Re: Cash back +++! - Posted by Rolfe Kurtyka
Posted by Rolfe Kurtyka on April 26, 2001 at 21:23:12:
I’m a rehabber, so we rehab our way to cash back at closing. For a rehab, it takes money to make money, just not any of MY money. All borrowed.
The appraised after-renovation-value of the property must be at least 25% to 30% greater than the amount of money borrowed to buy and fix-up the property. After renovation, the property is refinanced with a loan for 75% or 80% of the property’s renovated value. Done correctly, the refinance mortgage exceeds the costs of purchase, rehab, and associated finanace and carrying costs. Boom. You recieve cash at closing.
This cash is really borrowed money, which your TENANTS PAY BACK FOR YOU!
Cash received in this manner is not taxable income. It’s really debt. Lenders tell me they do not want me to pocket TOO much cash at close, but will fund the project costs plus a little “walking around money”, which usually amounts to $5,000 to $10,000. That’s some nice walking where I come from.
You know the drill from there; the property must generate enough rent to exceed operating expenses and the debt service. If so, you own a rental property asset, have NONE of your own money into the property, received cash at closing, have 20% to 25% in equity to show on your balance sheet, and you spend the cash flow on something frivolous, like a car payment :~)
To make matters worse, over the years you’ll benefit from any appreciation and rental increases, and the mortgage will have been slowly paid down. After 5 to 7 years, consider a 1031 exchange, and move the equity into a larger property. Repeat as desired.
All this, and you received cash at closing. It’s a beautiful thing.