High Interest Rates Can't Touch House Hacking

Рет қаралды 51,172

Күн бұрын

High interest rates would deter house hacking-right? With home prices still significantly higher than last year and interest rates rising as we speak, shouldn’t the profit that comes with house hacking go down? Not exactly, or that’s what Chris Lopez (investor, realtor, real estate podcast host) says. Even as rates rise, house hacking still gives first-time homebuyers the chance to build a massive property portfolio with very little upfront effort.
Chris and his team have helped connect buyers with hundreds of house hacks, the majority being single-family homes. This means you don’t need a million dollars just to buy the dream fourplex every house hacker is looking for. In today’s housing market, there are many more ways to make money than buying a multifamily and renting out the other units. With new ADU, short-term rental, and rent-by-the-room strategies, almost anyone can become an overnight house hacker.
But how do you find these deals? How do you analyze them? Which property types work best for house hacking? And how do you know you’re getting a good deal? Worry not as Chris walks through all these questions (and many more) and will continue to show off even more house hack numbers in future videos!
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00:00 House Hacking in Today's Market
00:56 Can You House Hack with High Interest Rates?
02:30 1. Goals
04:16 2. Strategy
05:35 3. Market
07:17 What's the Perfect Property Type?
10:48 Pro Tip: Don't Go to Prison!
11:45 How to Analyze a House Hack
12:37 The House Hack "Stack"
16:30 Ready to House Hack?
#biggerpockets #chrislopez #househacking

Пікірлер: 127

@javierarroyo9765 Жыл бұрын

I've done 17 years in prison and not once did I meet somebody who was there for giving a fake address to theor mortgage company...

@AndrewB552 Жыл бұрын

I'm on my 2nd house hack. I bought a $1.8mil 4 Plex for negative 20k down. 2.75% VA loan and I negotiated getting the buyers agent fee at closing since I went direct to seller. I live in a big beautiful main house, and 2 detached buildings house the 3 other units. PITI is 9.2k, with rents covering 6k. The remaining 3200/mo I pay all goes back to my net worth (principal pay down). In that sense I'm living for free. I'm a huge saver and this seemed crazy. I was scared at first but now it feels like the best financial decision of my life. This one property is enough to retire on in 30 years. We're done moving, so now I continue to invest via normal rental properties. Just make sure to have lots of cash reserves, since now I have 4x the ACs, appliances, roofing, etc to replace. My advice to others is GO FOR IT. Dream big, stretch yourself a little, and manage risk -- don't run from it. Say "how can I?" Instead of "I can't".

@BuildingWealthWithRealEstate Жыл бұрын

Amazing using of leverage on that property! Perfect example for using a VA loan. THanks for sharing.

@4kelela Жыл бұрын

Loved this video! So upbeat and chockful of ideas. Really made me think about my own investment strategy and whether I should modify it. I am looking forward to the next video.

@Luminitaispas Жыл бұрын

My favorite subject! Buy a Rental Portfolio with low down-payments, live for free and get cash flow, tax deductions and have someone else pay off your properties!

@ShameenYakubu Жыл бұрын

Correct. I’m so mad I missed a really good duplex that was on the market it was under contract in 20 days. I have zero interest in single families.

@christobar Жыл бұрын

Great content Chris, and the music was totally jiving with your pacing as well. Very well done overall!

@BuildingWealthWithRealEstate Жыл бұрын

thanks! yea, the editing team did an awesome job

@aliciamarana Жыл бұрын

Great content. Thank you.

@AmyNakos1 Жыл бұрын

Very well done video! I'm going to share it on my next newsletter.

@Aj23427 Жыл бұрын

Great video thank you!

@user-ru2hf1sg4e Жыл бұрын

Great show

@spazzer888 Жыл бұрын

Thanks for the video! I just closed on my first househack at 24 years old a week ago, and I have a few tenants I found on facebook marketplace moving in next week! The numbers add up beautifully and Id be living for free or making money once I get my basement room re-done. Love this strategy!

