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Saturday, November 29 2014

After sending out the email about the bond program earlier this week, I've been getting flooded with emails from students who, apparently, are "thrown" by the term "100% Bond Funding Program" and think it has to do with bonds.
 
The term "bond" isn't really what it is when it comes to this 100% LTV funding program. If you take the word "bond" out of it, you'll be less confused.
 
The way I understand this program to be is that the funds are raised through a variety of different investors and thrown in a "pot."  This "pot" for the investors becomes some type of bond that they derive a financial benefit from (in the form of derivatives or drips).  Just like anyone who would buy into a bond or mutual fund, you would gain (ideally) a financial benefit from your buy-in as the asset (or program) makes money.
 
This bond program runs much the same way.
 
But it doesn't really pertain to you what happens with the investors on the back end because you don't handle any of these responsibilities.  The liaison (or the company providing this 100% LTV opportunity to real estate investors like you) deals with the intricacies of how their back end investors are paid. 
 
You, the real estate investor, just has to find a rock solid cash flowing piece of real estate that exceeds the $1 million required price point...and that's about it.
 
Please note that when working the numbers on my CFE (and if you don't have it, you can download it at www.monicamain.com/cfe) for your piece of property, you'll have to do things a little differently.
 
The default is for an 80/20 deal (80% LTV conventional loan and 20% cash down) which is the standard in this business.
 
However, since you are getting the 100% LTV, you'll have to make this change in the "financing" section of the CFE (in the top 1/3 of the "cash flow evaluator" tab).  Further, make sure you put the interest at 10% (even though that's probably higher than what you'll actually get) just to make sure your deal still cash flows when it's all said and done.
 
Finally, under the loan points section (above "financing") you'll see a line that says loan points.  The tricky part of all this is that the points are rolled into the deal or the loan.  So, you'll actually have to add the points somewhere else on the spreadsheet; the best way to do this is to "zero out" the loan points and ADD 10% to the purchase price of the property, since this is how it will look in reality.  (Unless you're coming out of pocket with the loan points as you do in most cases, you can't add the loan points in the regular section of the CFE as you would do for other deals.)
 
Once you make these minor changes to the CFE, you should then see if you still have (1) a strong cash flow, (2) a DCR exceeding 1.2, and (3) ideally a CAP that is at least 8% or higher.
 
By the way, now wouldn't be the time to get into a deal that is severely under-managed or under-performing because the numbers just won't work out right.  Never walk into a deal where you have no cash flow or, worse yet, a negative cash flow.  With these higher interest percentages and a rolled in 10% on the loan points, you'll have to make sure you are looking at a property that has a high occupancy level (over 90%) to make this work.
 
Also, what you lose on the 10% in rolled-in loan fees, negotiate with the seller of the property to chisel that 10% off the asking price which you'll be able to do 99% of the time anyway.  (Most sellers list their property for more than they know they can get due to every buyer wanting to negotiate lower: this is always how real estate has been.  List higher, expect a lower sale price.)
 
For more information on how you can get in on this 100% LTV program, click on this link now:  http://www.monicamain.com/detroit_seminar_videos_2014
 
See you at the top!
 
Your mentor,
 
Monica Main
www.MonicaMain.com
 

Posted by: Monica Main AT 11:21 am   |  Permalink   |  Email
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