All Forum Posts by: Phil Avery

Welcome to the BP community! I'm a local investor and Realtor®. I specialize in Luxury Homes, Commercial properties, and investment properties. Always willing to help if needed. 

 Excellent, just messaged you!

Check out New Western, they are pretty active throughout Houston for Wholesaling. 

Hello All,

I came across an 80-unit apt complex in Houston. 10% Cap, and currently already cash flowing with more room for value add. 

This is too big of a deal for me to take down, I'd like to either raise capital or pass along for referral fee.

If anyone is interested in helping get the deal done, let me know! 

Hey Jared, Thanks for sharing your insights. I agree with you. I will most likely have to find a way to fund the policy myself. Which is fine. I've been saving towards this initiative. I was trying to fast-track this strategy as I was getting tired watching several RE deals pass me by. 

I think I will alter my strategy a bit and just work within the scope of traditional deals. At least that will allow me to take action now, while working towards funding this policy. 

 Thanks for chiming in. While I am aware of hard money being at 12%, I was not aware of the additional 3-5 points on top. Thanks for sharing. I''ll continue to revise accordingly. 

Thanks for chiming in. 

I agree with the challenge of finding a lender who is familiar with IUL. That seems to be the biggest deterrent when it comes to speaking with lenders. I have a good amount of lenders willing to lend on real estate projects themselves, but not comfortable with the aspect of the policy being in place. I think its due to it not being a common investing approach. 

Hello Everyone, 

I am in the process of exploring a unique investment strategy and am seeking a loan of $150,000 at an interest rate ranging between 8-12% for a period of 5 years. My preference is for an interest-only loan, although I am open to an amortized payment schedule as well.

Purpose of the Loan:
The primary utilization of these funds would be to capitalize an Index Universal Life (IUL) Policy. The IUL Policy is intended to act as a revolving line of credit that will enable me to acquire real estate properties.

Security & Safeguards:
To secure the lender's interest, they would be named the primary beneficiary on the IUL policy. Additionally, the lender would carry a second-position lien on any properties acquired using this line of credit.

I would greatly appreciate any insights, recommendations, or potential challenges you might foresee with this structure.

Thank you for taking the time to read my post, and I look forward to your valuable feedback.

Best regards,

 Thanks!! That actually helped a lot. I think I have a good handle on this now. Thanks again!