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This is ridiculously bad-ass, powerful information that every guru would charge thousands of dollars for. Hey, Daniil Kleyman here, bringing you a terrific, information-packed blog post series that introduces several concepts related to the art of structuring deals using private money lenders. I want to tackle a chronic, nagging problem that I see a significant number of my real estate friends and colleagues struggling with time and time again: Knowing how to effectively craft private lender transactions for your real estate deals. It seems to me that most people in the real estate game know maybe one or two basic ways to structure private lender deals, and in my opinion that’s just not enough.
So, with this 4-part blog series, I’d like to help you change that by walking you through six simple-yet-effective private lender structures with step-by-step instructions. Before we dive deep into those structuring methods, we need to begin with a solid foundation.
So to start us off in this Part 1, we’ll begin with what it means to be a transaction engineer and why you want to be one in the first place. Maybe it’s my background in finance and financial modeling, but it’s always just made sense to me to look at each of my deals from multiple angles and think of as many creative ways to approach it as possible before choosing one path or another to move forward with. But after a long time in the real estate trenches now, I’ve come to realize that this way of thinking doesn’t necessarily come as naturally for everyone else in the arena as it does for me. A transaction engineer understands the value of (i) creative thinking and (ii) flexibility in how you approach each deal, because well, every deal is different. And similarly, no two private lenders are exactly alike – each has their own view of what an ideal return looks like for them, and some will have a higher risk tolerance while others will have a lower risk tolerance. Your best advantage is in knowing how to work with all types of private money lenders, and the best way to do this is to understand multiple ways you could possibly structure your arrangement with them. It’s not that hard, you just need a few ‘templates’ to follow, and that’s exactly what I’m about to walk you through in plain English here. Getting your head around six solid ways you can structure your private lender transactions is a big help for sure.
In fact, I would contend that your ability (or lack thereof) to effectively present your private lender proposals in a coherent, organized way is something that can set you categorically apart as either a real pro or a total amateur in the eyes of a private lender. To this end, I’d be remiss if I didn’t let you in on how I’ve flat-out solved the ‘explaining it to your lender’ part for good. In a nutshell, a few years back I created some simple, user-friendly software for exactly this purpose: To make structuring your deals, and then presenting your deals to your lenders a total piece of cake. That last part is especially key to our discussion here, because the professional reports you can generate for your private lenders are in an easy ‘plug and play’ format that allows you to be super-flexible with your deal structuring, depending on the scenario and the type of private lender you’ll be presenting to. You simply enter numbers into specific fields (which you can change as needed), and it does the math for you instantaneously. Rehab Valuator does the ‘heavy lifting’ for you and gives you instant credibility by establishing you as a total pro in the eyes of your private lenders and colleagues.
Recently, I opened up a dynamic, cloud-based version of the software, and people are absolutely loving it. So as we walk through this together, I’ll also be touching on how you could leverage Rehab Valuator to easily apply each of these six private lender structures to your deal in a snap. If you have your own free Rehab Valuator account, feel free to follow along with the examples I present – plus, I’ll include some screenshots throughout that should be helpful. For those who know me and are familiar with my style, you know I don’t care too much for fluff.
Before we get into the nuts and bolts of working with private money lenders, I want to do a quick review of (i) the types of financing that are out there, (ii) the differences between them, (iii) and the pros and cons of each. Once you get the clear picture of the types of financing, you will more fully understand where private lenders best fit in, and why they’re so key to your real estate business.
Please bear in mind that it would be practically impossible for me to cover every funding scenario for all the different types of niches in real estate investing, so for our purposes, we’ll focus just on residential real estate that you’re either rehabbing or flipping.
In my experiences, dealing with conventional bank lenders almost always means experiencing all sorts of unnecessary hassles and painful issues – especially for investors. First of all, there’s an automatic limit to the number of properties that conventional lenders will allow, which is typically 10. The bottom line is their guidelines are extremely strict, full of hassles and require a ton of paperwork. The reason they’re called “portfolio” lenders is because their loans are mostly kept in their own portfolio rather than being sold to the secondary market, which means they are not subject to the strict guidelines that govern entities such as Fannie Mae and Freddie Mac.
Since portfolio lenders loan their own funds to you, they can be much looser with their lending guidelines, which can often create a path of much less resistance for you to borrow from them.
Generally, these loans carry short-term calls, which means they may expect your loan to be repaid within 3, 5, or 10 years. I presently have a very large number of loans with this type of lender, which tells you that I like portfolio lenders and tend to use them a lot.