@urbanskater57 Жыл бұрын

Make sure to have them fill out rental application and also do a smartmove background check

@BuildingWealthWithRealEstate Жыл бұрын

Joseph - congrats! I wish I had a time machine to start house hacking in my 20's. good for you!

@spazzer888 Жыл бұрын

@@urbanskater57 yep, I’m already doing all that with the help of my realtor (who’s a house hacker himself and been a super big help). My next step is to remodel the basement bathroom to add a shower so I can convert it into its own standalone Airbnb/studio apartment and charge more. And when that happens, I’d be cash flowing hard every month while living for free while building equity ;) im really excited for the next 6-12 months

@BuildingWealthWithRealEstate Жыл бұрын

@@spazzer888 great! make the improvements quickly! speed matters. Every day you're not renting it is lost revenue

@solo.life.travels7215 Жыл бұрын

@@spazzer888 congrats! I just closed on my renovated duplex last week here in north Carolina, i will be moving in this month, to househack. My mortgage is $1230

@exileme5157 Жыл бұрын

love it thanks

@films.byjules Жыл бұрын

This was a sick episode! Can't wait to see some property walks. They're always super helpful to watch.

@emmettmortgage Жыл бұрын

Great stuff. I plan on making a video from the mortgage perspective. 👍

@Captain_Will Жыл бұрын

I don't understand how your example of selling your first condo explains why we may not be able to house hack stack in the future? Could you please clarify? 14:52

@films.byjules Жыл бұрын

I think he's using the example to say by using a lender that knows investing, he was able to invest for a low out of pocket amount and leverage the condo later vs a normal lender who might push you to put more money down for lower interest rates, get rid of PMI etc. That way you have more money to invest in your next property.

@BuildingWealthWithRealEstate Жыл бұрын

My condo example was to show the power of house hacking for a low down amount and then leveraging up into bigger properties in the future. The lender comment is different. I've seen people get a loan for HH #1, then not qualify a year late for HH#2. Work with a lender that knows the HH game

@elizabethgallego553 Жыл бұрын

This is probably the best video yet of all the BP shows! Love the way your broke it down and all the tips. Thank you! I have a 2 unit multi family home which I have rented out. I currently rent but want to move onto getting another multifamily and use the BRRRR strategy and house hack that property. The rented house is estimated to be worth $625k and I owe $240k. I have $135k in savings and I have an excess of $100k in my small business checking account if needed. I was pre-approved for $450k conventional loan. I found an old home in a 25k sq ft lot where I can potentially build two separate 2 family homes. Old home and lot sells for $350k so I’d knock it down and build 1 multifamily at a time and house hack it. Should I use a DSCR loan for home and rehab? Conventional with 5% down bc I’d be living in it? Use a fixed HELOC to purchase and then use DSCR for only the rehab then BRRRR it and pay back both loans? I don’t want to touch my savings or checking if I don’t have to. Sorry for the winded questions/comments. Thank you!

@BuildingWealthWithRealEstate Жыл бұрын

You've got some options! Your best action is to start talking with lenders, not just conventional, but also local banks / credit unions. Conventional loans are great, but often down mix very well with development. Construction loans and HELOCs from other properties are very common. It really comes down to understanding all the lending options, which very a lot based on where the property is located.

@elizabethgallego553 Жыл бұрын

@@BuildingWealthWithRealEstate thank you for replying. I’m in NJ which is not the best place to buy so I’m networking to partner up long distance. Weighing my all my options. Thanks again!

@helloromie Жыл бұрын

Great information. Would you consider doing videos without the music or at least turning it down?

@demariusparmer4497 Жыл бұрын

I'm glad you covered the Denver market

@jeffreywhite958 Жыл бұрын

Thanks man!

@nancyhoulihan4720 Жыл бұрын

How long do you have to live in the property after purchase? I thought it was only 12 months.

@ShameenYakubu Жыл бұрын

Correct 12 months

@tonyboulder. Жыл бұрын

Great video! I really do have a quick question for someone with less than $10,000 to invest. How would you recommend we enter the market? I am looking study some traders and copy their strategy rather myself and losing money emotionally. What’s your take on this approach...

