Texas Commercial Real Estate Continues to be in High Demand

Big purchases are continuing in Texas commercial real estate with demand outpacing supply. Learn the basics of starting out in this investment strategy.

Texas commercial real estate developments have continued to be on the uptick, though sales are not expected to reach the highs seen last year. The largest sale of 2016 was the State Farm Insurance regional headquarters in Richardson, Texas which went for a whopping $825 million. Some real estate agents are suggesting that there would be more sales this year if there were more commercial buildings to sell, but demand continues to outpace supply. Here, then, are a few of the big purchases that occurred in 2017.

The Dallas/Fort Worth area saw more than $400 million in Texas commercial real estate office building sales—the most of any city in the Lone Star State. Other top commercial property sales in this same area include the Liberty Mutual Insurance’s twin-tower office complex in Plano’s campus which sold for $360 million. The 230,000 sq ft office tower and 100,000 sq ft of retail space known as Turtle Creek Village sold for $123 million. With these types of figures and the high demand, many are considering branching out into the commercial sector.

For those just starting out in Texas commercial real estate, you probably already know the potential benefits such as a steady cash flow, multiple streams of income and increasing wealth and security. Other benefits to consider are longer lease options than residential properties which provide reliable monthly income. In addition to monthly rent, some commercial real estate requires a triple net lease in which the tenant pays property insurance, maintenance and real estate taxes.

Doing your Homework

Before diving in head first, you will want to perform due diligence. This requires knowing the markets and researching the various types of properties such as multifamily, office, industrial, mixed-use, warehouses and retail. Consider the location and understand the neighborhood as well as the current supply and demand. Analyze comps in order to determine current market value. If you’re not quite up to speed on this process, get a good real estate agent to join your team. Calculate the net operating income—revenue minus operation costs such as insurance, utilities, maintenance and taxes— as well as the cap rate. The capitalization rate is the ratio of Net Operation Income to property asset value or cost. As an example: A property listed for $1 million which generates a net operation income of $100,000 would yield a 10 percent cap rate. This figure is used to compare similar properties and to look at historical trends to determine the direction of valuations.

If you’re wondering just what you’re getting into, consider working with a mentor for a bit. Know your own strengths and then fill in any missing expertise with team members that are qualified and that you can trust such as contractors or Realtors.

When it’s time to obtain the capital that you need for your project, call us at Level 4 Funding. We specialize in private hard money loans that often fund in days instead of weeks. We offer flexible terms from 3 to 60 months and have developed a fast and easy approval process. We loan on up to 85 percent of the as-is-value and 100 percent of the rehab costs, and have become the go-to for many investors, contractors and developers who reach out to us when it’s time to fund their next project and add one more property to their portfolio. Who knows? Maybe one day you’ll be making a bid on the next multimillion dollar office complex.

Dennis Dahlberg
Broker/RI/CEO/MLO
Level 4 Funding LLC  Private Hard Money Lender
Arizona Tel:  (623) 582-4444
Texas Tel:      (512) 516-1177
Dennis@level4funding.com NMLS 1057378 | AZMB 0923961 | MLO 1057378
22601 N 19th Ave Suite 112 | Phoenix | AZ | 85027
111 Congress Ave |Austin | Texas | 78701

About the Author:  Dennis has been working in the real estate industry in some capacity for the last 40 years. He purchased his first property when he was just 18 years old. He quickly learned about the amazing investment opportunities provided by trust deed investing and hard money loans. His desire to help others make money in real estate investing led him to specialize in alternative funding for real estate investors who may have trouble getting a traditional bank loan. Dennis is passionate about alternative funding sources and sharing his knowledge with others to help make their dreams come true. Dennis has been married to his wonderful wife for 42 years. They have 2 beautiful daughters 5 amazing grandchildren. Dennis has been an Arizona resident for the past 40 years.

Technorati Tags: commercial loans,commercial lending,commercial mortgage

Building your Texas Commercial Real Estate Portfolio

Building your Texas commercial real estate portfolio can lead to tremendous wealth or increasing stress and financial hardships. Here, then, are a few tips to help you fall into the first category.

