Plenty of well-positioned restaurants with great food and great service have failed just because they didn't get enough traction before the promoters ran out of money.If you buy multifamily real estate, however, you're buying an existing income stream.

Below is what you need to know that underwriting and programs guidelines don't tell you when considering a 223(f) apartment loan.AdvantagesHighest LTV in the marketEliminate refinance and interest rate risk with fixed rate terms up to 35 yearsLow fixed rates based on GNMA securitiesNon-recourse and assumable - makes for a great exit strategy especially in a rising rate environmentNo defined financial capacity requirementsNo geographic restrictionsNo minimum population requirementsSupplemental financing availableDisadvantagesLonger processing times - 120 days at a minimum (6-9 months is typical)Higher fees - HUD and FHA fees add to the overall cost of the loanMortgage Insurance Premiums (MIP) - Initial and annual premiumsAnnual audited operating statements requiredReplacement reserve escrows requiredHUD property inspections requiredOwner distribution restrictions and Cash out restrictions 2x a yearProperty condition is important to HUD, both during initial underwriting and over the life of the loan.

The numbers look good:Location: Broadway HouseNumber of Units: 1Rent: $1,350.00 Square Feet: 1,666 Upfront Costs:Cost per Unit $95,000.00 Price: $80,000.00 Cost per Square Foot: $57.02 Cap Improvements & Repairs: $15,000.00Cash on Cash Return:19.84%Total: $95,000.00 Debt Coverage: [minimum 1.6] 1.78 20%Down: $19,000.00Capitalization Rate (ROI)9.05%Current Assessed Value: $29,666.00 Loan Amount: $76,000.00 Net Cash Flow per month: $314.08 Interest: 4.88%Net Cash Flow per month per unit: $314.08 Term (yrs): 30Total Rent/Month: $1,350 GROSS SCHEDULED RENTAL INCOME: $16,200.00 Less: Total Annual Debt Service: $(4,826.40)Less: Operating Expenses: $(6,470.63)Less: Vacancy and Credit Losses (7%): $(1,134.00)NET CASH FLOW: 3,769 NET OPERATING INCOME - (NOI): 8,595 INTEREST: 3,680 DEPRECIATION: 3,455 NET INCOME: 1,461 Property Insurance: $1,000.00 Property Management (10%): $1,620.00 Placement Fee(30%): $405.00 Real Estate Taxes (5.06179%) $1,501.63 Repairs and Maintenance (12%) $1,944.00 Services: Snow Removal: 720 Utilities: Electricity: N/A Gas and Oil: N/A Sewer and Water: $30.00/mo Other

Try and get one that has experienced service techs aswell.

Your ARV LTV is between 60-65%, which is bread and butter to most lenders also.Talk with many lenders and find one that matches well with what your strong points are (credit score, potentially income, potentially reserves), that you believe you can work well with (responsive, knowledgeable), and that has some experience to complement your lack of experience.

Over 27 years for example you are likely to need to cover over 75K+ in expenses, whereas at 5% of receipts and 3% rent growth rate starting at 900/mo you're only likely to reserve 20K....so your reserves should be closer to 20%.

This comes from the tax professional, owner of a tax service franchise, for whom I work: "All legal expenses for a business are tax deductible as business expenses."

Then use a web based application taking service like rentmarketplace dot com to take applications and do credit check.Read in the landlording forums on how to screen, write your ad (besure to put your written requirements at the bottom of your ad so applicants know before they call).In time you may decide to turn over management to a property manager, or an agent.  

I have bought a house in the city of Philadelphia July 2016, the recording happened on that time and it has been a year so far , I was selling the property but the buyer insisted on using certain title company which made all things complicated and asked about the notices were sent by the sheriff's office to the old owner, which I never had or received or even sent to me that the Sherrif's send a notice to the old owner.Philadelphia county law said if it is a vacant property the redemption period is nothing ( this property was vacant for 10 years) if the property was occupied it is 9 months from the sale ( usually becomes a year with the recording time ), which already also elapsed, the title company who was closing the deal refused closing and asked me to do A quiet title action or lawsuit , so the old owner or his hires won't have any rights or legally won't have any rights in the property, then I was about to file that but the City officials who are responsible for the court process advised me that this case will be complicated because I will have to find that old owner who does not have any rights legally now already and service him the court case or his hires if he is dead.I am seeking your advice on the matter, and if you know any title company that is aware of the right laws and will to close for me this deal with any buyer please help me Ehab T.

How do you protect yourself and provide great and quick service to an investor?