The Everything Guide to the 1031 Exchange For Apartments and Using leverage to Bolster Returns

The Everything Guide to the 1031 Exchange For Apartments and Using leverage to Bolster Returns

Essentially, in deferring capital gains tax obligations, investors are able to use the government’s due tax dollars for real estate investment and earn the return on that capital without having to pay anything to the government besides the actual tax obligation owed whenever, in the future, the investor chooses not to exercise his right to a 1031 exchange.

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Going Green in Multifamily

Going Green in Multifamily

The Fannie Mae Multifamily Green Initiative was created to provide loans for properties investing in energy efficient, cost-cutting improvements and lifestyles. The Green Initiative program allows for an increase of 5% in loan proceeds as well as a 10 basis points (bps) reduction off the all-in interest rate. 

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Stop Before You Yield!

Stop Before You Yield!

If you’re new to the world of commercial real estate, the phrase yield maintenance prepayment penalty has likely never been part of your vocabulary before. If you are trying to acquire a loan for a multifamily property, however, you must be aware of your prepayment options so you can make correct financial decisions for the long run.

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Freddie Mac SBL Program

Freddie Mac SBL Program

with this new program comes a new list of goodies and benefits for servicers and sellers. These benefits include a simplified pricing process, a simplified SBL insurance assessment, less documentation, a reduction in due diligence requirements and easier third party reporting. Did we mention, better pricing?

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Cash On Cash Returns

Cash On Cash Returns In Commercial Real Estate Investments

The definition of cash on cash returns can be simplified as follows; cash on cash return is a rate of return commonly used in multifamily and commercial real estate finance. The amount of cash income on the amount of cash you invested is concerned when the calculation is done.

Simply, the cash on cash return is calculated by dividing annual income by total investment. Cash on cash return is also called the equity dividend rate in certain cases. This is one of the most common return systems that can be found in the real estate industry. Referring to the example mentioned above, you can see it is a ratio, which is converted in to a percentage.

Knowing the formula, you should realize that the cash flow figure equals the net operating income of the property. Usual operating expenses should be deducted from the gross rental income. Then the answer should be divided by the equity investment to get the cash on cash return.

Income tax effects, resale implications, future cash flows, loan principal deductions are not taken into consideration when measure the cash on cash return.

The cash-on-cash aspect can be utilized to figure out the effects of leverage. That is when using a commercial mortgage loan to finance a portion of the property’s purchase value. For instance, assume an investor is able to secure a $600,000 mortgage loan on a $1,000,000 acquisition. Although debt repayment expenses like interest and other costs are going to occur, in this case a remarkably lesser investment is required and hence the additional expenses can be considered as worthwhile ones. Instead of buying a $1,000,000 property with $1,000,000 cash, you are buying it with $600,000 debt and only $400,000 cash and therefore your cash-on-cash returns will measure results on an overall investment that is the same size, but your cash outlay being significantly less. 

This indicates if you can finance a greater portion of the property’s purchase value you can increase the cash on cash return. However, loans always involve a certain amount of risk. If the projected net operating income decreased substantially the owner may be liable to make principal and interest payments or even, at some point, the entire loan.

 An investment in commercial real estate, of course, is a subject to be studied thoroughly prior to making any decision. Income taxes, the possible risk, the amount of money to be borrowed, and the finance alternatives available are the key components to consider before making a decision. 

Loan Ratios in Multifamily and Commercial Real Estate

Loan Ratios in Multifamily and Commercial Real Estate
So don't get too excited if your loan amount based on your LTC or your LTV looks above and beyond what you expected, because you are going to get the lesser of the two, and quite often the lesser of three or four ratios. Lenders are experts in risk mitigation, and that means they know how to manage leverage and loan amounts. 
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Non-Recourse Loans

Non-Recourse Loans
A non-recourse loan on a commercial or multifamily property is a loan that does not require the personal guarantee of the borrower(s). To put it simply this increases investors/lender risk and reduces risk/liability to borrower(s).
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