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mortgage basics
A mortgage is a loan specifically used to purchase real estate. The property itself serves as collateral for the loan.
There are several types of mortgages, including:
VA loans: Available to veterans and active-duty military members, often with no down payment.
Fixed-rate mortgages: Interest rate remains constant throughout the term.
Adjustable-rate mortgages (ARMs): Interest rate may change at specified intervals based on market conditions.
Federal Housing Administration (FHA) loans: Designed for low-to-moderate-income borrowers, requiring lower minimum down payments.
The down payment is the upfront amount paid when purchasing a home, usually expressed as a percentage of the purchase price. It can vary based on the type of loan and lender, typically ranging from 3% to 20%.
Pre-qualification: An informal assessment of your financial situation, providing a rough estimate of how much you can borrow
.Pre-approval: A more formal process where a lender reviews your finances and credit history, giving you a specific loan amount and terms.
Closing costs are fees associated with finalizing a mortgage. They can include lender fees, appraisal fees, title insurance, and taxes, typically amounting to 2% to 5% of the loan amount.
Fix and flip loans
A fix and flip loan is a short-term financing option designed for real estate investors who purchase, renovate, and sell properties for profit. These loans provide the funds needed for both the acquisition and renovation of the property.
Investors secure a loan based on the property’s current value and the estimated value after renovations (after-repair value or ARV). The funds cover the purchase price and renovation costs, and the loan is typically repaid once the property is sold.
You can use fix and flip loans for residential properties, such as single-family homes, multi-family units, and even some commercial properties, as long as they have potential for renovation and resale.
These loans usually have short terms ranging from 6 to 18 months, with higher interest rates compared to traditional mortgages. The exact terms can vary by lender.
Loan amounts depend on the property’s purchase price and the estimated renovation costs. Many lenders allow borrowing up to 70% to 80% of the ARV.
DSCR Loans
A DSCR loan is a type of financing used primarily in real estate investing, where the loan approval is based on the property’s ability to generate enough income to cover its debt payments. The Debt Service Coverage Ratio (DSCR) is a measure used to assess this ability.
DSCR is calculated by dividing the property’s net operating income (NOI) by its total debt service (the total amount of debt payments, including principal and interest).
DSCR is calculated by dividing the property’s net operating income (NOI) by its total debt service (the total amount of debt payments, including principal and interest).
Lenders use DSCR to assess the risk associated with a loan. A higher DSCR suggests a lower risk of default, as the property is generating enough income to comfortably cover its debt obligations.
While requirements can vary by lender, many lenders look for a minimum DSCR of 1.2 to 1.3. This means the property should generate at least 20% to 30% more income than is needed for debt service.
Commercial Loans
A commercial loan is a type of financing specifically designed for businesses to purchase or refinance commercial real estate, fund operations, or buy equipment. These loans can be used for various purposes, including acquiring office buildings, retail spaces, industrial properties, and multifamily housing.
Common types of commercial loans include:
Construction Loans: Used to finance the construction of new properties.
Term Loans: Standard loans with fixed or variable interest rates for a set term.
SBA Loans: Loans backed by the Small Business Administration, typically for small businesses.
Commercial Mortgage Loans: Secured loans specifically for purchasing commercial real estate.
Bridge Loans: Short-term loans to cover immediate financing needs, often until permanent financing is secured.
Lenders evaluate applications based on several factors, including:
Debt Service Coverage Ratio (DSCR): A measure of the property’s ability to cover its debt obligations.
Creditworthiness: The borrower’s credit score and financial history.
Business Financials: Income statements, cash flow statements, and balance sheets.
Property Value: Appraisals to determine the value of the commercial property.
Down payments for commercial loans typically range from 10% to 30% of the purchase price, depending on the type of loan, the lender, and the borrower’s financial profile.
Interest rates for commercial loans can vary widely based on the lender, the type of loan, the borrower’s creditworthiness, and current market conditions. Rates generally range from 3% to 10% or higher.
Loans for Builders
Loans for builders are financing options specifically designed to help construction professionals fund their building projects, whether residential, commercial, or industrial. These loans can cover costs such as land acquisition, construction materials, labor, and permits.
Common types of loans for builders include:
Permanent Financing: Long-term loans that can replace a construction loan once the building is complete.
Construction Loans: Short-term loans to cover the costs of building a property. Funds are typically disbursed in stages as construction progresses.
Builder Financing: Specific loans offered by lenders or developers to builders for projects, often with favorable terms.
Land Development Loans: For purchasing and developing land before construction begins.
