Passive Impact: Real Estate Investing & Special Needs Housing
Welcome to "Passive Impact: Real Estate Investing & Special Needs Housing," where we explore how real estate investment can generate passive income while making a positive difference. Join host Robert Flowers as he shares strategies, success stories, and opportunities for investors looking to create financial stability and meaningful community impact.
Passive Impact: Real Estate Investing & Special Needs Housing
Creative Real Estate Financing: Innovative Strategies, REITs, and Syndication Insights
This episode explores various strategies for financing real estate investments, emphasizing creative methods beyond traditional bank loans. It covers FHA loans, hard money lending, private money lending, partnerships, seller financing, crowdfunding, REITs, and grants, providing valuable insights for both new and seasoned investors.
• Overview of traditional bank loans and their requirements
• Advantages of FHA loans for first-time buyers
• Quick access to capital through hard money loans
• The role of private money lending in real estate financing
• Benefits and strategies of partnerships and joint ventures
• Understanding real estate syndication and its appeal
• Custom financing through seller financing
• The crowdfunding revolution in real estate investment
• Introduction to REITs and their passive income potential
• Exploring community grants and subsidies for real estate projects
Welcome back to the Deep Dive. Today we're going to be diving into all the different ways you can finance real estate investments.
Speaker 2:Oh yeah.
Speaker 1:It's a lot more than just going to the bank and getting a loan. We're going to explore all kinds of creative strategies that you might not even know exist.
Speaker 2:Absolutely. It's a whole world out there.
Speaker 1:But first we've got to give a shout out to our sponsor, flowers and Associates Property Rentals. Yes, they offer free workshops and some really cool investment opportunities where you can get like up to 33% returns. Wow, yeah, you can invest like $1,000 and see some serious growth. That's incredible so if you're interested, check out their website Flowersandassociatesnet or give them a call at 901-621-3544. Awesome, now you know. Speaking of real estate, you might remember Robert Flatters from our episodes on special needs.
Speaker 2:Oh yeah, he was great.
Speaker 1:Well, he's also a real estate guru. He just released a new book called Real Estate Investment Strategies for Beginners the Basics of Property Rentals and Wholesaling. I saw that for beginners the basics of property rentals and wholesaling. I saw that it's available on Amazon and it's like the perfect guide for anyone who's just starting out in real estate.
Speaker 2:Yeah, Robert's really good at explaining things simply.
Speaker 1:Okay, so let's get into those financing strategies. I know a lot of people start with the traditional bank loans. What are the key things you should know about those?
Speaker 2:Well with traditional bank loans. They're great for long-term investments like rental properties or your own home, right. But you do need a good credit score and usually a 20% down payment 20%.
Speaker 1:That's a lot of money. Is there like any way around that, especially if you're a first-time buyer?
Speaker 2:Yeah, there are definitely some options. You could look into FHA loans. They're government-back backed and only require a 3.5 percent down payment.
Speaker 1:Oh wow, that's a huge difference 3.5 percent versus 20 percent.
Speaker 2:Exactly so. You know, it makes it a lot more accessible for first time buyers or people with maybe a little bit lower credit.
Speaker 1:That's awesome. Are there any like downsides to FHA loans?
Speaker 2:Well, usually you have to pay mortgage insurance, which adds a little bit to your monthly payment.
Speaker 1:Ah, I see.
Speaker 2:But you know, on the plus side you're able to buy a property with less cash up front.
Speaker 1:Right right.
Speaker 2:And here's something a lot of people don't realize you can actually use an FHA loan for multifamily properties up to four units. Wait really yeah, as long as you live in one of the units.
Speaker 1:Oh, that's interesting. So you could potentially live rent free while having tenants help pay your mortgage.
Speaker 2:Yeah, exactly, it's a great strategy for building equity and, you know, generating some passive income.
Speaker 1:That's pretty smart. So we've got traditional bank loans, we've got FHA loans. What if you need financing, like really quickly, or maybe your credit score isn't so great?
Speaker 2:Well then, we got to move away from the banks and into hard money loans.
Speaker 1:Hard money loans. That sounds a little intense.
Speaker 2:Yeah, it can be a little bit more risky, but it's definitely a lot faster.
Speaker 1:Okay, so what are they exactly?
