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How to Refinance an Investment Property in October 2020

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Our goal is to give you the tools and confidence you need to improve your finances. Although we receive compensation from our partner lenders, whom we will always identify, all opinions are our own. Credible Operations, Inc. NMLS # 1681276, is referred to here as “Credible.”

If your investment property is mortgaged, then it might be time to consider a refinance. Refinancing can lower your interest rate, reduce your monthly costs, and boost your bottom line as an investor. However, rates can also be higher, so you’ll want to compare your options before moving forward.

Here’s what you need to know about refinancing investment property:

Advantages to refinancing an investment property

These are some of the most common reasons you may want to refinance your mortgage, and why they might benefit your situation.

Lower your interest rate

If market rates are lower than the initial rate you qualified for on your loan, then refinancing can help you lower your interest rate. That means a lower monthly payment, a bigger margin between your tenant’s rent and your mortgage, and more cash flow.

Lower your monthly payment

Refinancing to a longer-term mortgage can be another way to lower your monthly payment. If you only have 15 years left on your loan, for example, and then you refinance into a new 30-year loan, your balance is then spread out over many more years and months, thus lowering your payment. Keep in mind though that a longer term means you may pay more interest over the life of the loan.

Pay off your mortgage faster

You can also refinance into a shorter loan term, which would allow you to pay off your mortgage sooner and with less interest paid over time.

Head’s up: Shortening your loan term will mean a higher monthly payment.

Change the type of loan you have

In some cases, you might want to refinance to change your loan type. For example, if you have an adjustable-rate mortgage, you may want to refinance into a fixed-rate loan to keep your rate from fluctuating. Alternatively, you can also refinance to an ARM mortgage from a fixed-rate loan to save on monthly costs. ARM rates are generally lower at the beginning of the loan.

Cash in on your equity

If you’ve built up a good amount of equity in your home, then you might qualify for a cash-out refinance. This lets you take out a loan larger than your current balance, and then keep the difference in cash. You can use those funds in many ways — like for your business or otherwise.

Enable increase of rental income

If your refinance lets you lower your monthly payment or cash in on your equity, you can then use that freed-up cash to make the kind of investments that increase the income your property creates. You can update the property, repair items that need to be fixed, or add amenities that will justify a higher rent.

Pay for additional investment properties

You can also use the additional cash your refinance creates to fund additional investment properties. Use your cash-out refinance funds as a down payment on a new property or to cover closing costs on your next loan. You could even use them to pay for rehab costs on a fix-and-flip investment.

Cover other expenses

The money you free up through refinancing can also go toward other expenses — personal ones like vacations, college tuition, medical bills, or your retirement efforts. You could also use it to pay off credit cards or other debts.

Read More: Cash-Out Refinancing vs. Home Equity Loan

How to refinance an investment property: Step-by-step

Refinancing an investment property works much like applying for your initial mortgage loan. You’ll need to shop for a lender, fill out an application, go through underwriting, and close on the loan.

Here’s how to refinance your investment property, step by step:

  1. Shop for a lender
  2. Compile your financial documents
  3. Submit your application
  4. Lock your interest rate
  5. Work with your lender through underwriting
  6. Close on your loan

Step 1: Shop for a lender

Every lender has different mortgage refinance rates and fees, so it’s important to compare several options before deciding who to go with (Credible can help here).

Remember: You don’t need to use the same lender you did for the original loan.

Step 2: Compile your financial documents

You’ll need a good amount of documentation to refinance your investment property. Essentially, you’ll need anything that pertains to your income, assets, and personal wealth.

Here’s a sample list, though the exact requirements will depend on your lender:

  • Your last two personal tax returns
  • Your last two business tax returns
  • Two recent pay stubs
  • Any W-2s or 1099s
  • Proof of any additional income (disability, Social Security, pension, etc.)
  • Proof of your rental property income
  • The last two months of bank statements
  • The last two months of any asset accounts (IRAs, 401Ks, stocks, bonds, etc.)
  • Proof of your homeowner’s insurance

Step 3: Submit your application

You’ll need the above documents as you fill out your chosen lender’s application. They’ll use it to evaluate your risk as a borrower, determine if you qualify for the loan, and set your interest rate. They’ll also pull your credit report once you’ve submitted the application.