You probably have a friend that made it big in the world of real estate investment. Or, maybe that’s had a friend—it’s difficult to catch up with each other when he’s off on yet another around-the-world excursion or Caribbean island hopping cruise. But you can almost always be guaranteed that no matter how easy his life may appear now, there was a time when his nose was to the grindstone and properties that broke even where as numerous as those that made a nice ROI. He learned a lot along the way—if you’re successful as a Texas commercial real estate investor, you have to. Here, then, are a few tips he might share with you if he wasn’t so darn busy jet-setting.

Know Thy Market. This is probably the number one rule when it comes to real estate investment strategies. It’s similar to digital marketing and the number one rule of knowing who your target client is—it’s difficult to know what to pitch if you don’t know who you’re pitching to. To this end, know the demographics. Is this a town of families with young children or up-and-coming professionals? How has the market and rentals vacillated as far as pricing and demand over the years? What percentage of the homes in the area are owned and how many are rented? What is the occupancy and rate rent for the multifamily units? You can save yourself a lot of headaches and start growing your portfolio the right way by understanding the market you’re getting into. Key components include strong job growth, low vacancy rates, a growing population, and affordability. If the thought of researching these important considerations has you looking longingly at the great outdoors, consider getting a real estate agent on your team who can do the dirty work for you and knows the ins and outs of that end of the business.

Budget and Plan. While you would think these two factors would be first on the list when considering developing or purchasing a rental property, you’d be surprised at how often they fall by the wayside. It could be due to the tug of your heartstrings as you look longingly at the property you know you can renovate and turn from a broken down heap of a once-was to a country cabin trimmed in pine with flower boxes overflowing with petunias and a comfortable porch that gleams in the sun. It’s just a shame that when all the numbers are finally crunched, you can’t seem to sell it for the amount you require to make a profit. You outpriced yourself by putting too much money into the property—so much so that the current market cannot sustain it. Before plunking down your recently Texas commercial real estate loaned money, make sure to have the home inspected and, if you won’t be doing the work yourself, get some bids from the local general contractors when laying out the budget.

Additional Considerations when Building your Texas Commercial Real Estate Portfolio

What’s your profit margin and are you looking for cash flow from a rental or a rapid ROI from fixing and flipping? And just as important, if not more so, is the type of funding you secure for the property. Is there a penalty for early payoff? What are your terms and exit strategies?

At Level 4 Funding, we offer construction loans, bridge loans and private hard money loans, all designed to get you the funds you need when you need them so that you can start your project with little worries.

We work with hundreds of private hard money lenders in order to find the right funding for your project at the best possible rate. Call us today for a no-obligation quote.

Dennis Dahlberg
Broker/RI/CEO/MLO
Level 4 Funding LLC  Private Hard Money Lender
Arizona Tel:  (623) 582-4444
Texas Tel:      (512) 516-1177
Dennis@level4funding.com NMLS 1057378 | AZMB 0923961 | MLO 1057378
22601 N 19th Ave Suite 112 | Phoenix | AZ | 85027
111 Congress Ave |Austin | Texas | 78701

About the Author:  Dennis has been working in the real estate industry in some capacity for the last 40 years. He purchased his first property when he was just 18 years old. He quickly learned about the amazing investment opportunities provided by trust deed investing and hard money loans. His desire to help others make money in real estate investing led him to specialize in alternative funding for real estate investors who may have trouble getting a traditional bank loan. Dennis is passionate about alternative funding sources and sharing his knowledge with others to help make their dreams come true. Dennis has been married to his wonderful wife for 42 years. They have 2 beautiful daughters 5 amazing grandchildren. Dennis has been an Arizona resident for the past 40 years.

Technorati Tags: commercial loans,commercial lending,commercial mortgage

Big Data and Texas Commercial Real Estate Investment Trends

Technology has impacted just about every aspect of our lives including the real estate industry and the tools that provide investors with better decision-making abilities at a moment’s notice. Here are just a few of the technical advances that are making a difference in Texas commercial real estate investment strategies.

Data analytics has transformed how and where developers, builders and investors make their next strategic move. This includes demographic data and predictive analytics. With the increasing ability to track more data over a given time period and the power to integrate and analyze at a rapid pace, risk management has increased and important variables are addressed which include job markets and population factors. Actionable trends and patterns are now dictating the current markets that those in the Texas commercial real estate circles are investing in.