If you’re unable to qualify for either the portfolio lenders or the conventional lenders, another option to consider is to go with a hard money lender. Hard money lenders are in the business of making higher-risk loans, and they’re adept in their business. Most hard money lenders charge a 12% to 16% interest rate and typically also charge the borrower to pay 4 to 8 points up front. I’ve seen in many cases where the hard money lender states in a clause in the contract that if you don’t get out of that loan in 9 or 12 months (whatever the contract says), the interest rate suddenly skyrockets to nearly double what you started out paying.

Think about it – if you’re paying 15%-20% annualized on your money, that’s going to eat into your profit margins bigtime. So my general philosophy is this: Unless you have a strong, secure deal, it’s best to steer clear of hard money lenders. Private lenders are often just regular people you know or come into contact with in your everyday life, who happen to have cash available that you could tap into. Overall, my view is that private money is by far the most flexible money that you will find.
So now that you have an overview of the 3 basic types of financing, let’s briefly take a closer look at how you might consider each one in a real-life deal.
Let’s say you want to buy, rehab, or flip a house and you’ve decided to go to either a local community bank or credit union.
Personally, I like construction loans for my bigger projects because it’s not expensive money.
You, as the borrower, receive a loan for X amount of money from the private lender in exchange for a monthly interest payment based on X percent.
You, as the investor, find the deal, rehab and flip the house, while the lender funds either all or most of the purchase and renovation. Before we dive right all-in to the nitty-gritty here, it will be helpful for you to understand that all six of these specific private lender structures can be categorized under four broader private lender scenarios. In the “higher loan-to-value” scenario, the lender would be willing to take a little more risk with you and fund more of your deal – which is always great if you can get it.
Structure 4: Your lender funds it all (including rolling in the closing and holding costs) and lets you defer any interest payment until after the property sells. The “debt and equity” scenario is a little more creative, in that your lender gets paid two different ways from the deal. Structure 5: Your lender funds everything, and you give them both (i) an interest payment and (ii) a cut of your end-profits in the deal. Finally, I’m going to cover a scenario that’s really more like a single-deal partnership, but viable for sure and should definitely be counted in your arsenal of options to consider.
Structure 6: Your lender funds everything (100% of purchase AND rehab) with only a profit split. Something to bear in mind: At times, your lender may not feel comfortable with taking a large risk by funding your entire purchase price and renovation. This touches on an important point: When structuring your deals, the return your lender receives should be commensurate with the risk that he takes on. The main point here is that the more risk your lender takes on – the more money they’re lending you versus the value of the property – the higher their potential return should be as well. This concept will become clearer as we now progress through the 6 ways to structure your private money deals. Well, this seems like a perfect place to pause… and get super excited for the upcoming Part 2 of my 4-part blog series.
So next time in Part 2, I’ll start walking you through those six different structuring methods.
Of all the big-name RE gurus I have ever run across, you are one of three names who impress me the most, specifically because of your willingness to help those who are just starting. Oulton College is one of the private institutions in New Brunswick which is speaking out against the Gallant government's new free tuition program. Only publicly-funded colleges and universities are included which has shut out students who want to attend private career colleges. Oulton College president Darcie Robichaud says students may have gained free tuition but in the process, they have lost another valuable program. Robichaud says Oulton College and other private colleges want to be on a level playing field and are asking the Gallant government to include them in the free tuition program too. What’s more, you can even hide the app itself and can enable it simply by dialing in to a pin number.
I’ll also include really helpful images from my Rehab Valuator software, which (in case you haven’t heard) is an incredible program I created that can help you easily structure deals and present them professionally to private lenders.
So one thing I want to do here is help you start thinking more like a transaction engineer. This means stepping outside the “one size fits all” box you’ve been stuck inside, and learning how to structure and present your deals more creatively. But knowing then how to express these concepts to your private lender in a clear-cut, intelligent and concise manner – well, that’s another thing entirely.
Once you’ve dialed in a deal structure you want to roll with, you’re just one click away from the most impressive-yet-straightforward private lender proposal you’ve ever seen. As a highly active investor and developer myself, I approached Rehab Valuator knowing exactly what I needed this software do to for me, and I’ve worked very hard to ensure it’s entirely flexible and comprehensive, while still ridiculously simple and easy to use. If you want to check it out, you can set up a free account (no strings attached) and give it a try yourself.
I prefer to just give out solid, proven information you can put to use in your business immediately, and that’s exactly what I aim to do for you here.
