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90% Stated Documentation Investor Option ARM
Though many banks have had this program, not many keep it. It seems to move through lenders frequently or only stays with the banks that portfolio (keep and service) their own loans. It is a niche program that only 15 banks have at any given time due to it's aggressive flexibility. It is the perfect loan program for the savvy investor who understands leverage, differed interest and appreciation. At IPL we keep up to date on the changes surrounding this program and establish relationships with the lenders who offer it, due to the power it gives our clients and ourselves.
90% Investor Equity Lines
Many of our new clients find that they were unaware of particular loan products that we use frequently. One of those is 90%, stated documentation, Option ARMs and equity lines.
100% Investment Property Financing
100% Investor financing does exist but is many times difficult to achieve using conventional lending. The best way to typically do this is using a Creative Financing method, rather then conventional programs. Using Creative Financing, it becomes a very realistic and reasonable option to buy a property with little or no money down if the mortgage broker and borrower work together prior to the purchase contract signing.
40 Year Terms
We have 40 year terms available for the investor. This aspect of a loan is sometimes a deciding factor as to whether or not an investment property will cash flow. It is a very powerful way to reduce the monthly payment. The investor who uses the principle of holding as many appreciating properties as possible seeks out this niche program due to this. On a $300,000 property, the difference in payment can be as much as $250 per month. That difference over many properties can equate to thousands of dollars in cash flow monthly.
Investors who own more then 10 properties
We seek out the programs that allow investors to own more then 10 properties. A large percentage of banks have a very limited number of programs for investors that own over 10 properties. We have relationships with these banks, as most of our clients need this option now, or will in the future. Having a loan program that not only allows over 10 properties, but that is still flexible, is essential to the investor's continued optimal financing.
No Seasoning of Value
No Seasoning is when a bank allows an investor to buy a property below value, then refinance using the higher appraised value. For example, if someone buys a foreclosure for $200,000, but the property is worth $300,000, many banks won't use the $300,000 as the value unless the investor has owned it for over a year. A niche program is when the bank only uses the appraised value, thus giving the investor access to the $100,000 in equity he achieved in the purchase sooner then the 12 months. At IPL, we are constantly leveraging and seek to put the properties into the best long term programs. To do so, we must always be able to use the appraised value and seek out these niche programs that allow for that as much as possible.
Flexible Income Verification
Investors who own many properties often can't qualify by providing their W2's and Tax returns due to debt-to-income limitations. At IPL we have flexible documentation types that are essential to real estate investors. We strive to stay up to date on the lenders that allow for programs that don't require the standard documentation needed, but that still have the other aspects of a program that the investor needs.
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