Show notes
Commercial loans are what brings your real estate deals to life, and given the fact that the Coronavirus has affected lending significantly, we are keeping a pulse on what is going on, and what the potential impacts will be in real estate. Some topics we are curious about are: How should borrowers prepare for lending as we start to come out of this? What will likely happen in the lending industry over the next 6+ months? How should loan contracts look like moving forward? Billy Brown will help us with some answers.
You can read this entire episode here: https://montecarlorei.com/how-is-lending-changing-with-covid-19-and-what-are-the-impacts-in-real-estate-prices/
Has much changed in the lending industry over the last two weeks?
Agency debt: if you haven't talked to your agency debt lender, do. Right now they are up and running, but expect delays in that, especially if you're putting contracts or offers in properties right now. Expect at least a 90 day close. And you're going to need escrow for 12 to 18 months of payments and reserves at closing. So your raise is going to be much higher. They're going to scrutinize properties left and right, as far as your rent rolls and payments and all of that are getting scrutinized, with good reason.
Bank lenders or depository lenders: right now they are scrambling. They were already low on deposits. And they’re going to get lower. So lending for them is going to be tighter for a couple reasons. One is the fact that you’ve the SBA program which is running through the depository lenders that they’re going to have to facilitate. People don’t understand what’s going on with that process so they don’t know how to even answer questions. The other part of it is the forbearance from the existing loans.
Non bank lenders, lenders that actually do the more unique things, Non-QM lenders, hedge fund type of lending where they create loans, balance sheet them, and then sell off the notes to Wall Street. Wall Street doesn’t buy anything right now.
How should borrowers prepare for lending as we start to come out of this?
It really depends on where you’re at in the process, if you’re in the middle of a purchase, or even a refinance that you’re trying to close the next 30 days. You have to ask yourself a lot of serious questions around your third party risk. Are your tenants going to be able to pay? If they can’t pay, do you have enough reserves to be able to withstand 6, 12, 18 months of lower income. We’ve seen some lenders on good properties, on a refinance, say that they’re going to refinance more properties worth this, we do believe is going to be a shorter recovery. But what we’re going to do is just protect you and us we’re going to ask for payments, we’re going to cash you out, but we’re going to ask for payments to make sure that we’re paid, that you’re paid, as well as CapX and all that. They’re not going to release funds for you to go pay off credit cards, or go buy another property.
If you’re in the middle of a purchase, the lender is your friend. Find out what information do we need to have to make sure that the asset I’m buying is still going to be a good asset after this is done.
If you’re not a buyer right now, and think that some sales will be going on. What do you need to do to get prepared? The first thing is let’s get your finances in order. Get your loan package already prepared. Organize all your documents, your taxes, W-2’s, 1099’s, pay stubs, bank statements, PFS, all of that into one place where it’s easy to access.
Billy Brown
www.billybrown.me
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