@christobar Жыл бұрын

Depends on what your current situation is, as well as what your goals are. For example, if you currently own a home - buy a 2nd home with that 10k down and rent out the first one.

@beneinspahr5408 Жыл бұрын

You have a few options: 1) There are various programs that have down payment assistance. Many are state and city-specific. Talk with a lender in your area. 2) Partner with someone who can qualify for the loan. Every year, we have a few clients who partner up with friends or family to qualify for the loan. 3) Get a reality check on your income and credit score and work towards improving it. Bottom line: you won't find any magical loan programs. You (or a partner) still have to qualify.

@dustywilson5461 Жыл бұрын

House hacking is always a great move.

@BuildingWealthWithRealEstate Жыл бұрын

💯!

@katieheinsohn9761 Жыл бұрын

Love how this breaks down into digestible steps, 1. Set goals, 2. Pick Strategy, 3. Understand Market! THANK YOU!

@BuildingWealthWithRealEstate Жыл бұрын

you're welcome!

@neelray9150 Жыл бұрын

6:28 part is very helpful

@dunghlun3086 Жыл бұрын

wait, you cannot use FHA for triplex or 4plex?

@aptservicesllc3084 10 ай бұрын

Yes you can

@user-zk6fc3dw9e Жыл бұрын

I'm looking forward to this series. 👍

@BuildingWealthWithRealEstate Жыл бұрын

great! we had a blast recording it. We highlighted some really unique stories and properties. More than just the standard young guy with a bunch of roommates

@mark224466 Жыл бұрын

Good job y’all.

@justinburgos6686 Жыл бұрын

Don’t most townhomes have HOA’s with Airbnb and rent restrictions?

@joelanglois325 Жыл бұрын

Can you have co signers on FHA loan to bump up income to qualify for 4plex loan. Or can I use their rental income instead

@imrichbtch1995 Жыл бұрын

Wish I seen this video in January for self sufficient guide line👍🏾with living in house hack I heard you can get mortgage insurance incase you get caught not living in it.

@BuildingWealthWithRealEstate Жыл бұрын

@Jamar, mortgage insurance does nothing for protecting you from NOT living in the property. That is mortgage fraud. You can land in jail and have a hard time ever getting a loan again. PMI or MI is when you put less than 20% down on a property. It's an insurance policy that the investor who buys your loan makes you get and pay for as an insurance policy against you defaulting and potentially being underwater.

@imrichbtch1995 Жыл бұрын

@@BuildingWealthWithRealEstate I get that but I meant title insurance I live overseas and house hack back in the US. I keep one room for storage and some mail goes there but since I file taxes in 2 states. I feel like there are loop holes out there America was created on loopholes and finessing exactly what house hacking is.

@BuildingWealthWithRealEstate Жыл бұрын

@@imrichbtch1995 Gotcha. Title insurance still won't protect you if the lender finds out. Title insruance is the weirdest insurance - it protects you from events in the past. A previous lien or incorrect title transfer. Nothing to do with you living there or not.

@bearrichmond3698 Жыл бұрын

when the government overrides your real estate contract for a rental and tells your tenant do not pay rent the government should be responsible to cover the rent that was not paid in a binding contract

@BuildingWealthWithRealEstate Жыл бұрын

Did your tenants apply for any of the programs to pay their rent? I had a tenant in a situation like that and many clients as well. PIA, but got the money.

@victoriaoconnor3688 Жыл бұрын

!!!!!!!

@Luminitaispas Жыл бұрын

The government never told or encouraged tenants to not pay the rent. Some tenants interpreted it that way as it was easier for them to justify why they stopped paying.

@AmezcuaREI 7 ай бұрын

Didn’t realize Bill Hader was so passionate about real estate!