Step 4: Lock your interest rate

Once your application is processed, you’ll want to lock your interest rate to ensure it can’t rise before you close on the loan. Lenders’ lock periods vary, but they usually safeguard you for around 30 to 60 days. You may have to pay a fee if you want a longer lock period.

Step 5: Work with your lender through underwriting

As your lender works to underwrite your loan, they might request other pieces of information or documents along the way. It’s important you respond to these quickly and produce any documentation needed ASAP. The longer you take to respond, the more it could delay your loan closing.

Step 6: Close on your loan

Finally, your lender will assign you a closing date. This is when you’ll sign your documents, pay any closing costs, and finalize the loan. In many cases, refinances can be done at your property, with just a notary at the kitchen table.

Keep in mind: You have three days to change your mind on the refinance (called the right of rescission). If you don’t use this right, your loan will fund after that three-day period, and your refinance will be complete.

What lenders are looking for when refinancing

Lenders tend to be more strict when it comes to financing investment properties and second mortgages. That’s because the risk of default is higher. Typically, a property owner is more likely to stick it out with their personal home than an investment property in hard times.

Because of this, lenders require you to have a good credit score, a low and stable debt-to-income ratio, a bigger down payment (or more equity in the home), and more in cash reserves to qualify for an investment property refinance.

How to qualify for an investment property refinance

You and your property will need to meet certain requirements to qualify for a refinance. These requirements will vary by lender and loan program, but the below chart offers a good high-level look at what sort of standards you can expect to be held to:

Credit score 640 to 720
Debt-to-income ratio 45% (including your new, expected mortgage payment)
Loan-to-value ratio 70% to 85%
Equity reserved 15% to 30%
Cash reserves 6 to 12 months
Property
  • Up to 4 units
  • May need multiple appraisals
  • Must be safe and meet minimum property standards before funding (if you’re using an FHA loan)

How to compare investment and rental property mortgage rates

Rates and fees tend to be higher on investment property loans than traditional mortgages, so it’s especially important that you shop around and compare your options. You’ll want to consider at least a handful of mortgage lenders, making sure to compare interest rates, APRs, closing costs, and other fees when you do.

When comparing your options, you’ll want to look at these line items:

  • Interest rates: A lower interest rate will typically mean a lower monthly payment, but make sure you’re comparing apples to apples. You can’t compare one lender’s 30-year fixed refinance rates to another’s 15-year fixed refinance rates. Make sure you’re looking at the same numbers.
  • APR: APR is the annual cost to borrow the money, including the interest rate and any fees. It’s a good barometer for comparing lenders — especially ones who are really close on interest rates.
  • Rate locks: Refinances have been taking a little longer to process these days due to the high demand, so if one lender gives you a longer rate lock (and their rates and fees are comparable), they might be the better option.
  • Closing costs: The fees you’ll be charged at closing will be wildly different from one lender to the next. Take a look at the total cash you’ll need to bring to closing on each, and see which is lowest. You should also check if any of the lenders have rolled the closing costs into the loan on their estimates. While this lowers your upfront costs, it also means a higher loan balance, a bigger monthly payment, and more interest paid in the long run.

Credible can help make comparing your options easier. With just one form, you can receive detailed loan estimates for several lenders at once. You can also get pre-approved from each lender, allowing you to move forward quickly once you’ve made your decision.

Frequently asked questions about refinancing investment and rental properties

Refinancing your investment property loan can be a complicated process, and you might have some questions along the way. Here are a few of the most common:

Why are interest rates higher on investment and rental properties?

The main reason is that investment properties are riskier for lenders.

Not only are you more likely to default on the loan than someone who lives there, but your income also relies on the property. So, if the market turns sour, the home loses value and your income takes a hit — both of which are risky for the lender.

What is a good investment property mortgage rate?

This depends on the market, your location, and your current rate.

Generally, if you can reduce your rate and you know you’ll own the home long enough to reach the break-even point — or the point at which your refinance saves you more than it cost to execute — then it’s a smart move to refinance.

Should I refinance?

To determine this, you need to know your goals for refinancing. If it’s to save money and you will reach the break-even point, then it may be worth it. If you’re refinancing to get funds to pay off medical bills or the down payment on another property, then the answer depends on how much equity you have.

