Freddie Mac Small Balance Loan (Dauphin County, PA)Loan Purpose: Permanent Financing (Refi & Acquisition)Loan Proceeds: $1,000,000 - $7,500,000Loan Sizing: 70-75% LTV; 1.30x DCR (Small Market) Amortization: 30 YearsLoan Term: 5-10 Year Term (Fixed), 10 or 20 Years (Hybrid ARM)IO Term: Partial Term IO (70-75% LTV; 1.30x DCR); Full Term IO (60% LTV; 1.45x DCR)(Small)Rate Types: Fixed & Hybrid ARMRate (Est): 6.10%-6.60% (Assumes Mission Driven)Rate Lock: Rate Lock @ ApplicationNon-Recourse: Non-Recourse w/ “Bad Boy” CarveoutsPrepayment: Standard - Greater of YM or 1.00%Flexible Prepay: Flexible Options – Stepdown & Extended Open/Par PeriodsRate Buydowns: Yes – Rate Buydowns Available Up to 2.00%Assumable: Yes – Assumable LoanCash Out Refi: Yes – Cash Out Refi OKFannie Mae Small Loan (Dauphin County, PA)Loan Purpose: Permanent Financing (Refi & Acquisition) Loan Proceeds: $1,000,000 - $9,000,000Loan Sizing: 80% LTV; 1.25x DCR (Nationwide Market)Amortization: 30 YearsLoan Term: 5-30 Year TermIO Term (PTIO): Partial Term IO @ 80% LTV; 1.25x DCR IO Term (FTIO): Full Term IO @ 65% LTV; 1.35x DCR Rate Type: Fixed RateRate Lock: Rate Lock @ Loan CommitmentRate Structure: Treasury Yield + SpreadRate (Est.): 6.50%-6.75% (Assumes Mission Driven)Non-Recourse: Non-Recourse w/ “Bad Boy” CarveoutsPrepayment: Yield Maintenance; 1.00%; 3 Mos Open @ ParFlexible Prepay: Flexible Prepayment Options Available Escrows: Taxes, Insurance, Replacement ReservesRate Buydowns: Yes - Rate Buydowns Available Up to (1.25%-2.00%)Assumable: Yes – Assumable Loan Cash Out Refi: Yes – Cash Out Refi OK

What are my next steps I should take as the property owner prior to court proceedings? 

At closing:The homeowner deeds the property to the straw borrower, relying on the false promises made by the ‘investor’All proceeds are used to pay off the defaulted loanThe homeowner walks away with nothingThe 'investor' pockets the equity and runsThe straw borrower defaults on the loanThe homeowner is evicted, loses the house and all equityThere are many variations of a foreclosure rescue scheme.

If there's enough equity, you may be able to do a cash out refinance and use those cash proceeds to buy her out & change vested title in a LLC you only own.

Had the proceeds from my previous sold property.

Please - do this today: Send her a Notice To Quit for Non-Payment of Rent; you will need to send this to her via USPS with proof of delivery required so you can use it in any legal proceeding.

You can't actually pay it off directly because they've been securitized, and the people who invested in those securities did so because of the specific certainty of the payment schedule.What you do in a defeasance is use the proceeds of the sale or the funds from your new lender to purchase treasury bonds that are packaged to make the exact payment amounts and timings on the remaining term of the loan, and then assign those bonds to your old lender.

A standard 1031 exchange requires that the same entity selling the property also acquires the replacement property, which becomes challenging when proceeds are split between partners.Potential Strategy: "Drop and Swap"One approach is the "Drop and Swap" method:- Convert Ownership: Before the sale, the LLC distributes the property to the partners, converting joint ownership into individual tenants-in-common (TIC) interests.- Individual 1031 Exchanges: Each partner can then independently conduct a 1031 exchange with their share, deferring capital gains taxes by reinvesting in like-kind properties.Considerations:- Timing: The IRS may scrutinize transactions where the "drop" (distribution) and "swap" (exchange) occur in quick succession.

For seller financing deals, I show sellers the interest earned over the life of the loan and total proceeds from the sale. 

I live out of state and need to cash out to use sale proceeds for another property.