Best Transactional Funding Comparison
Looking for the best transactional funding?
Here’s a rate comparison for the two top best transactional funding lenders. There are big differences and rate comparisons for besttransactionalfunding.com and TransactionalFundingFl.com. We’re going to discuss what happened to some transactional funders involving extended transactional funding nationwide.
Disclaimer – the information contained in this video is for educational purposes only so it is not to be construed as legal or accounting advice. Always seek the advice of an attorney or a CPA for answers to your investing questions that require professional feedback.
Who am I? I’m Dave Dinkel. Why should you listen to me? Very simply because I have over 40 years investing experience since 1975. Been married over 53 years. I have a website you can read more about me on DaveDinkel.com. Any information on that website will help you at whatever investing level you’re at. I answer my cell phone when you call me.
Here’s what to expect: just the facts, no misleading information. How to make more money on deals you want to do or deals you’re already doing.
On a daily basis I get calls about transactional funding and what I put together is the most frequently asked questions. I recently got a call from an investor who said to me, “I can’t believe your rates are what they are,” and I said, “They are. Why can’t you believe it?” He said, “Because on the social media sites, Bigger Pockets, Facebook and some others, all I’ve read about is BestTransactionalFunding.com. I’ve never seen you.” I said to him, “Well I’m a best kept transactional funding secret. I’ve been in the business for over 40 years and been lending money for most of that time, but people haven’t searched hard enough to find me.”
Here are those most frequently asked questions about transactional funding. What is transactional funding? A lot of people call me about transactional funding and they confuse it with hard money loans. Transactional funding, very simply, is two legs or A to B and B to C done simultaneously or by the next day. The A to B leg is the original seller sells to the investor. B to C leg is the investor sells to an end buyer. Wired funds from both sides. I wire funds in for 100% of whatever is due on the HUD statement or the CD statement. The end buyer wires in a 100% of the funds due that he has to pay. I get paid out of those funds.
Why do I need transactional funding? Well, frankly you don’t have to have transactional funding if you do no money deals. I’ll show you shortly what other options you have. But when you need transactional funding you have no other option.
What about 90 day extended transactional funding? Typically a 30, 60 or a 90 day extended transactional funding is associated with a deed restriction. Not a hard money loan where an investor purchases a property, typically 20% of his own money into it or more. A hard money lender comes in and lends the rest of the money and then he rehabs the property for however long it takes.
Deed restrictions are different. When that property is transferred, typically through a short sale, and occasionally an REO, a lender on the property or the bank that owns it may say, “You can’t resell the property for a certain time period.” Very true with Fannie Mae, Freddie Mac and some of the other individual banks. Extended transactional funding is not anything but hard money by another name because what you have is you have market exposure for that entire time.
Most people think that transactional funding is very simple, there’s no risk involved. That’s absolutely incorrect. There is risk involved and the entire amount of money that we put up is, at any given time, at risk.
In extended transactional funding typically what happens is a note and a mortgage is put on a property and there is collateral as such. Most lenders that do transactional funding have stopped altogether doing extended transactional funding or ETF. You’ll see that on many websites. That’s one of the big changes that I mentioned.
How much do you charge? My rate is 1 point plus a $50 wire fee. You’ll see examples coming up. $100,000, 1%, or one point, is $1,000 plus a $50 wire fee. No other charges whatsoever, no other fees whatsoever.
Who has the best funding rates? That’s a great question. I was gonna talk about anyone below 1.5% versus the other people. However, there isn’t anybody below 1.5% that I found except for TransactionalFundingFL.com.
What I’ve decided to do is do a rate comparison of two of the best transactional funding companies, BestTransactionalFunding.com and TransactionalFundingFL.com.
Before I do that let’s talk frankly. Your first choice is to assign your contract or the property at closing. What does that mean? It means that if you actually fund the A to B leg you’re the owner of the property wherever you get the money: transactional funding, out of your own pocket, or whatever else. You can then resell the property.
In states you can’t do that, per se, because they want you to sell your contract. Ohio being one of those. Some people will say to you, “I don’t need transactional funding. I assign every one of my contracts.” If that’s true you’re missing the big numbers. The average wholesale profit in our system is $20,400. When people tell me they assign every property it means they’re not making enough money on the transactions. If you’re making $1,500 to $5,000 through an assignment, or up to $10,000, you’re not making enough money on the transaction.
Your second choice is to do a JV partnership with a person who brings you an end buyer. You may or may not appear on the HUD. If you’re not on the HUD it’s called POC, or paid outside of closing. Typically it’s on the HUD on the B to C side as an assignment fee, JV partner fee, or whatever else you want to call it.
Your last choice, in terms of profitability, it to do a double closing using transactional funding. There are certain times when you absolutely have to or you should. When you have to is when the closing agent tells you you have to bring the money to closing. You cannot use the other end buyers funds and you cannot assign it to him to close, which becomes instead of an A to B and B to C it becomes a A to C.
Another time is when the seller is a lender or actually owns the property and they say you may not assign the contract. There are times like that when you have to say, “Oh, I have to use transactional funding.” The most common one is your profit is too large. What’s the larger profit? That’s in the eyes of the beholder. Some sellers will say that $5,000 or anything over a 3% realty commission is too much. Others don’t care until they get to the closing and find out that you’ve just made $40,000 on their property without coming to closing for more than 15 minutes. Oh, by the way, your end buyer’s also gonna find out that you made $40,000. Prior to that he was very happy with the price he was paying but suddenly the end buyer, or the original seller decides, “I’m not coming to closing.” That’s when you need transactional funding before you get into that predicament.
