Payout refinancing of a rental property: costs and tips for 2020

It's a good time to withdraw money from your investment property

Real estate prices have risen significantly.

According to the Federal Housing Finance Agency, property values ​​have risen by around $ 100,000 since 2012.

This makes it a great time for real estate investors to "pay off" the equity of their rental properties. The money can be used to:

Buy another rental property. Do renovation work. Pay off other real estate loans. Reduce your personal debt

With mortgage rates near record lows, it may be time for landlords to use their equity.

Check your eligibility for withdrawals (July 9, 2020).

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How to get disbursement refinancing for an investment property

Since investment property is "not self-used", special rules apply to refinancing and cash payments.

For example, your credit score must be pretty good, usually at least 680.

And your payout refinancing must leave you at least 25% equity in the rental property and adequate cash reserves in your bank account.

In addition, you can only use a traditional loan to complete disbursement refinancing for a rental property.

That means you can't refinance yourself with government-sponsored loans like FHA, VA, or USDA.

Instead, you need a loan that is supported by Fannie Mae or Freddie Mac – the two major agencies that set the rules for most US mortgages.

Fortunately, traditional refinancing rules are fairly mild, so that many landlords with equity capital can pay off their rental properties.

Check your eligibility for withdrawals (July 9, 2020).

Refinancing rates for investment property

Interest rates on a payout loan for investment property tend to be in the upper range for mortgage rates.

Why? Because the prices for investment property are initially higher – on average around 0.5% to 0.75% above the rates for the main residence.

And if you withdraw cash when refinancing, the interest rates are usually a bit higher. This is because lenders take a higher risk if a homeowner pulls equity out of their property.

Find a low refinancing rate for withdrawals (July 9, 2020)

When do you use disbursement refinancing for your investment property?

Paying out equity is one of the best ways to benefit from your investment property.

Unused home equity can look good on paper, and that's fine for many investors. They have cash flow and do not want to increase their credit balance and payment.

However, a payable home refinance loan can use a good portion of the home value for work.

For example, you can use the equity paid out to make improvements to a rental property.

Do-it-yourselfers can bring a double return. They increase the value of the house and at the same time justify a higher rent. And tenants feel great if they stay in the property long term.

Perhaps the best use – and highest return – for disbursement funds is to expand a property portfolio.

But perhaps the best use – and highest return – for disbursement funds is to expand a property portfolio.

Suppose you have a property worth $ 250,000 with a loan of $ 150,000.

You can get a payout loan up to 75% of the current value, which is about $ 37,000. With this money, 20% could be reduced to another rental house worth around $ 200,000.

In this way, a disbursement loan for investment property can help build your property portfolio and profitability through new rental opportunities.

Maximum LTV for refinancing rental properties

Your LTV – or "Loan to Value Ratio" – determines your eligibility to refinance a rental property. You need a significant amount of home equity to withdraw a worthwhile amount, while still leaving enough to keep your loan below the allowable LTV limits

Most lenders follow the loan-to-value (LTV) rules set by Fannie Mae and Freddie Mac. When it comes to LTV, Freddie Mac is a little more forgiving than Fannie Mae, especially if you don't withdraw money.

The following is a snapshot of the LTV limits for both agencies. LTVs for disbursements and refinancing without disbursements are included.

Fannie Mae rental property refinancing max LTV

Fixed rate

No cash refinancing
1-4 unit
75% LTV
75% LTV
Disbursement refinancing
1 unit
75% LTV
75% LTV
2-4 units
70% LTV
70% LTV

Freddie Mac rental property refinancing max LTV

Fixed rate

No cash refinancing
1 unit
85% LTV
85% LTV
2-4 units
75% LTV
75% LTV
Disbursement refinancing
1 unit
75% LTV
75% LTV
2-4 units
70% LTV
70% LTV

If you are “on the line” with the LTV, find a lender who will adopt the rules of Freddie Mac instead of Fannie Mae. This is especially important if you are looking for an ARM.

Some lenders can only approve loans according to Fannie Mae standards, some according to Freddie Mac and some according to both. Browse around until you find the right lender for your situation.

Also keep in mind that many lenders offer loans outside the Fannie / Freddie rules. They create their own programs that place less emphasis on LTV, payout, credit and more.

If your scenario is not in Fannie / Freddie's "box", one of these lenders can help.

Minimum credit score and cash reserves to qualify

Underwriting is stricter for the disbursement refinancing of an investment property. In other words, it is more difficult to qualify for this type of loan.

First, Fannie Mae says the minimum FICO score is 620. However, many lenders set their own minimum to 680 or 700.

If you have a low credit score, do some shopping. Some lenders have lower minimum requirements than others.

Applicants for disbursement loans for investment property must have sufficient cash reserves without the cash received from the transaction.

The minimum reserves are determined on the basis of the proposed payment for the property and whether other properties are owned. Expect between zero and 12 months of future payment of the property in a verifiable asset account.

You may also need to reserve between 2% and 6% of all unpaid loan balances on a property adjacent to the property and your primary residence.

