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Commercial Loans and Second Mortgages – The bottom line is that the commercial second mortgage holder absolutely must keep the first mortgage current while he forecloses on his second mortgage. If a lender is actually going to make a commercial second mortgage, he needs to make sure that the first mortgage payments are not impossibly large.
Buying Business Property Buying a property can give you more freedom and flexibility but it’s important to consider the financial and legal aspects, including contracts. Finding commercial premises to buy with vacant possession can be difficult though and commercial mortgages tend to be over a shorter term, so repayments can work out higher than rental costs.
Unfortunately commercial rehab loans are as daunting and cumbersome as ground up financing, requiring extensive underwriting and reporting. By tapping the equity in another property via a commercial fixed rate second mortgage the borrower can avoid the ‘process’ of a traditional commercial rehab/construction loan.
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2nd Mortgages. Owner-occupied only. Property types include SFR only. CLTVs to 70% for owner-occupied (full doc or bank statements for self employed). minimum loan amount $30K. Max loan amount $250K. 30- or 15-year amortization. No prepayment penalties. Current 1st TD must be $500K or less with a rate no higher than 6.5%.
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Commercial Second Mortgages Are A Good Fit For A Variety Of Different Scenarios. Seconds mortgages for construction almost always come from sub prime or private lender sources as well due to the fact that most institutional lenders will not provide a construction loan in a second position.
360 365 Interest Day count convention for calculating interest accrued on U.S. Treasury bills and other money market instruments. Uses actual number of days in a month and 360 days in a year for calculating.
· Appreciation: My dream residential loan is a $50,000 second mortgage on a $500,000 home in an urban or suburban area of a nonjudicial foreclosure state where the borrowers are paying the first mortgage. Assuming uniform appreciation of 5%, that $500,000 house goes up $25,000 a year while a $50,000 home goes up only $2,500 a year.
Mezzanine loans are similar to commercial second mortgages, except that mezzanine loans are secured by a percentage of ownership of the project, a 2nd T.D. that owns the property, as opposed to the real estate. If the company fails to make the payments, the mezzanine lender can foreclose on the stock in a matter of a few weeks.