ;)

1. What's OOS?

2. I agree with what you are saying. But if we go back to that saying: "Be greedy when others are fearful and fearful when everyone wants to be a real estate investor", then doesn't that mean that this is a decent time to buy? because everyone is fearful? 

3. I don't intend to buy in SF ever. I am looking at SJ, Milpitas, Fremont, Pleasanton, Hayward areas...Is my assumption that perhaps these markets are a better buy even now because these areas are much more forgiving/soft than the SF market worth considering?