Speaker 2:So with hard money loans you're usually dealing with private lenders, you know specialized companies and it's all about speed. You could get approved and funded in a week, sometimes even faster.
Speaker 1:A week. Yeah, that's crazy compared to the banks. Oh yeah, but there's got to be some downsides, right.
Speaker 2:Well, yeah, the interest rates are higher. You're looking at like 10, 15%, and the terms are shorter, you know, usually six to 24 months.
Speaker 1:So it's kind of like a short term bridge loan.
Speaker 2:Yeah, exactly.
Speaker 1:When would you like choose that over a traditional bank loan?
Speaker 2:Well, hard money loans are more focused on the property's value rather than your credit history. So let's say you find an amazing deal. You know a property that needs some work. You need to move quickly. That's when hard money can really come in handy.
Speaker 1:So you're not letting your credit score hold you back from a great opportunity.
Speaker 2:I like that Exactly.
Speaker 1:Now what if you don't want to go through a bank or even a private lender? Are there ways to finance real estate deals within your own like network of people?
Speaker 2:Oh for sure, there's something called private money lending. That's when you borrow from friends, family or even business associates.
Speaker 1:Oh, interesting, but that sounds a little risky too. Right, mixing money with personal relationships?
Speaker 2:Yeah, it definitely can be, which is why you have to treat it just like any other business deal. Clear communication, formal agreements, a solid repayment plan all of that is crucial.
Speaker 1:So setting clear boundaries from the beginning.
Speaker 2:Exactly what?
Speaker 1:are the advantages of going this route.
Speaker 2:Well, the great thing about private money lending is the flexibility. You can often negotiate terms and interest rates that work for both sides.
Speaker 1:That's cool.
Speaker 2:It's all about creating win-win scenarios. Plus, it can be a lifeline if you don't qualify for a traditional loan.
Speaker 1:Win-win scenarios. I like that. Speaking of collaboration, let's talk about partnerships and joint ventures. What are the benefits of teaming up with others in real estate?
Speaker 2:Oh, partnerships and joint ventures can be incredibly powerful. You're basically combining sources. You know, maybe one partner brings the capital, the other has experience with renovations or property management.
Speaker 1:So each person brings their strengths to the table.
Speaker 2:Exactly. By pooling your resources and skills, you can tackle bigger, more ambitious projects. Plus, you're spreading the risk.
Speaker 1:Oh, that makes sense. Less risk, more resources, bigger rewards. Sounds like a smart way to approach real estate.
Speaker 2:Absolutely.
Speaker 1:Now, where does real estate syndication fit into all of this?
Speaker 2:So syndication takes collaboration to the next level. You have a lead investor called the syndicator, who finds a promising project you know, puts together the investment plan and manages the property.
Speaker 1:So they're like the captain of the ship.
Speaker 2:Exactly. And then they bring in other investors who contribute capital and in return get a share of the profits.
Speaker 1:So you can get involved in, like larger projects, maybe commercial properties or apartment complexes, without having to do everything yourself.
Speaker 2:Yeah, that's the main draw. It lets investors diversify their portfolios and get into deals they wouldn't normally have access to.
Speaker 1:But I imagine it takes a certain kind of person to be a successful syndicator. Right, Definitely.
Speaker 2:You need a proven track record, a strong vision and excellent communication skills. It's all about building trust and showcasing your expertise to attract those investors.
Speaker 1:OK, so we've talked about bank loans, partnerships, syndications. What about some of those like more creative financing strategies? What if you don't qualify for a traditional loan or just want to, you know, try something different?
Speaker 2:Well, there's always seller financing. That can be a really interesting option for both sides of the deal.
Speaker 1:Seller financing. So the seller is kind of acting like the bank right.
Speaker 2:Exactly.
Speaker 1:I've heard about it, but how does that actually work?
Speaker 2:Basically, the buyer and seller just agree on the terms of the loan, you know the purchase price, interest rate, repayment schedule, all that stuff.
Speaker 1:So it's like a custom-made loan.
Speaker 2:Pretty much and it can be a win-win Like maybe the seller's having trouble finding a buyer the traditional way, so they're more open to financing and for the buyer it could be a way to get into a property even with, you know, less than perfect credit or not a huge down payment.
Speaker 1:Oh, that's pretty cool, yeah, so both sides can benefit. What about lease options. I know those are popular, but I've never really understood how they work.