How has this changed the face of real estate? Properties can go on and off the market in a moment’s notice and the next “big” market is often determined by those that use big data to determine trends. Now, more than ever, keeping up on the information highway gives investors and contractors that ability to stay competitive. Examples of data being used today includes predicting the worth of a property in five to ten years, traffic and consumer spending analytics if delving into retail investments and patterns that highlight up-and-coming markets which were previously difficult to detect.

Because of the lightning-paced data availability and the market trends they detect, now, more than ever, lucrative investment properties are snatched up as soon as they hit the market. In addition to changing the face of investing, it has also changed the process of funding. In order to snatch up these types of properties, capital is required in days instead of weeks and traditional Texas commercial real estate banking institutions are just not able to perform this rapid time to funding due to numerous regulations and requirements. This has prompted the rise of individual and group private investors that are often able to provide the needed capital in less than a week.

Private Hard Money Lenders for Texas Commercial Real Estate Loans

Private hard money lenders are one of the funding sources that many contractors and developers use in order to access quick capital. This type of loan is asset based and relies on the collateral of the property or other assets. Creditworthiness and credit scores play less of a role in lending determinations.

The full potential of big data has yet to be revealed. It is, however, guaranteed that the fast and predictive analytics it provides will continue to change the face of real estate investment strategies.

At Level 4 Funding, we work with hundreds of private hard money lenders. We provide up to 90 percent of the loan value and offer flexible terms from 3 to 60 months. Our fast and easy approval process allows for funding in as little as a few days.

Dennis Dahlberg
Broker/RI/CEO/MLO
Level 4 Funding LLC  Private Hard Money Lender
Arizona Tel:  (623) 582-4444
Texas Tel:      (512) 516-1177
Dennis@level4funding.com NMLS 1057378 | AZMB 0923961 | MLO 1057378
22601 N 19th Ave Suite 112 | Phoenix | AZ | 85027
111 Congress Ave |Austin | Texas | 78701

About the Author:  Dennis has been working in the real estate industry in some capacity for the last 40 years. He purchased his first property when he was just 18 years old. He quickly learned about the amazing investment opportunities provided by trust deed investing and hard money loans. His desire to help others make money in real estate investing led him to specialize in alternative funding for real estate investors who may have trouble getting a traditional bank loan. Dennis is passionate about alternative funding sources and sharing his knowledge with others to help make their dreams come true. Dennis has been married to his wonderful wife for 42 years. They have 2 beautiful daughters 5 amazing grandchildren. Dennis has been an Arizona resident for the past 40 years.

Technorati Tags: commercial loans,commercial lending,commercial mortgage

Banks across the Nation and in Texas Commercial Lending Institutions are Tightening up Their Underwriting Standards

Banks across the nation and in Texas commercial lending institutions are tightening up their lending standards for commercial real estate loans. Developers, builders and investors are turning to private hard money lenders in order to secure the funding they seek in the time and amount that they require.

The Texas banking system has noted that they have some “balance sheet concerns.” This is due to lending concentrations in construction, commercial real estate, oil and gas, as well as agriculture. They are presently monitoring commercial real estate. Some banks are looking to expand their portfolio with good, strong borrowers while others have noted increasing risk-taking due to increased competition in the current low interest-rate environment leading to loose standards and less monitoring of properties and markets. In many instances, Texas commercial lending institutions with high commercial real estate loan ratios have begun tightening their underwriting standards.

According to the Federal Reserve Senior Loan Officer Opinion Survey, numerous banks have reported tightening standards for construction loans and for loans secured by multifamily units. Even investors in office, industrial and hospitality properties have seen increasing difficulty in obtaining funding from these traditional Texas commercial lending banks. This includes the tightening of the loan-to-value and debt-service coverage ratios. One of the main concerns is the number of commercial real estate loans that were funded in 2006 and that will now be looking for refinance options.

Part of this tightening also stems from global concerns as the recent name calling on the worldwide political stage has left uncertainty. These banks are then choosing to limit their commercial real estate portfolios to existing lenders, thereby decreasing their exposure to risks of the unknown. If you’re looking to obtain your first commercial or construction loan, developing a working relationship with one bank or lender can help you in times of increasing regulations or tightening Texas commercial lending structures.