Construction loans are typically short-term loans that provide funds in installments based on the construction schedule. Borrowers usually pay interest only during the construction period, and the loan is often converted to a permanent mortgage upon completion.
Down payments for builder loans generally range from 10% to 30% of the project cost, depending on the lender, the borrower’s creditworthiness, and the specifics of the project.
Interest rates can vary widely based on the type of loan, the lender, and the borrower’s financial profile. They typically range from 4% to 10%, but it’s important to shop around for the best rates.
Purchase Home Loans
A purchase home loan is a type of mortgage specifically used to buy a home. It allows borrowers to finance the cost of the property, enabling them to pay for their home over time rather than in a lump sum.
Common types of purchase home loans include:
USDA Loans: For rural homebuyers, these loans require no down payment and have income eligibility criteria.
Conventional Loans: Not backed by the government and typically require a higher credit score and down payment.
FHA Loans: Insured by the Federal Housing Administration, designed for low-to-moderate-income borrowers with lower down payment requirements.
VA Loans: Available to veterans and active-duty military, often requiring no down payment.
Qualification typically involves:
Sufficient down payment
A good credit score (usually 620 or higher for conventional loans)
Proof of income (e.g., pay stubs, tax returns)
A stable employment history
A manageable debt-to-income (DTI) ratio (generally below 43%)
A down payment is the upfront amount you pay toward the purchase price of the home. It can range from 3% to 20% or more, depending on the type of loan and lender requirements. Some programs, like VA and USDA loans, may require no down payment.
Closing costs are fees incurred during the home-buying process, typically ranging from 2% to 5% of the loan amount. They may include appraisal fees, title insurance, loan origination fees, and other related expenses.
Refinance
Refinancing is the process of replacing an existing mortgage with a new loan, often to obtain better terms, such as a lower interest rate, reduced monthly payments, or to tap into home equity.
Common reasons to refinance include:
Consolidating debt or funding major expenses.
Lowering your interest rate to reduce monthly payments.
Changing the loan term (e.g., from a 30-year to a 15-year mortgage).
Switching from an adjustable-rate mortgage (ARM) to a fixed-rate mortgage for stability.
Accessing home equity for cash (cash-out refinancing).
A cash-out refinance allows you to refinance for more than you owe on your current mortgage and take the difference in cash. This can be used for home improvements, debt consolidation, or other expenses.
Consider refinancing if:
You plan to stay in your home long enough to recoup closing costs through savings.
You can secure a significantly lower interest rate.
Your financial situation has improved, allowing for better loan terms.
Refinancing costs can include:
Other related fees
Closing costs (typically 2% to 5% of the loan amount)
Loan origination fees
Appraisal fees
Title insurance
Home Equity
Home equity is the portion of your home that you truly own, calculated as the current market value of your home minus any outstanding mortgage balances. For example, if your home is worth $300,000 and you owe $200,000 on your mortgage, your home equity is $100,000.
You can build home equity through:
Home improvements: Renovations that add value can increase your home’s market price.
Paying down your mortgage: Each mortgage payment reduces your loan balance.
Home appreciation: If your home’s value increases, your equity grows.
A home equity loan is a type of second mortgage that allows homeowners to borrow against their equity. It typically has a fixed interest rate and provides a lump sum of money, which you repay over time.
A HELOC is a revolving line of credit secured by your home equity. It allows you to borrow as needed up to a certain limit, making it flexible for ongoing expenses. It usually has a variable interest rate.
Most lenders require at least 15% to 20% equity in your home to qualify for a home equity loan or HELOC. This often translates to a combined loan-to-value (CLTV) ratio of 80% to 85%.
Reverse Mortgages
A reverse mortgage is a loan available to homeowners aged 62 or older that allows them to convert part of the equity in their home into cash. Unlike a traditional mortgage, borrowers don’t make monthly payments. Instead, the loan is repaid when the borrower moves out of the home, sells it, or passes away.
In a reverse mortgage, the lender makes payments to the homeowner based on the home’s equity. The loan is repaid (with interest) when the homeowner moves, sells, or passes away, with the home typically being sold to cover the loan amount.
Homeowners aged 62 or older who have significant equity in their home and live in the home as their primary residence can qualify. The home must meet Federal Housing Administration (FHA) property standards.
Home Equity Conversion Mortgage (HECM): The most common type, insured by the FHA.
Proprietary Reverse Mortgages: Private loans backed by companies offering larger amounts than HECMs.
Single-Purpose Reverse Mortgages: Offered by local governments or non-profits for specific needs like home repairs.
The loan amount is based on the age of the youngest borrower, the home’s appraised value, current interest rates, and the amount of equity in the home.