In the following three examples we’ll assume you need transactional funding for a property that you wanna purchase and resell to an end buyer, preferably the same day. All transactional funders should fund 100% of what is due from the buyer and the HUD statement will show the borrower. That’s shown on the A to B HUD statement. These examples are a comparison of only two transactional funders and the information’s been derived from their websites on August 6th, 2017.
Their rates or conditions for funding can change so check first before you assume anything or use any particular funding source.
Example one, $20,000 funding needed. If you saying to yourself, “Why would anybody be doing $20,000 properties?” Because there’s a lot of HUD properties itself between $8 and $25,000 that are spectacular deals. I fund quite a few of those.
Here’s the example. $20,000 finding needed. What is the cost using BestTransactionalFunding.com? They have a minimum fee of up to $115,000, which is $2,000 plus a $495 back end processing fee. That $20,000 transaction would cost $2,495 or 12.47% of the money needed for closing.
What does it cost using TransactionalFundingFL? $20,000 times 1% is $200 plus a $50 wire fee. $250 or 1.25%.
What’s the dollar difference? A $2,245 savings per transaction, or $22,450 on ten transaactions using TransactionalFundingFL.com.
The $2,245 savings per transaction is very very likely more on your closing cost on that specific A to B and probably the B to C leg.
Let’s use another example. $100,000 funding needed. What is the cost using BestTransactionalFunding? The minimum fee I mentioned before up to $115,000 is $2,000 plus a $495 back end processing fee. That’s equal to $2,495, or 2.49% of the amount of the money funding.
What is the cost using TransactionalFundingFL.com? $100,000 times 1%, that’s $1,000 plus a $50 wire fee, $1,050 or 1.05%.
What’s the dollar difference? A $1,445 savings per transaction, or $14,450 on ten transactions using TransactionalFundingFL.com.
Example number three. $140,000 needed for funding. What is the cost using BestTransactionalFunding.com? 1.75% plus a $495 back end processing fee. That’s $140,000 times 1.75%, that’s $2,450 plus the $495 processing fee, $2,945 or 2.1% of the amount borrowed.
What is the cost using TransactionalFundingFL.com? $140,000 times 1% is $1,400 plus a $50 wire fee, that’s $1,450 or 1.03%.
What’s the dollar difference? It’s $1,495 savings per transaction, or $14,950 on 10 transactions using TransactionalFundingFL.com.
Here’s a summary just to make it clear all in one place. In the following comparison, the “Best” refers to BestTransactionalFunding.com and TFFL refers to TransactionalFundingFL.com.
We’re looking at the funds needed, 100% of what you need to purchase the property, “Best”, TFFL, and the savings amount.
$20,000 property. $2,495. $250. Savings $2,245 per transaction.
$100,000 needed to close. $2,495. $1,050. Savings $1,445 per transaction.
$140,000 needed to close. $2,495. $1,450. Savings of $1,495 each transaction.
The double asterisk above on the word “Best” indicates that BestTransactionalFunding.com, on their website, the funding fee, if you go over the first day for two to five days, is 3.5% instead of 1.75%. However, their website also indicates that they have completely stopped doing 30, 60, or 90 day extended transactional fundings, or ETF’s.
TransactionalFundingFL.com also does not to 30, 60, or 90 day extended transactional fundings. Again, that’s a major change in the industry. We focus on just being the best transactional funding and not a hard money lender.
What else do you get from TransactionalFundingFL? You get access to an extensive “actual deals” database showing HUD closing statements for the A to B and B to C transactions of all types of real estate closings, probates, REOs, divorces, short sales, bankruptcies, and on and on. All of these examples can be seen at www.TransactionalFundingFL.com
There’s no hidden or junk fees whatsoever. No up front fees. Complete cost is 1% plus a $50 wire fee paid at the closing of the B to C leg and from the proceeds of the B to C leg. We currently fund in Florida and Georgia as the best transactional funding available per our customers.
Proof of funds transactional funding. TransactionalFundingFL.com offers investors a two-fold approach to satisfying any sellers financial requirements. A verified POF, or VOD, as an actual bank statement. No cost whatsoever, while others charge $595 for the same VOD.
In addition, you get a letter of credit, or LOC, indicating a credit limit up to which you’ll be approved instead of getting a single LOC for a particular property. Again, no cost whatsoever.
How do we charge so little? Frankly, I use my own money. I don’t have to pay other people half of whatever I charge or more. If I charge 1% my net income is 1% plus the wire fee. Other people have to charge more because they borrow the money and have to pay as much as 1%. In some cases, as BestTransactionalFunding.com, they also pay a 10% referral fee, which I do not do unless you are a licensed mortgage broker.
For even more information that can shorten your success curve, or make more money for you on every deal, simply go to http://www.DaveDinkel.com and immerse yourself in the free videos and materials on the site.
Check out what clients have said about TransactionalFundingFL.com. and consider us as the the best transactional funding.
Again, my name is Dave Dinkel. I very much thank you for the time you’ve taken to look at this information and I know it will help you in the future make more you money when you need transactional funding.
Thanks again, I’m Dave Dinkel.