ADM All Dominion Mortgage Blog

Are you trying to figure out a way to raise the rent on your multifamily property?  You can raise rents through a process called repositioning.  Whenever you buy a property and make improvements or repairs or convert a property from a Class D to a Class C or a Class C to a Class B, you are repositioning.  There are three ways you can reposition your multifamily property.

1.  Cosmetic:  You are likely to hear some vernacular in the industry like “putting lipstick on a pig”.  This refers to things like painting or landscaping and anything else that is non-structural in nature.

2.  Complete Rehab and facelift:  This option is more involved.  You can place in all new appliances and new carpet on the uninhabited units and completely rehab it so some of the stuff looks new.  The rehab does not necessarily change the class that the property is in.  For instance, if you have a Class C property that was built in the 60’s, it will still be a Class C after you rehab it.

3.  Put new management in place:  If you buy a distressed property that has a 70% occupancy rate and has an existing manager, the first thing you want to do is fire the manager because he probably has bad habits.  If you are serious about what you are doing, you want to put new guidelines in place.  Clean house and replace the property manager because that is the first step to raising rents and increasing the occupancy.

There might be a contract in place with the property manager but most have a 30- or 60- day out clause for both parties so you would have to give notice.  Management contracts are usually pretty flexible.

The first thing you want to do when repositioning is to remove the bad tenants because they are dragging down your property.  Other tenants in the apartment complex know who the bad tenants are.  You want to get rid of the bad tenants so you can create a family-friendly environment.  You want your tenants to feel safe and sound.

Even if the bad tenant is paying his rent on time, you still want to remove him because he is bringing down the rest of the property.

Repositioning offers you a way to increase the rent on your multifamily apartments.  You can either go “all out” and completely rehab the property or go with the less intensive changes of cosmetic improvements or management restructuring.  Be sure to carefully evaluate which option is best suited for your needs.

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Think you need big cash and experience to do apartments?  Well, Lance Edwards is living proof that you can start with multifamily investing – just like he did and using none of his own money. Utilizing the multifamily apartment strategies he now teaches and writes about, Lance retired from his job in July, 2005. For more information on how you can achieve financial freedom using other people’s money, visit http://www.ApartmentWealthMachine.com

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Qualify For A Multifamily Commercial Loan

A Multi Family property eligible for commercial financing is defined as a structure having at least 5 or more units with the residences for permanent habitation. The major factor in determining if you can qualify for a multifamily commercial mortgage is the property itself. Theses are a few key characteristics and considerations on a multi family commercial property to make the property eligible to be financed:

The Property Condition.

1. Signed leases with terms of 1 year or greater.
2. What are the number of bedroom and bathroom combinations.
3. What is the history of the vacancy rates.
4. Do the units have separate utilities to bill the tenants directly.
5. Is the property professionally managed.
6. Is there deferred maintenance or functional obsolescence of the property.
7. Does the facility have a pool, clubhouse or tennis court and other amenities.
8. Is the facility conveniently located to employment, education, shopping or attractions.

Not only are these characteristics important in determining if the property qualifies for financing, these are major factors in determining the value of the property.

The Property and Income.

In addition to the condition of the property the income as compared to the expenses of the property is key to determining both the value of the property and how much mortgage the property can qualify for. The greater the income in relation to expenses the easier it is to qualify for a commercial mortgage. The best rates are usually offered by the most conservative lenders. The most conservative lenders require 1.5 times the income to the expenses to qualify for financing. If property is in good condition and it has a little less income there is still financing available down to as low as 1.1 times the expenses.

The Management Company.

The experience of the property manager is also a consideration to financing. If you have purchased a commercial property or are considering doing so and you do not have experience owning or managing the property it is important to hire a professional property manager. The larger properties having a property management company is not even a second thought. For smaller units you may think they are an unnecessary expense, but professional property managers help you chances to qualify for financing if you do not have the experience.

The Owner.

Quite often on larger units the financing is based solely on the property. But for smaller multi family projects the lenders require a personal guarantee and the review, income, credit and assets just like a residential investment property. Additionally, the typical down payment is 20% to 30% for these projects and the lender whats you to have reserves for repairs, vacancies and other contingencies.

The Loan.

Multifamily commercial loans are generally structure with terms written with 5, 7, 10, 15, 20, 25, and 30 years terms with or without balloon payments. For this type of commercial loan expect to provide full documentation including:

1. Last 3 years property operating statement
2. Year to date property operating statement
3. Property rent roll
4. Last 3 years federal tax returns of  borrower
5. Personal financial statement(s)
6. Digital photos of the subject property

There are multifamily commercial mortgage products that can help people with significantly impaired credit, these have higher commercial loan rates. For borrowers with great credit and assets that deserve the best rates, funding is also available .

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A Mortgage Banker for 20 years I have been able to establish relationships with private investors who make hard money loans for residential and commercial projects. If you require financing for your real estate investment deals, whether commercial or residential contact me at 773/636-5234
You can also email me a Vickie@alldominionmortgage.com

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