If you’re a real estate investor, it’s been a tough go in the last few months when it comes time to refinance your investment property.  But things have changed in the last 2 months that can increase an investor’s cash flow rental property.

The investors that we have wholesaled our investment properties in Philadelphia, as well as our own properties, have seen the rates come down to nice levels.  The cash flow potential as increased with these lower rates and terms.  On top of that, effective March 1, 2009, Fannie Mae has lifted the 4 property financed property limit to 10.  Although the qualifications are still a bit tough, as Skip Lucas comments from Creative Mortgage Broker.

One of our financial sources, MAC Investments,  has a refinance program of 4.87 %, 30 year with 1 point.  MAC Investments has both hard money and refinance programs. Of course it depends on your own situation, credit score, income, etc. 

To have seen rates like these just 2 months were unheard of.  When we refinanced two of our properties in late December, our rate was 6.7% for 25 years.  That was great!  Back then.  How things change in two or three months.

In all, for those that are active real estate investors, these terms will be able to add to your monthly cash flow – your bottom line.  The best thing to do is contact SEVERAL finance sources and see what they have.  Check out our website for some sources to start with.  Click on the “Refinance” and “Hard Money” buttons on the left.

One of the things we’ve seen over the years is that an investor will call ONE bank and get a lousy rate quote or strict qualification limits and then say that they can’t refinance.  It’s like shopping for a TV – you go to several banks (preferably small ones), call several financial sources, and see what’s available.   AND DO THIS WHILE YOU’RE LOOKING for an investment property, not when the rehab is done.

Last Friday, Fannie Mae rolled-back one of its least popular mortgage guidelines updates of the last 12 months.

Effective March 1, 2009, real estate investors can once again own and finance up to 10 individual properties.  The restriction reversal does come with new minimum requirements, however. 

Homeowners buying a 5th, 6th, 7th, 8th, 9th or 10th home must meet the following standards, as set forth by Fannie Mae:

1. 720 credit score
2. 25% downpayment for a 1-unit (30% for a 2-4 unit)
3. No mortgage delinquencies in the last 12 months
4. 6 months of reserves for each investment property

In other words, Fannie Mae is re-opening the lending spigot for real estate investors with good credit, a sizeable downpayment and ample reserves. 

According to Fannie Mae, the change rationale is that experienced investors can “play a key role in the housing recovery”.  Until now, foreclosure auctions have gone at less than full speed because investors unable to pay cash have been halted by the existing 4-property Fannie Mae limit. 

Going forward, expect a more expedient foreclosure liquidation nationwide which should, in turn, provide further support for the housing market.

And lastly, not to be forgotten, homeowners with more than 4 properties can finally participate in the ongoing conforming mortgage Refi Boom. Until now, they’ve been stymied by the 4-property restriction, too.

This decision gives confidence to the real estate investors out there whose goal is to build a portfolio of properties and a substantial passive income.   Contact us at Sellphillyproperty.com and take a look at the real estate investment properties we have available with positive cash flow.  Some can enter or add to their portfolio with limited or no cash of their own.  Call or email us.