How often can I refinance?

Typically, there’s no limit to how often you can refinance your mortgage, though some lenders and loans may require some “seasoning” of the loan before you’re eligible. This is essentially just proof you can make your payments for a few months. For example, FHA loans require six months of payments before you can refinance your mortgage.

Can I refinance with bad credit?

There aren’t many home refinancing options for investors with bad credit. Some lenders will allow you to refinance an investment property loan with a score as low as 640. If it’s below this threshold, you may want to spend some time improving your score before applying. Not only will it help you qualify, but it could improve the interest rates you’re given when you do.

Compare your refinance options now

Are you ready to see what rates and loan terms you qualify for on your investment property refinance? Credible can help. You can compare multiple lenders and see prequalified rates in as little as three minutes.

Credible makes getting a mortgage easy

  • Instant streamlined pre-approval: It only takes 3 minutes to see if you qualify for an instant streamlined pre-approval letter, without affecting your credit.
  • We keep your data private: Compare rates from multiple lenders without your data being sold or getting spammed.
  • A modern approach to mortgages: Complete your mortgage online with bank integrations and automatic updates. Talk to a loan officer only if you want to.

Find Rates Now

About the author

Aly J. Yale

Aly J. Yale

Aly J. Yale is a mortgage and real estate authority and a contributor to Credible. Her work has appeared in Forbes, Fox Business, The Motley Fool, Bankrate, The Balance, and more.

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Bad Credit

Pros And Cons Of Using A Personal Loan To Pay Off Credit Card Debt – Forbes Advisor

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Editorial Note: Forbes may earn a commission on sales made from partner links on this page, but that doesn’t affect our editors’ opinions or evaluations.

People use personal loans for so many different reasons—from buying an RV to paying off medical bills—but consolidating your credit card debt may be one of the most popular uses. By taking the proceeds of a personal loan to pay off credit card debt, you can eliminate multiple monthly highinterest card payments and consolidate the debt into one monthly personal loan payment—often at a reduced cost.

There are benefits to using a personal loan to pay off a credit card, but it’s not always the best option for everyone. Before you choose a personal loan to pay off your credit card, make sure you know the pros and cons.

4 Benefits to Using a Personal Loan to Pay Off Credit Card Debt

If your goal is to get out of debt faster than you’d be able to by simply making the monthly minimum credit card payments, applying for a personal loan could be helpful. But a personal loan offers other benefits, as well.

1. You May Earn a Lower Interest Rate

You could pay 20% APR or more if you carry a credit card balance, although borrowers with excellent credit could pay roughly 12% to 17%, depending on the type of card they own.

Personal loans, on the other hand, charge an average interest rate of less than 10%. The best personal loans are even cheaper than that if you have a high credit score. That means you could cut your total interest payment in half and even pay off your debt sooner since you’ll be paying less in interest.

2. Consolidation Streamlines Payments

If you make many different credit card payments every month, it could be difficult to keep track of all the due dates and minimum amounts owed. If you miss a payment or don’t pay at least the amount due, you could face late payment fees and your credit score could drop.

By taking out a personal loan to consolidate your credit card payments, you’ll make one monthly payment to your loan rather than many payments. Reducing the number of payments can free up time and space for other responsibilities.

3. You Could Boost Your Credit Score

While taking out a personal loan triggers a hard credit check and temporarily dings your credit score, a personal loan could impact your credit score positively in a number of ways.

Taking out a personal loan increases your credit mix, which makes up 10% of your score. It shows creditors and lenders that you’re responsible with money by carrying many different types of credit and debt.

You’ll also lower your credit utilization by paying down your debt. Your credit utilization is the ratio of how much credit you’re using vs. how much credit is available to you. If you pay off your credit cards, your utilization will go down to 0%. Under 30%—and ideally under 10%—is considered great credit utilization and can help you improve your score.

4. You May Pay Off Debt Sooner

If you’re only making minimum credit card payments every month, it could take you years or even decades to pay off your balances, depending on how much you owe.

With a personal loan, you can pay off your credit card debt right away and set up a payment plan to repay your one personal loan. Terms vary based on how much you borrow and your lender. If you were on track to pay off your credit cards in 10 years, you could take out a personal loan and pay it off in less than five years. Just be sure you don’t restart the cycle by rebuilding credit card debt.

