Institutional investors have become big players in the hard money business. They bring with them a huge appetite to buy loans. For example, Alphaflow purchases newly originated loans at up to 85% of the as is value, up to 90% loan to cost and up to 75% of the after repaired value. This underwriting criteria ensures that loans are getting done, particularly in judicial foreclosure states, that otherwise would not get done, giving them the volume they need to turn a 1% fee into big business.
Alphaflow caters to institutional and accredited investors and according to their website, invests each client’s funds across 75+ loans with yields between 7.5-9%. There are a few things unclear to me such as, does a lender have a claim on the underlying notes that she invests in? If not, does she have a claim (secured or otherwise) against Alphaflow? How are defaults handled?
I will continue to make first mortgages on behalf of my lender partners with the goal that each partner invests in 5-7 loans at a time. Yes, defaults will happen but by thoroughly understanding the collateral for each loan, I believe we will achieve better risk adjusted returns vs. buying everything that meets a set criteria.
Each loan my lender partners invest in will continue to be with different borrowers, in different cities and in multiple states. I believe this will provide 90% of the benefits of extreme diversification, while giving me the ability to underwrite each loan.
My partners will then have the ability to:
- Choose the loans they participate in
- Actually own the underlying loan
- Have LTVs lower than 75%
- Generate 8-9% expected yields
The success of my approach in a world awash in capital, relies on my ability to market myself as a funding partner that can commit reliably and close quickly.
Fortunately, my partners have distinguished themselves in their ability to:
- Say ¨yes¨ or ¨no¨ quickly to the investment opportunities that I present. This is critical because by the time I present a deal to a partner, I´m 90% done underwriting it and am just waiting on a few conditions to be met by title or the borrower.
- Perform, by promptly funding deals they have said ¨yes¨ to.
This speed and surety of closing allows me to market myself to originators as their ¨back up date to the prom.¨ My pitch, ¨by all means pursue more aggressive financing options, but if they let you down, I´m here for you.¨
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