Speaker 2:Yeah, lease options or rent to own. It's kind of like a hybrid between renting and buying. You're basically securing the property with the option to buy it later.
Speaker 1:Okay, walk me through that. How does it work?
Speaker 2:So typically you'd pay an upfront option fee to the seller which gives you the right to buy the property at a set price within a certain time frame and then get. This part of your monthly rent might actually go towards your down payment if you decide to buy oh wow.
Speaker 1:So you're kind of locking in a purchase price and building equity at the same time.
Speaker 2:Exactly, and it gives you time to maybe improve your credit or save up for a bigger down payment.
Speaker 1:That's pretty smart. Are there any like catches?
Speaker 2:Well, the main thing is, if you decide not to buy at the end of the lease, you lose that option fee and any rent credits you've built up.
Speaker 1:Ah, so you got to be sure you really want the property.
Speaker 2:Yeah, exactly, it's not something to jump into lightly.
Speaker 1:Okay, so let's talk about crowdfunding. That's something that's like really blown up in recent years.
Speaker 2:Oh yeah, it's completely changed the game for real estate investing.
Speaker 1:But how does it actually work? Do you just like post your project online and hope people throw money at it?
Speaker 2:Do you just like post your project online and hope people throw money at it. It's a little more organized than that. There are these online platforms like Fundrise and Realty Mogul that connect real estate developers with investors.
Speaker 1:Right.
Speaker 2:And they do all the due diligence you know vetting the projects, managing the investments and all that.
Speaker 1:So it adds some legitimacy, especially if you're a new investor. Definitely so. Could you like invest in a huge, multimmillion dollar project with just a few thousand bucks?
Speaker 2:Absolutely. That's the beauty of crowdfunding You're pooling your resources with other investors, which reduces your individual risk, and you get access to these like potentially high return opportunities that you wouldn't have been able to touch before.
Speaker 1:That's really cool. It's like dipping your toes into all these different types of projects without needing a ton of cash up front.
Speaker 2:Exactly.
Speaker 1:Now what about REITs real estate investment trusts? How do those compare to crowdfunding?
Speaker 2:REITs are a little different. They're companies that own and operate income producing real estate like big shopping malls, office buildings, apartment complexes, that kind of stuff and instead of owning a property directly, you're buying shares in the REIT just like you would with any other company on the stock market.
Speaker 1:So you're owning a piece of a company that owns a bunch of properties.
Speaker 2:Exactly.
Speaker 1:What are the benefits of that versus just buying a property yourself?
Speaker 2:Well, reits typically pay out dividends, so that's a nice steady stream of passive income, and they also have the potential for growth as the value of the underlying real estate goes up, so it's like you get the benefits of real estate without having to deal with being a landlord. Exactly. You let the professionals handle all the property management, tenant issues, all that, and you're also diversifying your portfolio across a bunch of different properties and locations.
Speaker 1:That's pretty appealing.
Speaker 2:Yeah.
Speaker 1:Okay, let's shift gears a bit and talk about some more specialized real estate strategies. I'm really curious about wholesaling what exactly is that?
Speaker 2:So? Wholesaling is basically where you act as a middleman between a motivated seller and a buyer. The key is finding those properties that are below market value.
Speaker 1:Okay.
Speaker 2:You know, maybe the seller needs to get rid of the property quickly or they're in some kind of financial distress. You get the property under contract and then you assign that contract to another buyer, usually someone with cash or a rehabber who's going to fix it up and flip it.
Speaker 1:So you're not actually buying the property yourself, you're just like controlling it through the contract.
Speaker 2:Yeah, that's right.
Speaker 1:And you make your profit by selling that contract to the end buyer. So it's a low capital way to get into real estate, but it sounds kind of risky too. What if you can't find a buyer for the contract?
Speaker 2:Yeah, that's the biggest risk. If you can't assign the contract, you might end up having to buy the property yourself, and that might not be part of the plan.
Speaker 1:So you got to know what you're doing. No-transcript. Okay, now let's talk about grants and subsidies. I know those are usually associated with affordable housing or community development projects. How can investors use those for their real estate ventures?
Speaker 2:Grants and subsidies can be amazing for investors who are looking to make a difference in their communities. There are all these programs at the federal, state and local level that offer financial assistance for projects that meet certain criteria.