3 Drawbacks to Using a Personal Loan to Pay Off Credit Card Debt

There are some potentially negative consequences to consolidating credit card debt by taking out a personal loan, including the cost. Consider these drawbacks, as well, before making a decision.

1. Taking Out a Personal Loan Could Lead to More Debt

A personal loan means you’re borrowing more money. If you take out a personal loan to pay off your credit cards and start to carry a balance on those credit cards again, you’re racking up more debt than you had before.

A personal loan for credit card consolidation isn’t a debt eliminator; use it only if you’ve gone through other options, like increasing credit card payments every month or opening a balance transfer credit card.

2. You’re Not Guaranteed a Lower Interest Rate

Personal loans tend to offer lower interest rates compared to credit cards, but that might not be the case for everyone. If you don’t have stellar credit, you might not qualify for a personal loan. If you qualify for a personal loan with bad credit, your interest rate may not be any lower—and could be higher—than what you’re paying now.

3. Personal Loans Have Fees, Too

Some lenders charge many different fees, like a late payment fee, origination fee and insufficient funds fee, for example. Be mindful of this as you’re comparing personal loan lenders.

How to Choose the Best Personal Loan

There are many different personal loan lenders that charge different interest rates and fees and offer various repayment terms. There’s no one set of standards that personal loans follow, which means you could see a wide range of offers based on what you qualify for. When exploring personal loan options, consider:

  • Interest rates. The best personal loans will offer the lowest interest rates to those with the highest credit scores. The higher your credit score, the lower your monthly payment will be and the less interest you’ll owe over the life of your loan.
  • Terms. Your repayment terms also vary greatly depending on the lender. Some offer repayment terms as short as six months while some are upwards of five to seven years. If you want to pay off your loan sooner, find a lender that offers shorter repayment terms. If you need to keep your monthly payments lower, see if you can find a lender with longer repayment terms.
  • Fees. The better your credit score, the more loans you can qualify for that don’t charge origination fees or other charges. If you don’t have great credit, evaluate each lender’s fees and see which ones you’re comfortable with in case you have to pay them. For instance, if you miss a payment, is the late fee $15 or $30?
  • Loan amount. Some people don’t need to borrow a lot to pay off their debt, while others need to take out a substantial amount. Each lender offers different minimum and maximum amounts. Along with that, your credit score could impact how much you’re allowed to borrow. The higher your credit score, the more trustworthy you look to lenders, allowing you to borrow more.

Alternatives to a Personal Loan

While a personal loan is a great option for debt consolidation, it’s not your only one. Review all your options to see which one is the best fit for your finances.

Credit Card Balance Transfer

You may be able to apply for a new credit card that allows you to transfer balances from existing credit cards, perhaps as a lower interest cost to you. The benefits of a credit card balance transfer include:

  • Interest-free payments. If you qualify for a 0% APR balance transfer, you won’t pay any extra interest charges for the promotional period, which would allow you to pay down your balance more cheaply.
  • No balance transfer fee. Most credit cards charge a fee when you transfer a balance, but you can find a few that waive the balance transfer fee.
  • New perks. If you have decent credit, you might qualify for a new card that offers cash back, travel perks or other types of deals for cardholders.

The drawbacks of a credit card balance transfer include:

  • Eventual interest charges. If you don’t pay off the balance by the end of the promotional period, you could face interest charges on the remaining balance.
  • Loss of promotional offer. Even though interest isn’t accruing, you’re still responsible for making minimum payments every month. If you don’t, you could lose your promotional offer and interest will start to add up on your entire balance.
  • Missing out on qualification requirements. If you don’t have decent credit, you may not qualify for a new credit card line.
  • Not having a high enough credit limit. Even if you do qualify, your entire balance might not transfer over because the card issuer offers you a lower credit limit than you need. This means you’re on the hook for the balance on your new card and any old cards that carry the remaining balances.

Debt Snowball Or Avalanche

You may also decide the best way for you to tackle your credit card debt is by focusing extra payments on one of your cards. There are two primary ways people go about this: either the debt snowball or debt avalanche method.

