5 min read
Fix-and-Flip Financing: What is Gap Funding?
If you’re a house flipper already approved for a hard money first mortgage, but need a second mortgage to cover down...
If you’re a business owner, real estate investor, or both, you've probably experienced inconvenient challenges when applying for self-employed mortgage loans during the past decade. It’s not an easy process. Mortgage market lending favors wage-earners receiving a W2 over business owners, entrepreneurs, or active real estate investors.
At First Capital Trust Deeds (FCTD), our clients are self-employed real estate professionals – builders, house flippers, landlords, land developers, and real estate agents/investors – along with business owners and entrepreneurs in medicine, law, entertainment, marketing, franchising and more. These borrowers usually come to FCTD for hard money loans for their latest project and over time, return for long-term financing on their primary or second homes, and investment properties. Self-employed real estate investors are our niche in the mortgage industry.
This article will cover what you need to know about self-employed mortgage loans, including:
FCTD has originated mortgages for real estate investors since its founding in 2013, with an emphasis on hard money lending for investment projects. But, over the years, self-employed and real estate investor borrowers have additional financing needs for new projects, such as loans for their primary residence or vacation home.
Below is a sample of the self-employed and real estate investors that FCTD frequently works with to secure a variety of mortgage programs:
We’ve been fortunate over the past decade to work with so many borrowers with unique situations and backgrounds. Over the years, we've dealt with almost every situation imaginable. Our self-employed clients trust our ability to navigate the mortgage market and find financing solutions for situations that may require extra insight and attention.
Next, I’ll cover the most common challenges they face when applying for financing.
Self-employed borrowers and real estate investors often encounter roadblocks to financing their primary residence, an investment property, or multiple investment properties.
Below are some of the most notable challenges FCTD has worked through with borrowers and lenders to obtain financing:
Mortgages for real estate investors come in a wide variety of programs from various lenders. As a mortgage broker, FCTD has access to many lenders, but we often place loans with a core group of 10-20 institutional and hard money lenders.
Below are the different types of lenders and programs we facilitate for self-employed borrowers and real estate investors:
They’re called conforming loans because they must conform to Fannie and Freddie’s standards: loan amounts up to $726,200, or $1,089,300 in high-cost locations; 43% debt ratio against W2 or self-employed income; two months in reserves, and more.
Conforming loans are the most competitively priced loans on the market because they’re offered by nearly every traditional lender, who can sell them to the U.S. government-backed Fannie and Freddie.
If self-employed borrowers and real estate investors show enough income, a conforming loan is the best option. However, as I noted above, it’s not always possible due to the realities of being in business or a real estate investor.
NonQM loans are a great resource for the self-employed and real estate investors. There are plenty of mortgage programs for real estate investors who lack easy-to-calculate income or whose tax deductions reduce their AGI to a very low number.
Let’s look at some of the most common NonQM loans.
I mostly use bank statement loans for business owners with significant deductions, solo practitioner attorneys, house flippers, and home builders with large deposits from sales.
Most of the bank statement loans I facilitate are 12-month business bank statement programs. The lender calculates the gross deposits minus the expense factor to come to the personal income.
Expense factors vary by industry. A home builder and house flipper would have an expense factor of 50-60%, whereas an attorney working from a home office would only have a 15% expense factor. A builder with $1 million of revenue would result in $400,000 in personal income – whereas an attorney with $1 million would have $850,000.
Asset depletion loans have been around for five or six years, and are an important solution for investors who aren’t generating a monthly or quarterly income.
It works by the lender qualifying the borrower based on their FICO scores, Loan-To-Value (LTV), and their amount of liquid assets, whether in a bank or investment account.
NonQM lenders calculate asset depletion loans in two different ways:
I originate many DSCR loans for investors with one or more residential rental properties. I mentioned above that Fannie and Freddie only allow 10 financed properties. NonQM lenders, however, allow a borrower to have 40-50 or more financed residential properties. Most NonQM lenders will limit their loan exposure to one borrower at 15 or 20 loans. When interest rates were really low in 2020-2021, we did 20 loans with one lender and 20 loans with another to spread out the exposure.
DSCR loans are underwritten using LTV, FICO score, and gross rental income against the carrying costs of the property (mortgage, taxes, insurance, HOA). NonQM lenders qualify based on personal income taxes, which benefits real estate investors with many properties who often have minimal or negative AGI on their personal income taxes.
I dealt with a situation where a traditional mortgage loan officer had 20 rental properties and was building two separate 11-unit apartments. They had a hard money loan on their primary residence, and the balloon payment was coming due. Because of tax deductions, their AGI was negative, disqualifying them from a jumbo mortgage.
NonQM lenders have W2 and paystub programs where the lender qualifies the borrower only on the two most recent paystubs and past two years’ W2s. They don’t require personal income tax returns, which in this case would have led to a quick loan denial.
Some NonQM lenders offer stated income loans for primary residences and second homes. I see stated income loans mostly used for short-term bridge loans to buy a new home before the previous home sells, or for real estate investors with highly-fluctuating year-to-year income, depending on when projects sell.
Banks often offer portfolio loans to self-employed borrowers and real estate investors with hard-to-calculate or fluctuating year-to-year income. To obtain a mortgage, banks will often require the borrower to establish a depository relationship at the bank. A loan condition would be a minimum deposit amount with the bank for the life of the loan.
FCTD originated several bank portfolio loans for primary residences, second homes, and rental properties where borrowers had to open a deposit account after the loan was approved or from cash-out proceeds from the loan.
Most portfolio loans have 5, 7, or 10-year terms, which can either be interest-only or fully amortizing payments.
From the start, FCTD’s primary focus has been hard money lending. We’ve originated over $2 billion in hard money loans, and our experience has made us a reliable partner to investors who use us time and again to find the right funding for their next project – or even a personal property. We work primarily with business owners and real estate investors, offering the following programs:
Self-employed business owners and real estate investors can find that their business decisions can impact their personal finances, sometimes landing them in the sticky spot of not qualifying for a traditional mortgage for their home or rental properties. The standards to meet a conforming loan can be out-of-reach for those with low-to-negative income on their W2’s, too many residential property loans, and a variety of other financial circumstances. The good news is that alternative financing options – from NonQM, bank portfolio or hard money loans – are all designed to help investors purchase personal property despite these obstacles.
Reach out to us today at FCTD to learn more about self-employed mortgage loans available to you.
Aug 30, 2022 by Ted Spradlin
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Disclaimer: Information, rates, and pricing are subject to change without prior notice. All loans subject to borrowers and underlying collateral meeting First Capital Trust Deeds’ and/or assigns then-current underwriting criteria. Other restrictions apply.