Time to Funding and Amount of Capital

Increasing restrictions has led to a longer time to funding as well as a diminished amount of capital. In the current environment, matching the right project to the right lender ensures adequate funding in a timely manner. After all, a lender that understands the time constraints of construction or renovation also understands the need for capital when it is required which, in the long run, increases the ROI and provides for a stable base of operation.

As loan volumes and amounts decrease, contractors, developers and investors are turning to hard money lenders for their financial needs.

At Level 4 Funding, we work with hundreds of private hard money lenders, many of which prefer to invest in specific commercial real estate markets. This leads to a good working relationship with knowledgeable lenders and borrowers that work together for the common good. The truth is, it takes decades to build a rolodex such as ours and create the trust that leads to continued working relationships between lenders and borrowers. Many developers and contractors in commercial real estate return to us time and again for their loans because they know that we will do our best to connect them with the right lender that offers the best rate.

Dennis Dahlberg
Broker/RI/CEO/MLO
Level 4 Funding LLC  Private Hard Money Lender
Arizona Tel:  (623) 582-4444
Texas Tel:      (512) 516-1177
Dennis@level4funding.com NMLS 1057378 | AZMB 0923961 | MLO 1057378
22601 N 19th Ave Suite 112 | Phoenix | AZ | 85027
111 Congress Ave |Austin | Texas | 78701

About the Author:  Dennis has been working in the real estate industry in some capacity for the last 40 years. He purchased his first property when he was just 18 years old. He quickly learned about the amazing investment opportunities provided by trust deed investing and hard money loans. His desire to help others make money in real estate investing led him to specialize in alternative funding for real estate investors who may have trouble getting a traditional bank loan. Dennis is passionate about alternative funding sources and sharing his knowledge with others to help make their dreams come true. Dennis has been married to his wonderful wife for 42 years. They have 2 beautiful daughters 5 amazing grandchildren. Dennis has been an Arizona resident for the past 40 years.

Technorati Tags: commercial loans,commercial lending,commercial mortgage

In the World of Texas Commercial Real Estate--Austin has been named America’s Number One Non-Gateway City

Texas commercial real estate investors are turning their attention to non-gateway cities. Austin has just been named the number one non-gateway city for Texas commercial real estate investors.

A gateway city is defined as a primary arrival and departure point into a country such as an airport or a seaport. In terms of commercial real estate, it usually defines the big and the bold—and is represented by cities such as San Francisco and New York. But these larger than life cities are currently facing some challenges due to over-supply and low yields. When the subprime mortgage crisis changed the face of the nation, real estate investors first returned to those markets that yielded the best ROI and had strong demand. Because of this, these types of markets are becoming oversaturated and investors are turning their attention to non-gateway cities.

Non-gateway cities that seem to be the hot spots for commercial real estate investing include Phoenix, Denver, Portland—Oregon, that is—Charlotte, Raleigh, Nashville and Atlanta. According to the global law firm DLA Piper’s State of the Market Survey, Austin recently came out as the top non-gateway city in America for Texas commercial real estate investing—quite an achievement for a town whose population falls under 1 million. It does have all the attributes that investors look for including a strong job market, growing population, educated demographics and/or a strong industrial sector. Now could very well be the time to get into this burgeoning non-gateway market while it is till attractively priced and supply has not overshot demand.

According to the Austin Board of Realtors, “Central Texas housing market sees record-breaking 2017 summer selling season.” The sales of single-family homes in the city of Austin jumped over 6 percent year-over-year. And in the five-county area, home sales topped $1 billion in a single month. The median price continues to rise as well and came in at approximately $361,000 in the city of Austin in August and $300,000 in all five counties. Currently, there does not appear to be an increase in supply to the extent that it has started affecting prices, leaving investors confident in a high yield that is difficult to obtain in some of the gateway cities.