The benefits of using one of these methods include:

  • Avoiding new credit lines. If you don’t have great credit or don’t want to take on additional debt, these methods let you focus on paying down your debt with what you have, not adding to your burden.
  • Focusing on high interest. With the debt avalanche method, you pay off your debt with the highest interest rate first. This could save you more in the long run.
  • Focusing on little wins. The debt snowball method focuses on paying off the debt with the lowest balance first. If you need a quick win, this might be your best bet.

Of course, these payoff methods also have their drawbacks. You may find:

  • It’s a slow process. Increasing your payments with only the cash you have on hand right now means you may pay off your debt slower compared to a personal loan.
  • Your budget doesn’t work with it. If your budget is already stretched thin as it is, you may not have any extra money to put toward higher credit card payments.

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What Is a Bad Credit Score?

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It can be depressing when you’re on the bottom rung of the credit ladder, but it doesn’t have to stay that way.

You can increase your bad credit score if you use the right techniques and you’re persistent. And I promise it won’t take the rest of your life to build a solid credit score, either. So let’s get started.

Here’s what you’ll learn just ahead:

What Is Bad Credit?

Here’s a broad definition: A consumer who has bad credit, also referred to as poor credit, has a FICO score of 579 or less. With a bad credit score, you might only be approved for credit cards, mortgages or personal loans that come with high interest rates.

In fact, if your score is way less than 579, there’s a chance you can’t get approved for credit at all. But consider this a temporary problem. Once you start working on your score, your ability to get credit will improve.

Understanding how credit scores work can help you make better credit decisions. There are two credit scores that are used most often by lenders: FICO scores and VantageScores. FICO also has score versions for different industries.

About 90% of lenders use a version of the FICO score to help determine an applicant’s creditworthiness. FICO Score 8 seems to be the version used most often, but there’s also a new version called FICO Score 9. It takes lenders a long time to use a new score, so that’s why FICO Score 8 is still so popular.

What You Need to Know About FICO Scores

FICO scores range from 300 to 850. According to myFICO.com, these are the values for each credit score range:

  • Exceptional: 800 and higher.
  • Very good: 740 to 799.
  • Good: 670 to 739.
  • Fair: 580 to 669.
  • Poor: 579 and lower.

The average FICO score as of October 2020 is 711, which qualifies as good credit. It might seem impossible right now, but possessing good credit will be within reach after you spend time rebuilding your credit.

Let’s take a look at the factors that make up the FICO score:

  • Payment history: 35%.
  • Amounts owed: 30%.
  • Length of credit history: 15%.
  • New credit: 10%.
  • Credit mix: 10%.

If you have a poor credit score, it means that lenders think you have a high risk of delinquency. In fact, about 61% of consumers with credit scores below 580 are likely to become delinquent on a credit-related account, FICO says. So this is why it’s difficult to get approved for credit without having to pay high interest rates.

What You Need to Know About VantageScores

VantageScore ranges from 300 to 850, just like the FICO score does. But since VantageScore weighs the options a little differently, a 700 FICO score can’t be directly compared with a 700 VantageScore. Plus, FICO scores have different ranges for each credit rating.

Here are the VantageScore ranges:

  • Excellent: 750 to 850.
  • Good: 700 to 749.
  • Fair: 650 to 699.
  • Poor: 550 to 649.
  • Very poor: 300 to 549.

As you can see, there are two categories that could be considered a bad score. With VantageScore, poor credit is from 550 to 649. And very poor credit is less than 550. You’ll need a score of 650 to climb into the fair credit range.

Rather than using percentages like FICO does, VantageScore focuses on how influential each factor is in the algorithm. Factors that make up the VantageScore include:

  • Available credit, balances and credit utilization: extremely influential.
  • Credit mix and experience: highly influential.
  • Payment history: moderately influential.
  • Age of credit history and new accounts: less influential.

How to Improve Bad Credit

Now that you know more about how credit scores work, you’re ready to start improving your credit score. Your short-term goal is to move up into fair credit, which for FICO is 580.

Your long-term goal? To get the lowest interest rates, you’ll need a FICO score of at least 760, which puts you in the very good FICO score range. This won’t happen right away, of course, but it’s a possibility if you use the right strategies.

