Short Sale and Keep Your Income Producing Property

Short Sale Multifamily Property

Your rate is high, you may be facing foreclosure. Your lender will not work out a new plan to reduce your payments. Today there is a way out to reduce your payments make money with positive cash flow and keep your property. It is a short sale!

That does not make sense you may say. If you sell your property for less than you owe your current mortgage company, you no longer own the property. You sold it.

This is true.

Next if you sold it how can you receive a positive cash flow on property you just sold?

Sale Lease Back

There are companies that will buy your home from the bank if the bank is willing to negotiate a reduced price no more than 60% of the market value. The hedge fund will by at from you with the bank accepting less than what is owed to them. This is called a short sale. The company will then allow you to lease back your income producing commercial real estate based on the lower price than they paid for it. This allows you to have lower payments and profit from the increased cash flow. Though you no longer own the property the hedge fund will execute a lease back agreement that gives you the option to purchase the property within 10 years based on the value you originally owed on the property. This is a win – win win proposition.

Win Win Win

The bank wins even though they accepted less money than what was owed to them because they got a non performing asset off of their books. Too many non performing assets reduce the value of the bank and the value of its stock, increases regulatory activities and causes to have more assets in reserve than they would otherwise be required to. There is also no telling the cost to foreclose and maintain the property before it is actually sold.

The hedge fund wins as they purchase an income producing commercial property far  below value. The asset produces enough income to easily provide a good return on its investment. The sale lease back puts free management in place and a promised appreciated return on their investment of at least 60%.

The property owner wins because they are losing the property to foreclosure and the property is currently not generating the income to sustain the current mortgage. Now they can receive a positive cash flow based on much lower financing payments. Otherwise the owner would lose all rights to the property and no income. The sale lease back arrangement allows the property owner to regain ownership in 5 to 10 years.

Finally

This short sale / sale leaseback program for income producing commercial real estate is a good opportunity for real estate investors to keep their property and increase their profitability even after a short sale transaction.

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Commercial Hard Money Loans and The Short Sale

Commercial Hard Money Loans

The Essence of the commercial real estate hard money loan (HML) is based on the fact that they are short term loans for real estate investors to purchase and or rehab investment property that has substantial real equity. Commercial Real Estate Investors can make lots of money investing in properties using a hard money loan. For traditional financing the value of the property is the lesser of the purchase price or the appraised value. This definition does not account for distressed property which may be sold below market value and thus has real equity when compared to similar properties. This definition works for traditional lending as the best definition of value. It is impossible to determine future value of property that may not be in good condition or may have other appraisal value issues that may stop the property from being sold on the to a traditional consumer instead of an investor. There are greater risks inherent in a property that needs to be renovated and does not meet its highest or best use.

Invest with Hard Money Loans

The HML or bridge loans are only made to real estate investors on commercial and residential properties that will only be used by the investor as an investment (not owner occupied) property. This is to keep in line with the laws of usury and predatory lending. To charge higher fees and interest rates to consumers is illegal. Real Estate Investing is a business. Businesses are should know enough to determine the risk and reward of an investment and therefore have no “consumer protection” like predatory lending. Business owners can determine which course of financing they would pursue and if the cost are justified by the potential reward. I would never finance my home or suggest anyone to do so using a HML. There are situations I would invest in a short sale property that I can purchase at 30% to 50% below the true market value even if it costs me 10% in fees and double the normal interest rate. So even assuming this adds 15% to the costs I would still be way ahead when I refinance or sell the property.

Lending Institutions

Many financial institutions are willing to accept less than what is owed them on the sale of properties they have lent money on to avoid having another none preforming asset being added to their books. Non performing assets mean that a bank will be judged by federal regulators as making bad loans. This puts them at risks of takeover or just reduces their rating as a prudent bank. Banks are not in the real estate management or RE sales business. Therefore, there is a limit to the number of RE properties they can own or manage. All these are reasons to accept less (accept a short sale) versus accept nothing and carry another none performing asset on the balance sheet. This is neither good to regulators or shareholders as it drives the value of the financial institution down.

Another reason banks accept short sales is that if they have to foreclose on a property that adds maintenance, Realtor and legal costs while the market value of a property reduces greatly when the occupant is evicted and the building sits vacant. So who can say the reduced amount the bank accepts as a short sale would not ultimately be more than they may have otherwise gotten off of a deal via foreclosure and the vacancy of a property.

Commercial Bridge Loans and The Short Sale.

These reasons the door for investors to purchase commercial real estate below market value employing the short sale and use hard money loans to finance these deals is wide open. The real estate investors will have the benefit of putting little or no money down and even get funds to rehabilitate the building to make them more saleable or qualify for conventional refinancing once stabilized. To properly employ creative financing, hard money lenders and other strategies to purchase commercial investment properties seek the advice of competent, experienced and creative lenders with integrity.

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