Hot Texas Commercial Real Estate Investments in Austin

So just which markets are investors turning to? As evidenced by the numbers, single family homes seem to be a lucrative venture. Multifamily units also seem to be a hot market and as more and more businesses continue to make Austin their home, the need for these types of properties should continue to ensure optimum occupancy and good rental rates. After all, people always need a place to live which makes these types of investments fairly stable if purchased in the right areas. And, while investments in retail have been a little bit rocky lately, secondary markets still seem to offer relative value due to job growth and a lower cost of living than the gateway cities.

Private hard money lenders offer short-term loans to Texas commercial real estate investors for these types of projects.

If you’re looking to purchase a property for a quick fix-and-flip or for a rehab and hold, seeking funding from a private hard money lender is often a good choice for real estate investors. This is primarily because the time to funding is much shorter than a traditional bank, getting you the capital you need to start your renovation or purchase that ideal property that just came on the market. At Level 4 Funding we can often provide you with the capital you need in less than a week.

Dennis Dahlberg
Broker/RI/CEO/MLO
Level 4 Funding LLC  Private Hard Money Lender
Arizona Tel:  (623) 582-4444
Texas Tel:      (512) 516-1177
Dennis@level4funding.com NMLS 1057378 | AZMB 0923961 | MLO 1057378
22601 N 19th Ave Suite 112 | Phoenix | AZ | 85027
111 Congress Ave |Austin | Texas | 78701

About the Author:  Dennis has been working in the real estate industry in some capacity for the last 40 years. He purchased his first property when he was just 18 years old. He quickly learned about the amazing investment opportunities provided by trust deed investing and hard money loans. His desire to help others make money in real estate investing led him to specialize in alternative funding for real estate investors who may have trouble getting a traditional bank loan. Dennis is passionate about alternative funding sources and sharing his knowledge with others to help make their dreams come true. Dennis has been married to his wonderful wife for 42 years. They have 2 beautiful daughters 5 amazing grandchildren. Dennis has been an Arizona resident for the past 40 years.

Technorati Tags: commercial loans,commercial lending,commercial mortgage

Commercial Loans In Texas – What You Need To Know About Working With the SBA-Part 1 - Benefits

While there are many sources of commercial loans in booming economies, like that of Texas, many small business owners often turn to the Small Business Administration (SBA) for their lending needs. Even though many small business owners find lots of helps with the SBA, there is a lot to the process.

Dealing with the Small Business Administration is like dealing with any other government bureaucracy. The benefits might be very good for you, but wading through the endless amounts of red tape and paperwork can be discouraging to even the most stalwart of pursuers.

But why should a business owner pursue a commercial loan from the Small Business Administration anyway? Why is the SBA different than any other lender? There are actually a number of benefits that an SBA loan has over traditional lenders,

One of these benefits is that the cost of obtaining such a loan is usually lower than it would be by pursuing a similar loan through a bank or other traditional lender. This means that the borrower will have to put forward a smaller down payment (and some SBA loans actually include, or have provisions to include, the entire cost of the loan).

Another benefit that is incredibly appealing to many small businesses is that there are often lowered requirements in order to secure a loan. While many traditional lenders require sources of collateral or an excellent credit history in order to secure a commercial loan, the SBA, for the most part, does not require a borrower to have any collateral. In fact, the SBA often grants businesses loans based on cash flow, rather than credit history. This makes it an excellent source of funding for those business owners who have taken some financial hits in the past. If decent cash flow can be demonstrated, it is most likely that the SBA will be able to work with you to find funding.

Term lengths and interest rates are another appeal of the SBA to small business owners. The repayment terms are usually much longer than that of traditional lenders, with many commercial loans having a term of up to 25 years. That is a tremendously long period of time to pay a loan back in the world of commercial lending. In addition to a more agreeable timetable, the interest rates of loans from the SBA also has the potential (this is not always the case) to be lower than traditional sources and significantly lower than hard money loans. Longer terms and lower rates mean that small businesses can focus on growth, rather than debt.

How can I use the benefits to my advantage if I am looking for a commercial loan to expand my business in Texas?

If you are in a position where your small business needs access to capital, but you are either just starting out or have had some credit problems in the past, the Small Business Administration might be an excellent source of help with a commercial loan to help you achieve your business goals. This could even help you to take advantage of a great business opportunity with a commercial loan in Texas.

