Private Money Mortgage Loans: A Guide for Borrowers

Private money mortgage loans have become an increasingly popular option for borrowers who may not qualify for traditional bank financing As a real estate investor and blogger, I want to provide a comprehensive guide explaining what private money loans are, who offers them, their pros and cons, and things to consider before getting one

What Are Private Money Mortgage Loans?

Private money mortgage loans are non-traditional home loans offered by private lenders, not banks or mortgage companies. The lenders are often individuals companies or groups who have pooled funds to lend.

Some key characteristics:

• Offered by private lenders, not banks
• Lender sets own criteria, not conforming to standards of Fannie Mae, Freddie Mac, FHA, etc.
• Often used by real estate investors and flippers
• Higher interest rates and fees than traditional mortgages
• Shorter loan terms, like 1-3 years
• Lending based more on collateral than borrower’s finances

Unlike regulated lenders, private lenders can set their own criteria for approving borrowers. This provides more flexibility but less oversight.

Who Offers Private Money Loans?

There are a few main sources for private money mortgage loans

• Individual investors – Wealthy individuals may offer private loans if they have excess cash to invest and want higher returns. Often arranged through personal connections.

• Mortgage companies – Some non-bank lenders specialize in private money loans. They have funds from individual investors or groups.

• Real estate investment groups – Many local real estate investment clubs and hard money lending groups offer private loans. Members pool funds.

• Friends and family – Borrowing from people you know allows more flexible terms but can damage relationships if not repaid.

• Websites – Online lending marketplaces like LendingHome allow investors to fund loans to borrowers.

Pros and Cons of Private Money Loans

Compared to regular mortgages, private money loans have some advantages but also drawbacks to consider:

Pros

• Easier to qualify – Better option for borrowers with poor credit or who don’t meet bank standards

• Fast process – Can be funded quicker than traditional mortgages

• Flexible requirements – Lender may require less documentation and lower credit scores

• Useful for real estate investors – Good for flippers or rental properties banks may not finance

Cons

• Higher costs – Interest rates typically 8-15%, origination fees 1-5% of loan amount

• Shorter terms – Often 1-3 years so must refinance into another loan

• Variable rates – Interest may fluctuate instead of fixed rate

• Fewer protections – Not regulated like banks, less recourse if problems occur

• Risk damaging relationships – Borrowing from friends/family can harm ties if not repaid

What Do Lenders Look For?

While bank lenders focus on your income, credit score and debt-to-income ratio, private lenders emphasize the property’s value and your equity in it.

Key factors private lenders may evaluate:

• Loan-to-value ratio – Want sufficient equity, at least 20-30% typically

• Property appraisal – Confirm fair market value to secure their investment

• Experience with real estate – More comfortable lending to experienced investors

• Exit strategy – How you’ll pay off the loan, like selling or refinancing

Bringing significant equity or other collateral to the table makes approval more likely. Having a solid business plan helps too.

Tips for Getting a Private Money Loan

If you need flexible financing, here are some tips:

• Shop around – Compare offers from multiple potential lenders

• Negotiate – Seek the best possible terms like lower fees or interest rates

• Get experienced help – Work with a real estate attorney to review agreements

• Understand the costs – Ask for detailed estimates of all fees and closing expenses

• Build relationships – Private lenders value working with borrowers they know and trust

• Highlight your expertise – Sell lenders on your real estate investing experience

• Offer collateral – Provide assets or equity beyond the property to secure the loan

Alternatives to Private Money Loans

If you don’t qualify for a traditional mortgage, private financing may not be your only option. Here are a few alternatives worth considering:

• FHA, VA, or USDA loans – Government-backed mortgages have more flexible credit standards

• Renovation loans – FHA 203(k) and other programs finance purchase and repairs

• Home equity loan or line of credit – Use equity in current home for down payment on investment property

• Partner financing – Seller may provide financing if you lack down payment

• Crowdfunding – Websites like LendingHome allow multiple investors to fund your loan

• Wait and improve credit – Build your score before applying so you can qualify for prime financing

The Bottom Line

Private money mortgage loans provide flexible financing from non-bank lenders when you can’t qualify for traditional mortgages. But higher costs and fewer protections mean you should explore all your options before choosing this route. If you have the equity, experience and exit plan private lenders look for, and do your homework to get the best terms, a private loan can be a viable solution for real estate investors.