I’ve heard of them going back and forth between limits of 4 and 10; I actually don’t know what it is now because I just don’t deal with these lenders anymore myself. You also must have a sterling credit rating as well, and they’ll almost always require you to sink 20%-30% down. These lenders often add weight to their assessment of you personally and your business rather than just what your credit score and financials say on paper. I find that the interest rates I get from portfolio loans are much lower than what I would otherwise pay a hard or private lender – and I’m a fan of cheap money when I can get it.

So if you’re borrowing $100k from a hard money lender, it can cost up front anywhere from $4,000 to $8,000. If this is the route you choose to take, you will need a very solid deal and a secure exit strategy. These guys are serious about keeping their money moving in and out of deals, rather than sitting parked in a single property for an extended period.
For the most part, they’re not professional lenders and may not even know much about real estate investing.
The regulations that are in place really have more to do with how you solicit private money as opposed to how you structure your private money deals. About any structure you can create (and that you and your private lender agree on) is possible. Most of the time, you’ll need to pay a higher interest rate than you otherwise might with a portfolio lender, but it’s still a heck of a lot less costly than your typical hard money lender, and it’s just about impossible to beat the flexibility factor. The first roadblock will be that conventional lenders will almost never finance a renovation. However, the borrower still must be able to qualify, and the qualification process can be pretty intense even with portfolio lenders.
So in this first scenario, a lender hedges their risk by keeping a relatively low LTV in your deal. With this solid foundation of information you’ve gotten today, we’re now ready to embark into the six private money deal structures. The app will choose space on your smartphone where you can add in contacts you want kept private. I’ve been using Rehab Valuator with great success to structure and present deals in my real estate investing and development business for more than 7 years now and a few months ago we launched a brand new, web-based platform that is brain-dead simple to use and very effective.
It’s not super complicated, but like anything you learn for the first time, it might seem clunky at first. Basically, they’ll want to know everything about you, and it’s just very difficult to qualify and a real pain overall. From an investor’s perspective the most prominent difference between portfolio lenders and conventional lenders is that portfolio lenders are far easier to deal with. They will, however, still examine everything you have such as your assets, other properties, and balance sheets.
These lenders are very expensive, and the way they make their profits is by turning over their money quickly. Even with these types of loans you will still need to qualify based on income, credit, assets, and so on.
There is also a promissory note for the amount of the loan, promising to repay the loan after the agreed term.
This happens if your deal feels particularly risky for some reason, or when your lender simply has a lower tolerance for risk, and they feel like their risk can be offset some if you have some of your own ‘skin in the game’ as well.
As you go up the risk spectrum, your lender lends you a higher loan, and the potential return keeps going up as well.
No one except you have the access to that password and that is the whole purpose of that extra layer of security. Typically, they won’t lend on a deal for more than 12 months, because they make much of their money on points. The lender could raise the interest rate, charge you another heap of fees and points, or even foreclose on the property. Additionally, you might get a 5%-8% interest rate, and typically a 6- to 12-month term after which the loan will be called (or will roll over in what’s called a mini-term). All your entries in Penzu are private by default, but if you want, you can print or share your entries with others. It tracks when your text messages have been read and will recall them before and after they have been opened. Just run back through it a couple of times if you need to until it ‘clicks.’ If you take the time to learn what I’m sharing here, you’ll be able to speak to and present to potential lenders like a pro no matter your level of expertise. You must be able to rehab and sell the house under the terms specified or lose the house to the lender – or possibly risk paying even higher interest rates.
You can text whatever you like to whomever you choose and the messages back and forth will remain private. But if you want high level security and more customization, then you can always upgrade to it’s Pro version.
Required fields are marked *CommentName * Email * Website Notify me of follow-up comments by email. Tagging entries, more customization, multiple journals and encryption is available with Penzu pro which currently comes just for the price of 19$ per year. Notify me of new posts by email.Recent Posts Interactive Ping Pong Table Teaches Players How to Improve Their GameTechnology May, 2nd 2016 Students Of Quebec University Create A Car That Can Travel 2585 Miles On A Single Gallon Of FuelCars Bikes May, 2nd 2016 10 Best Cases For Samsung Galaxy J1 NXTTop 10 May, 2nd 2016 Ever Wondered Why There Is A Tiny Hole At End Of A Pen Cap? You can choose which messages you want kept private that are stored in your regular text app.
This means that if anyone else gets hold of your smartphone, they will not be able to access these messages. The app encrypts all of your text messages and stores them in an encrypted database within your phone.

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