@AlexeyVedernikov Жыл бұрын

Hi Chris. Thanks for the video. So you said make sure you live in the house you’re house hacking so you don’t commit a back fraud. But then right after you’re saying analyze the property’s future performance for the time After you move out of it. Aren’t you technically committing fraud if you move out of the house??! Thank you

@BuildingWealthWithRealEstate Жыл бұрын

Hey Alexey, great question! The owner-occupant requirement is usually towards the back of the loan packet where you agree to live in the property for 1 year. After 1 year, you're allowed to move out. It just has the 1-year requirement to live there. In fact, there are circumstances where you can move out earlier if life changes (have a baby, new job in a different part of town.) Of course always read your contract and discuss with your lender. My comment about analyzing the property as a rental is to keep you focused on buying future rentals that make sense and not get into buying your dream home mindset

@AlexeyVedernikov Жыл бұрын

@@BuildingWealthWithRealEstate thank you for that clarification Chris. I’m about to move out of my first two family house (which we’ve overstayed at 🙃) into the second one and I should definitely double check that part of the contract with the bank. Keep up a great educational work man!

@BuildingWealthWithRealEstate Жыл бұрын

@@AlexeyVedernikov Yes always check, If you've lived there for a year you should be good, unless you did a refinances, then that restarts the 12 month clock

@christobar Жыл бұрын

@@AlexeyVedernikov I just ran into this with a bank after refinancing - and the only implication was that that specific bank wouldn't lend us another loan for a primary home because we were keeping the first home to rent out. I was able to go with a different lender however, and it worked out fine.

@beneinspahr5408 Жыл бұрын

@@christobar adding an investment friendly lender to your tool belt is very important to but #2,#3,#4.....etc! If you are needing one, BP forums is a great starting point

@courtneypedraza5200 Жыл бұрын

I appreciate your perspective of someone with a family not being able to move every 1/2 years or rent out a room to strangers. However, my area has no homes with basements. So your hack would not work for me. Yet to find a house hack that would work for my family.

@AndrewB552 Жыл бұрын

I also have a family and don't wanna keep moving. A standard side by side duplex would work. Especially if they are connected in the middle at the garages (so you don't even share a wall in the living area). Way more privacy than living above someone, and feels basically the same as a single family house. You can also look for a single family with an adu or other detached building/garage. I know someone in the countryside who are converting a barn into a detached living apartment.

@ItsGrawVez Жыл бұрын

Looking forward to this!

@marka.arcenas9507 Жыл бұрын

Is this applible In northern California im in northern California I wanna use this tip

@BuildingWealthWithRealEstate Жыл бұрын

Mark, it should be. What part? I spend a lot of time in Humboldt. The strategy and financing works across all 50 states. Obviously the local market dictates terms, but I've seen it work in pretty much everywhere.

@marka.arcenas9507 Жыл бұрын

@@BuildingWealthWithRealEstate I live between San Francisco and Sacramento

@BuildingWealthWithRealEstate Жыл бұрын

@@marka.arcenas9507 Yes it should work,. You'll have to adapt some. I lived in Sac at 15th + L in 2011 and met my wife while was attending Davis. Very familiar with the area. Find some local experts out there!

@marka.arcenas9507 Жыл бұрын

@@BuildingWealthWithRealEstate thank you.. so much I love your videos.

@j.williams3 Жыл бұрын

What if you travel for work for one year or more at a time, are you still considered to have met the1 year requirement

@CoyiaOfficial Жыл бұрын

Yea just gotta do airbnb short term in the unit u living in dont do long term rental

@BuildingWealthWithRealEstate Жыл бұрын

I believe so. best is to double check with your lender! If it's your primary residence, that's all that matters.

@AndrewB552 Жыл бұрын

So you currently are overseas and want to buy something but can't nice into it for a year? No that seems clearly against the guidelines (which I definitely looked into). You need to move in within 14(?) Days of closing and it should be your primary residence, which the IRS defines as where you physically spent the majority of the year. So for you the primary residence would probably be overseas. Unless you are living out of a suitcase and never in one place at all, then it's probably more tricky.

@j.williams3 Жыл бұрын

I travel alot for work, the reason I would be able to get approved is the fact I WORK.. lol.. but that work so happens to be traveling a majority of the time..

@AndrewB552 Жыл бұрын

I misunderstood that as you are on assignment in one location for 12 months, eg like a diplomat. If you're traveling a lot eg like a salesman, then I don't know. Best talk to a lender.

