In times like these, when the economic future is so uncertain, let’s take a moment to revisit a lending vehicle that most people aren’t thinking about at the moment, the “wrap.” I know, I know, you’re wondering how this debt vehicle would be used in a real estate market such as this. Well, why not take a look at the function and structure of this type of mortgage and come to your own conclusions.
A wraparound mortgage (also known as an all-inclusive mortgage or trust deed, commonly called a “wrap”) is defined as “a mortgage that secures a debt and includes the balance due under an existing first mortgage.” This type of mortgage will "wrap around" the current debt and include any new funds advanced.
Under the terms of a wrap, the borrower makes one monthly payment, which includes the payment due on the first mortgage and the principal and interest due on the “new money” advanced. The wrap holder then makes the payment due on the existing first mortgage. By using this method, the borrower can’t default on the first mortgage. If the borrower fails to make a payment, the wrap holder can continue to pay the existing first mortgage debt to protect its interests, while pursuing a foreclosure on the wrap.
When we talk about making a mortgage that will be in second position to an existing first mortgage, it raises the question of risk. If the borrower defaults on the payment of the first mortgage, the second mortgagee (lender) may not know about it. Any unpaid monthly payments, late charges, penalties, property taxes, insurance and legal costs can add up quickly. If this leads to a foreclosure action, these costs are paid before the second mortgage receives anything. The second mortgage is at risk of being foreclosed out if the property doesn’t sell at auction for enough to cover both loans and all the costs. However, when using the wraparound mortgage the payment on the first mortgage is included in the monthly payment from the borrower. A default cannot happen on the first mortgage without the wrap holder’s knowledge. It is an excellent instrument to use for mitigating risk when in second position, and, it can generate returns to the wrap holder that are much higher than normal.
The way to achieve the higher returns when using a wrap mortgage when in a junior position is that the principal reduction (amortization) realized by making monthly payments on the existing first mortgage goes to the wrap holder, not the borrower. This can make a significant difference in the yield of the wrap holder’s new money advanced. For instance, the actual principal reduction of an original $1,000,000 first mortgage with a 25-year term at a 7% interest rate is $20,000 in the fifth year of the loan.
When the wrap on that first mortgage includes $500,000 of new money advanced by the Grace Fund at 15.5% interest, the yield to the Fund looks like the example below.
One- year principal reduction
(amortization) of 1st mortgage: $20,000
Interest -only payments
on new Money @ 15.5% rate: +77,500
Total annual earnings
to The Grace Fund: $97,500
Annualized yield on new money: 19.5%
The older the first mortgage, the greater the annual principal reduction and the higher the yield to the Grace Fund. The amortized portion will be received by the Grace Fund when the wrap loan matures, usually in 12 to 18 months.
Grace Realty Group and its affiliates prefer property sellers that are willing to provide financing that includes an amortizing first mortgage that can be wrapped. The increased yield passes to the Grace Fund, which is how annual earnings over 15% are easily and safely achieved for distribution to investors.
I’ve written a book called, Mortgage Deed Investments – How to Achieve High Returns Through a Proven Safe Investment. The explanation of the wraparound mortgage is just one chapter in it It’s written in a quick-reference format that will aid the reader when contemplating the inclusion of mortgage deeds as part of their investment portfolio. I’ll be glad to send one out to anyone who’s interested in brushing up on some basic on mortgage deed investing.
Thursday, February 12, 2009
Tuesday, January 13, 2009
Grace Realty Group Investors Help Local Economy
The present economic decline has been described as the greatest financial crisis to strike America since the Depression. Job losses are climbing and most predictions are alarming at best.
Grace Realty Group is in the position of being part of the solution to today’s problems. Our redevelopment projects create jobs for construction workers, architects, building material manufacturers and suppliers. County and state government administration personnel kept busy permitting and inspecting our construction sites. We are having a very positive impact on the economy in that area in a time of uncertainty. And don’t forget, redevelopment is the ultimate recycler of otherwise worn-out buildings.
The reason the Grace companies can do this is because of our investors. Without their faith in our ability to “git ‘er done” and the role of real estate investment as a major market influence, we wouldn’t have this opportunity. So, we have only words of gratitude to our investors on behalf of the folks in Marianna, Florida. Without you their holidays wouldn’t be nearly as cheerful.
Grace Realty Group is in the position of being part of the solution to today’s problems. Our redevelopment projects create jobs for construction workers, architects, building material manufacturers and suppliers. County and state government administration personnel kept busy permitting and inspecting our construction sites. We are having a very positive impact on the economy in that area in a time of uncertainty. And don’t forget, redevelopment is the ultimate recycler of otherwise worn-out buildings.
The reason the Grace companies can do this is because of our investors. Without their faith in our ability to “git ‘er done” and the role of real estate investment as a major market influence, we wouldn’t have this opportunity. So, we have only words of gratitude to our investors on behalf of the folks in Marianna, Florida. Without you their holidays wouldn’t be nearly as cheerful.
What Does Sam Have to Say?