Dennis Dahlberg
Broker/RI/CEO/MLO
Level 4 Funding LLC  Private Hard Money Lender
Arizona Tel:  (623) 582-4444
Texas Tel:      (512) 516-1177
Dennis@level4funding.com NMLS 1057378 | AZMB 0923961 | MLO 1057378
22601 N 19th Ave Suite 112 | Phoenix | AZ | 85027
111 Congress Ave |Austin | Texas | 78701

About the Author:  Dennis has been working in the real estate industry in some capacity for the last 40 years. He purchased his first property when he was just 18 years old. He quickly learned about the amazing investment opportunities provided by trust deed investing and hard money loans. His desire to help others make money in real estate investing led him to specialize in alternative funding for real estate investors who may have trouble getting a traditional bank loan. Dennis is passionate about alternative funding sources and sharing his knowledge with others to help make their dreams come true. Dennis has been married to his wonderful wife for 42 years. They have 2 beautiful daughters 5 amazing grandchildren. Dennis has been an Arizona resident for the past 40 years.

Technorati Tags: commercial loans,commercial lending,commercial mortgage

Things to Consider When Looking to Apply for Commercial Hard Money Loans

Commercial hard money loans can lend a helping hand when a borrower needs a quick loan. It is still always helpful to do plenty of research and know the best ways to approach this process from the beginning of the application to closing.

First, start looking for a reputable and dependable lender that specializes in commercial hard money loans. This is when referrals really come in handy, so don’t be afraid ask others that you trust who they may recommend. Next, structure and design a plan. You want to be prepared when you are going to meet with your lender. Make sure that when you meet with your lender, present a thorough plan that includes long-term goals that you have in mind for business. Also, always include specifics like deadlines and other important dates.

The plans that you present to your lender should not only include deadlines and other important dates, but also the address of the property, the reason for the loan (is it a new loan or are you refinancing an existing loan), the property purchase price and the budget you have set. You can find a number of ways to present this information, just be prepared and have all the information present that is needed for the lender to make their decision. The more prepared you come and the more information that you present, the more likely that you will see approval.

Commercial hard money loans require certain documentations for a better chance of approval. A note and deed of trust is almost always required documents. Other documents your lender might request to review include financial statements, tax reports and proof income. Also, a personal guarantee for the borrower could be very beneficial.

Using lenders for commercial hard money loans are there when you need them but at a hefty cost

The thing to always remember when it comes to commercial hard money loans is that they will come with much higher interest rates and other fees compared to conventional loans. Because the risk is much higher with these loans, rates usually range between 10 percent to 15 percent on average. This may also include prepayment penalties. Of course, extensions could be possible, but you need to negotiate all of the terms and have an open line of communication with the lender at all times. This is why finding the right one you can trust and that is dependable is so important.

Know the eligibility time of your commercial hard money loans

Most of these loans have a timeline of about 12 months, but sometimes they can even be shorter for around 6 months. The shorter-term loans usually occur when dealing with single residential properties. Some loan terms can be longer, ranging anywhere between 2 to 5 years when it comes to commercial renovations.

Dennis Dahlberg
Broker/RI/CEO/MLO
Level 4 Funding LLC  Private Hard Money Lender
Arizona Tel:  (623) 582-4444
Texas Tel:      (512) 516-1177
Dennis@level4funding.com NMLS 1057378 | AZMB 0923961 | MLO 1057378
22601 N 19th Ave Suite 112 | Phoenix | AZ | 85027
111 Congress Ave |Austin | Texas | 78701

About the Author:  Dennis has been working in the real estate industry in some capacity for the last 40 years. He purchased his first property when he was just 18 years old. He quickly learned about the amazing investment opportunities provided by trust deed investing and hard money loans. His desire to help others make money in real estate investing led him to specialize in alternative funding for real estate investors who may have trouble getting a traditional bank loan. Dennis is passionate about alternative funding sources and sharing his knowledge with others to help make their dreams come true. Dennis has been married to his wonderful wife for 42 years. They have 2 beautiful daughters 5 amazing grandchildren. Dennis has been an Arizona resident for the past 40 years.

Technorati Tags: commercial loans,commercial lending,commercial mortgage