@thecomrade9284 Жыл бұрын

Wow...

@angelo-001 Жыл бұрын

I think the VA loan will be more acceptable in this market, thankfully!

@BuildingWealthWithRealEstate Жыл бұрын

it will. In the past crazy market, the time for getting VA appraisers out to the property was a big hindrance. There is no way to order a rushed appraisal since it's all done through the VA

@Paul_Sullivan Жыл бұрын

Yup true zero down...also in the negotiation add the closing costs to the purchase 😉

@BuildingWealthWithRealEstate Жыл бұрын

Excited for this episode to drop and then the 6 house hack properties that we're walking!

@TenzoGroupLLC Жыл бұрын

Thanks for putting this information out there for the best way for most people to get get started in real estate investing. Can't wait to see what can be learned and use to build wealth!

@nellosnook4454 Жыл бұрын

1. Please comment on opting for a 5/1 ARM when refinancing a SFH rental property? 2. With these increasing interest rates, cash-flow is really getting clobbered.

@BuildingWealthWithRealEstate Жыл бұрын

@Nello, this video is really geared towards house hacking, not refinancing a rental. You're right, cash flow is getting tougher. Many our of clients are doing Airbnb and room by room rental to increase cash flow. We're also seeing more house hackers opt for a 5/1 ARM and are getting high 3's to low 4's for an owner occupant loan. Their play is to refi if interest rates drop in 8-18 months.

@christobar Жыл бұрын

@@BuildingWealthWithRealEstate I know not your cup of tea (so far), but you can also get better interest rates on 5 year commercial loans.

@BuildingWealthWithRealEstate Жыл бұрын

@@christobar Yea i agree. we have clients using 5/1 ARMS with local banks and they are getting rates around 4. Many people want the 30 yr fixed.

@TheOpenForum 9 ай бұрын

This is exactly what I did. Instead of a tenant make it a relative, and buy a two story home that has a bedroom/bathroom downstairs and a master upstairs. Rent the upstairs out to family members and live downstairs. Offsets the interest rate instantly.

@911RoyMan Жыл бұрын

What about house hacking in Los Angeles?

@BuildingWealthWithRealEstate Жыл бұрын

You can still do it! I lived in LA for a few years and am familiar with the market. Yes, it's tougher with the higher prices, but you can also command more rent. You'll have to adapt and learn your local market. Connect with local investor friendly realtor + lender. They should know the market.

@erikg666 Жыл бұрын

Waiting for Snoop Dogg to start rapping 🎶

@BuildingWealthWithRealEstate Жыл бұрын

I wish! Spolier alert: no celeb guest appearances

@burman3789 Жыл бұрын

Be careful with debt because payments could easily stack up and take you out

@zyomanine Жыл бұрын

He said u have to actually live in the property, 2 minutes later he was talking about stacking. So basically he moved to another property and rent out 1st one. Did I miss smth?

@BuildingWealthWithRealEstate Жыл бұрын

Yes, live in it for a year per the owner-occupant mortgage contract. AFTER one year, move out and buy another.

@Luminitaispas Жыл бұрын

You can repeat the process almost every year as long as you move up or move in other states. Keep in mind you can have only 1 FHA loan at a time, so you'll need a combination of type of loans, type of properties and locations!

@Sush1Trader Жыл бұрын

Good video. Please stop using the “ding”. I keep thinking I got a text

@BuildingWealthWithRealEstate Жыл бұрын

oh no! can't have you taking your eyeballs off our video! :)

@christobar Жыл бұрын

@@BuildingWealthWithRealEstate so sassy!

@stevengreidinger8295 Жыл бұрын

If housing prices fall, and/or if rents fall or even stay flat in your market, the calculations we use for this strategy won't look so great anymore. Prove that falling prices are unlikely because guesses are gambles, not investments. We've had historic appreciation in home values and reduced cap rates in many markets. This investment presumes neither of these trends will reverse. However, as medium-term interest rates rise, unless rents rise, either cap rates will rise, or new investors will not be able to get a sufficient cash-on-cash return. Rising cap rates correlate with falling real estate prices if rents fall or are stable.