Here are four strategies for improving a bad credit score:

If you don’t have a budget, you need to set one up today. Once you remedy that situation, you also need to track your spending, which is easy to do with an app or online money management tools.

It’s difficult to stay on budget if you don’t know how much you spent and where you spent it. Getting into debt or increasing the debt you already have could make your credit score even worse. So think of this as your financial foundation. A strong foundation helps you build good credit.

With a bad credit score, you’ll have a hard time getting approved for a decent credit card. Before you decide to get an unsecured credit card with a high annual percentage rate and monthly maintenance fees, take a look at secured credit cards.

You will have to put down a deposit to secure the credit card. But you’ll get a regular-looking credit card to use for purchases. These cards are listed on your credit report as a revolving credit account, and as long as your issuer reports your payment history to the credit bureaus, you’ll build a better credit score. That is, as long as you use the card responsibly.

Many people aren’t aware that this option exists. You can check with your local bank or a credit union to see if credit-builder loans are offered. Every institution has its own set of rules and rates for credit-builder loans, but in general, you’ll deposit a small amount, such as $1,000, in the bank or credit union.

You then pay the “loan” back in monthly payments. This type of loan is identified as an installment loan by the FICO score algorithm, so that also gives you a small boost in the “mix of credit” category.

You have a credit utilization ratio, which is the amount of credit used compared with the amount of credit available. If you are carrying balances on your credit cards from month to month, your ratio could be high.

A ratio that exceeds 30% can drag down your credit score. As you pay down debt, your credit score will start to rise. As already noted, available credit is 30% of your credit score. To get the biggest positive impact on your score, keep your balances less than 10%.

Make it a priority in your life to improve your credit, and over time, you’ll see the results of your hard work.

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Mortgage platform matches rejected borrowers to specialist broker

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Borrowers who are struggling to get a mortgage because they are self-employed, have a complex income or are burdened with bad credit can now access specialist deals through a new platform.


Haysto matches customers, based on their profile and financial situation, to a mortgage broker with expert knowledge of securing loans for borrowers in their particular situation.

Traditional lenders and some automated online mortgage platforms may reject some borrowers if they have a less-than-traditional income stream or have a history bad credit.

There are lenders who offer deals to these customers – but they are usually only available through brokers.

Therefore the Haysto platform provides an introduction to these brokers for anyone who has been rejected for a mainstream product or who is worried they may not be approved by going direct to a lender.

Paul Coss, co-founder of Haysto, explained: “Self-employment and poor credit histories are on the rise in the UK, so a growing number of people applying for mortgages simply don’t fit the traditional financial mould.

“Many are being rejected by traditional lenders and online mortgage brokers that can’t see past their situation, while others will be put off from applying at all.”

Coss explained Haysto didn’t simply rely on the ‘computer says no’ approach. Instead the platform provided a personalised mortgage experience by matching customers to specialist mortgage brokers based on their unique situation.

“We want to help everyone access their dream home,” he said.

“Even if they have been rejected before, there are specialist lenders and brokers specifically for self-employed and bad credit mortgages who can help.”

Research carried out by Haysto as part of its launch has found 22% of people turned down for a mortgage blamed their bad credit history and 17% thought it was because they ran their own business.

Coss, who was a specialist broker himself, co-founded Haysto earlier this year after seeing a clear gap in the market for an online platform for customers with complex incomes or credit histories who had been turned down elsewhere.

Case study

Udara Bandera, 52, is just one of the customers he helped. Indeed Bandera turned to Haysto after finding himself £25,000 in debt and with a poor credit rating due to a sustained period of unemployment.

He had been turned down by his bank for a mortgage despite eventually securing a permanent job that allowed him to start paying off his debts, but is now getting ready to move his family into their new home.

He said: “I spoke to six or seven mortgage advisers but they were all telling me different things and it was so confusing. They didn’t seem to understand my situation and I didn’t know who I could trust.”

“I had a lot of support from my specialist Haysto broker and I didn’t feel judged like I had previously. My broker took me through all my options, gave me honest advice and completely put my mind at ease for the first time in ages.

“Thanks to this mortgage and the support I have received from Haysto, I have been able to start my life again. I need to keep slowly building up my credit, and the marks on my credit file won’t go away – even once the debt is paid back – but I am in a much better position compared to any other time over the last five or six years.”



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