Waiting times for refinancing payments

Many home investors buy a dilapidated property with the plan to repair it. You may plan to use payout refinancing to fix the problem to fund renovation work.

While this is permitted, waiting times apply.

You must wait at least six months between the completion of the home sale and the date on which you can complete a payout refinancing.

The exceptions to this rule are as follows.

The property was inherited
The house was legally given by divorce or other separation order
The disbursement refinancing qualifies for the Exception for late financing

In addition, houses that have been on the market in the past six months have a lower allowable LTV for refinancing payments, up to a maximum of 70%.

Refinance a rental property you bought with cash

"Delayed financing" refers to the practice of buying a house with cash and then reimbursing the purchase with refinancing.

Since there are no loans for buying a home in cash, each subsequent refinancing is technically a payment.

Typically, the buyer of a rental property must wait 6 months to receive a refund according to the standard payment rules. This ties up a lot of money for a long time – not the ideal situation for a savvy investor who wants to use his money elsewhere.

In mid-2011, Fannie Mae introduced the "Exception for late financing". Homeowners can now receive disbursement refinancing days – not months – after closing.

The guidelines for late funding are as follows.

The buyer paid all the cash for the house. The buyer must document the source of money for the purchase. Loans or mortgages opened for the purchase of the house must be repaid with the new loan. A title search does not have to confirm financing for the purchased house

Keep all documentation for buying a home if you plan to use the late finance exception. Above all, keep a final final declaration.

This is the unified document used since 2015 that has replaced the HUD-1. This lists the closing fees and any loans taken out on the property.

Check your eligibility for withdrawals (July 9, 2020).

Personal loans: an alternative to disbursement refinancing

If you are dealing with disbursement refinancing, you will likely find that closing costs are incurred and completion takes 30-45 days.

An alternative is a personal loan. These have several advantages:

In some cases, you get money in less than a week. Skip closing costs like title, escrow account, valuation and lots of lender fees. You do not have to touch the existing loan on the property

If you are looking for less than $ 50,000 in cash, consider a personal loan. For example, if you pay $ 5,000 in closure refinancing and only charge $ 25,000, this is a 20% surcharge to get these funds.

You will also reset your existing mortgage and may pay more interest over the life of the loan.

Personal loans can be cheaper in the long run despite higher interest rates.

Disbursement refinancing for frequently asked questions about investment property

How do I pull equity out of my investment property?

With payout refinancing, you may be able to draw equity from your investment property. For many landlords, this is currently a good strategy, as the refinancing rates are almost at their lowest ever. You may also be able to withdraw equity from an investment property through a home equity line of credit. However, this is more difficult than getting a HELOC for your primary residence.

How much equity can I draw from a rental property?

The amount of equity you can deduct depends on how much equity you currently have. Payout refinancing for rental properties has a maximum credit-value ratio of 75% – this means that you can only raise enough equity capital that 25% remain in the house.

For example, imagine you own an investment property of $ 300,000 and you currently owe $ 200,000 on the mortgage. Do you have usable equity of $ 100,000? Not quite.

Your new refinancing loan has a maximum LTV of 75% – or $ 225,000 for a $ 300,000 home. $ 200,000 of this loan will be used to repay your existing credit balance. And the rest – $ 25,000 – is your actual, tapable equity.

Are the payment refinancing interest rates higher?

Yes, interest rates for refinancing withdrawals are generally slightly higher than for refinancing without cash. This is because the homeowner takes out a larger loan, creating a higher risk for the lender. There is no formula that tells you how much higher interest rates apply to payout refinancing. To find out, you need to check some lenders' interest rates and determine what you qualify for.

What is the maximum LTV for an investment property?

In general, you need at least 15-20% less to buy an investment property. This means that the maximum LTV is 80-85%. With payout refinancing for investment property, the maximum LTV is 70-75%, depending on your lender and whether the loan is fixed or floating.

Should I get payout refinancing to pay off debts?

Withdrawal refinancing is a viable way to pay off debt, especially if you have a lot of high-interest debt that will weigh on your income. Mortgage rates are currently near record lows. So if you pay out equity to repay higher-interest loans, you can essentially consolidate all of that debt at a lower interest rate.

However, the method of “refinancing to repay debt” is not for everyone. Withdrawal refinancing places stricter requirements than typical refinancing – especially if you are paying out equity from an investment property. Whether or not this strategy works for you depends on how much equity you have, your credit, your current debt, and other factors.

Is it difficult to refinance a rental property?

Refinancing a rental property is somewhat more difficult than a property in which you live. For one thing, credit requirements and LTV ratios are usually stricter. And your choice of loans and / or lenders may be limited – especially if you want payout refinancing for your rental property. For many, however, it is still doable. Browse around and explore your options to find a lender who is ready to work with you.

What is the current mortgage interest rate for refinancing rental properties?

Current mortgage rates are low – still half of their historical norm of over 8%. It's a limited way to have a rent paid out and possibly find a lower interest rate.

Check today's rental refinancing rates to determine what you qualify for.

Check your new tariff (July 9, 2020)

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