@jeffreywhite958 Жыл бұрын

Hi Steven. This strategy isn't for everyone, but everyone needs a place to live, and by eliminating your housing cost, it is amazing. That's why rent by room is so effective, you underwrite the deal to cash flow day 1, so if even rents don't go up, there is still a huge demand for rent by room tenants, and unless you are selling in a year or so, prices going up or down doesn't matter.

@Salty_Sprinkles Жыл бұрын

I cannot stand that you use the iOS txt chime noise. Tactics like that only decrease your trustworthiness…

@TheBigGuyATX Жыл бұрын

Do you finance these house hacks for 30 yrs? 15? 10? This makes a huge diff on mortgage payment, and consequently, cash flow.

@CoyiaOfficial Жыл бұрын

You do 30 yrs

@beneinspahr5408 Жыл бұрын

@dan, I choose 30 year fix. That is the best way to leverage your investment. Yes, putting down a larger down payment will increase your cash flow but does putting down an additional $25k worth the extra $300/month cash flow?... or would you rather save that $25 for your next HH purchase 12-24 months down the road?

@BuildingWealthWithRealEstate Жыл бұрын

30yrs! The interest rate difference between a 15 vs 30 yr is fairly small.30yr is the way to go. It helps with cash flow. Plus, you can always pay extra towards your loan, but not less. I can't think of one client that did not do a 30 yr

@ksukhkaram Жыл бұрын

Has anyone ever house hacked a condo, 2 Bed 2 Bath? is it a good idea, renting out 1 Bed 1 bath

@jeffreywhite958 Жыл бұрын

You can rent out a condo, but I would check out the HOA

@richardmcgirr1775 Жыл бұрын

What an awesome concept for a show, super stoked for this episode

@BuildingWealthWithRealEstate Жыл бұрын

thanks!!

@davidr4523 Жыл бұрын

This music was too loud and annoying.

@aydennreda Жыл бұрын

What if we don’t make enough income to qualify for a traditional mortgage how can we take advantage of these low rates?

@enrihsan Жыл бұрын

What low rates

@BuildingWealthWithRealEstate Жыл бұрын

@@enrihsan Owner-occupants have low rates! We just closed a 30 yr fixed for a client at 4.875 with 1 point. yes, rates have gone up last year, but are still historically very low. Look at a 40-year history of mortgage rates. We're still very low! When inflation is at 9%, borrowing at 5% is a smart move in my book. I'm still buying.

@laurenvalinoti Жыл бұрын

House hacking is the quickest way to building wealth! Thanks for all the information and recourses you have provided. Can’t wait to see the house hacks and numbers!

@DAANBRO Жыл бұрын

Good presenting... what were your goals, strategy, etc. @ChrisLopez?

@BuildingWealthWithRealEstate Жыл бұрын

Buy 1-2 rentals a year. I have 2 daughters and can't move around and house hack. Ep #3 shows my unique HH setup and how i use the equity to buy rentals.

@beneinspahr5408 Жыл бұрын

@@BuildingWealthWithRealEstate Looking forward to seeing your property walk!

@patrickdesmond7642 Жыл бұрын

Use the right loan, in the right market, in the right towns at the right prices. 👍

@amin2481 Жыл бұрын

All the reasons are very fake here. Of course as an agent you need customers to make money. You don't provide NO ANY fundamentals here. People needs places that is why it is a good time????🤣🤣🤣 Whoever buy any property now, will get punished in a few month.

@New777World Жыл бұрын

your house hack story brings no value to today’s times! unless there’s a bust bubble with similar circumstance as the 2008 then maybe this information will come in handy! just like many people who bought in 2008-2010 and bought houses extremely cheap there is no way your compound house buying will work! property today are 400% inflated!

@jeffreywhite958 Жыл бұрын

@IAM Sorry that you feel that way. I bought all of these houses between 2017-2022, so I didn't get the benefit of 2008-2010 bargain sales, and I did it in an expensive market, so it can be done, and it depends on your market. Not every market is inflated.