Speaker 1:Like, what kind of criteria?
Speaker 2:Things like providing affordable housing units, revitalizing distressed neighborhoods. You know, projects that benefit the community as a whole.
Speaker 1:So it's a way to combine, like your financial goals with a social mission Exactly, but I imagine it's pretty tough to navigate all these programs and find the right opportunities. Where do you even start?
Speaker 2:It does take some research, but it's definitely worth it. You can start by checking with your local housing authority, community development organizations, government agencies. There are also online resources that can help you find potential programs.
Speaker 1:For a lot of digging and networking.
Speaker 2:Yeah, but the rewards can be huge, both financially and in terms of making a positive impact.
Speaker 1:I love that We've covered so much ground today, from bank loans to crowdfunding to wholesaling. I bet there are even more creative financing strategies out there that we haven't even touched on.
Speaker 2:Oh, absolutely. Real estate is constantly evolving and there are always new and innovative financing strategies popping up.
Speaker 1:What are some of the things that are like on the cutting edge right now?
Speaker 2:Well, there's this strategy called a master lease option, which is kind of a combination of leasing and options.
Speaker 1:Okay.
Speaker 2:It lets an investor control a property for a longer period, often with a portion of the rent going towards the purchase price down the line.
Speaker 1:So it's another way to get to do a property without a huge upfront investment.
Speaker 2:Exactly, it can be a really strategic way to acquire properties, especially in hot markets where traditional financing might be tough to get.
Speaker 1:It's amazing how many options there are right. I mean, we've gone from bank loans to crowdfunding to even these master lease options. It seems like there's like a strategy for everyone.
Speaker 2:Yeah, exactly that's what I love about real estate investing. There's no one right way to do it. You got to find what works for you, your goals, your risk tolerance, you know.
Speaker 1:So what's the most important thing our listeners should take away from all of this, like, what advice would you give to someone who's just starting out in real estate?
Speaker 2:Do your homework, research everything, understand the risks and the rewards, and don't be afraid to ask for help from people who know what they're doing.
Speaker 1:That makes sense. You wouldn't just jump into any other investment without you know, doing your research. So who are some of the professionals that you'd recommend talking to?
Speaker 2:Oh, definitely talk to a real estate attorney, an accountant, maybe a financial advisor. They can help you with all the legal and financial stuff. Make sure you're making smart decisions and you know, saving money on taxes.
Speaker 1:Okay, so it's like building a team of experts to support you.
Speaker 2:Exactly.
Speaker 1:And remember real estate is a long game. It's not about getting rich quick, it's about building wealth over time. Yeah, slow and steady wins the race.
Speaker 2:It's about building wealth over time. Yeah, slow and steady wins the race.
Speaker 1:Now are there any like red flags things people should watch out for when it comes to financing Mistakes that people often make.
Speaker 2:Oh for sure. One big one is just focusing on the interest rate and not looking at the whole picture. Yeah, a low interest rate might sound great, but but there could be all these hidden fees or weird terms that end up costing you more in the long run.
Speaker 1:So you got to read the fine print basically.
Speaker 2:Exactly. Look at the terms, the fees, check out the lender's reputation, make sure everything fits with your overall plan and don't be afraid to negotiate.
Speaker 1:Yeah, you have the power, All right. So, as we wrap up our deep dive into real estate financing, I want to leave everyone with one final thought. Dive into real estate financing, I want to leave everyone with one final thought. What are some of the emerging trends or untapped opportunities in this world, things that investors should be keeping an eye?
Speaker 2:on? That's a good question. I think we're going to see even more innovation in crowdfunding, with platforms offering more specialized investments, and, who knows, maybe blockchain technology will start playing a bigger role in real estate. You know, making things more efficient and transparent.
Speaker 1:It's exciting, right Like there's so much potential and new stuff happening all the time.
Speaker 2:Yeah, definitely. It's a great time to be in real estate.
Speaker 1:So to all our listeners stay curious, keep learning and keep exploring. There's a whole world of opportunity out there.
Speaker 2:Absolutely, and remember knowledge is power. The more you know, the better decisions you'll make.
Speaker 1:Well said. Thanks for joining us on this deep dive into real estate financing. We hope you found it helpful and inspiring.
Speaker 2:Our pleasure.
Speaker 1:Until next time, keep diving deep.