On more than one occasion I’ve mentioned Sam Zell, the real estate billionaire and organizer of the original real estate “vulture fund” (now known by the politically correct term “opportunity fund”) of the early ‘90s. When commercial property turned sour he was ready and armed with his $409 million fund (small by today’s standards) to buy out excellent properties for pennies on the dollar from troubled sellers, including the Resolution Trust Corporation.
The RTC was a quasi-government corporation set up by Congress to take over troubled thrifts and dispose of properties foreclosed as a result of the S&L meltdown. He bought brand new apartment complexes for less than $5,000 per unit when they were going for $40,000 or more shortly before the crisis. He was prepared.
At a December 14th Israeli business conference Zell remarked that “the U.S. real estate market will be in recovery by spring 2009.” Zell also pointed out that “the US population is growing, and with fewer than 600,000 building starts in 2008, a million fewer than any of the last 10 years, demand for housing will rise.” Zell blamed the current crisis - at least in part - on “ill-considered decisions disseminated around the world and people, in effect, respond to it, perhaps, often without any particular caution or attention.”
What that means is that the news we hear is printed without being thought through rationally and, as a result, people panic. But doesn’t it make sense that there would eventually be a housing shortage if new construction is virtually shut off, down to only one quarter the normal number of annual new housing starts? Sure, there is excessive inventory (ten months worth) right now, but when financing is restored people will buy in a big way and the inventory will be quickly absorbed. In the early 2000s there was excessive inventory, too, but it didn’t take long to turn that around.
Another thing, in the U.S. we replace about 2% of our housing stock each year. Add to that the increased number of new household formations and suddenly we need millions of new housing units per year. It’s coming. There aren’t enough park benches for all those who will need housing.
Another factor I think contributes to the panic and confusion is the lightning speed at which information is disseminated around the world by email, TV, radio and other communications. News comes to us instantaneously, in real time, and people are able react to it immediately and en masse because they all got the news at the same time. Markets crash and banks suffer a run on deposits when everybody does the same thing at the same time.
If it took a bit longer for news to get around, important events would be old news before half the population knew about it. Today, we can get the news that Lehman Brothers is going belly up and how awful that is, with “talking heads” putting their own spin on events and how it will affect the world. And then it does because of the speed by which we tend to collectively react.
We’re now at or near the bottom of another real estate cycle and those who have the courage to be contrarian and buy today will be the multi-millionaires of tomorrow. It’s not rocket science, brainy or anything like that. Buy low and sell high.
I’m certainly not saying that I have all the answers but I have learned at least one thing in my long march to geezer status: Slow down, stop and think, wait and see.
Remember, almost nothing is as bad or as good as you think it’s going to be.
The RTC was a quasi-government corporation set up by Congress to take over troubled thrifts and dispose of properties foreclosed as a result of the S&L meltdown. He bought brand new apartment complexes for less than $5,000 per unit when they were going for $40,000 or more shortly before the crisis. He was prepared.
At a December 14th Israeli business conference Zell remarked that “the U.S. real estate market will be in recovery by spring 2009.” Zell also pointed out that “the US population is growing, and with fewer than 600,000 building starts in 2008, a million fewer than any of the last 10 years, demand for housing will rise.” Zell blamed the current crisis - at least in part - on “ill-considered decisions disseminated around the world and people, in effect, respond to it, perhaps, often without any particular caution or attention.”
What that means is that the news we hear is printed without being thought through rationally and, as a result, people panic. But doesn’t it make sense that there would eventually be a housing shortage if new construction is virtually shut off, down to only one quarter the normal number of annual new housing starts? Sure, there is excessive inventory (ten months worth) right now, but when financing is restored people will buy in a big way and the inventory will be quickly absorbed. In the early 2000s there was excessive inventory, too, but it didn’t take long to turn that around.
Another thing, in the U.S. we replace about 2% of our housing stock each year. Add to that the increased number of new household formations and suddenly we need millions of new housing units per year. It’s coming. There aren’t enough park benches for all those who will need housing.
Another factor I think contributes to the panic and confusion is the lightning speed at which information is disseminated around the world by email, TV, radio and other communications. News comes to us instantaneously, in real time, and people are able react to it immediately and en masse because they all got the news at the same time. Markets crash and banks suffer a run on deposits when everybody does the same thing at the same time.
If it took a bit longer for news to get around, important events would be old news before half the population knew about it. Today, we can get the news that Lehman Brothers is going belly up and how awful that is, with “talking heads” putting their own spin on events and how it will affect the world. And then it does because of the speed by which we tend to collectively react.
We’re now at or near the bottom of another real estate cycle and those who have the courage to be contrarian and buy today will be the multi-millionaires of tomorrow. It’s not rocket science, brainy or anything like that. Buy low and sell high.
I’m certainly not saying that I have all the answers but I have learned at least one thing in my long march to geezer status: Slow down, stop and think, wait and see.
Remember, almost nothing is as bad or as good as you think it’s going to be.
Monday, December 29, 2008
GLOOM DOOM AND OTHER POSITIVE SIGNS
The trouble with gloom and doom is that when you’re surrounded by it, that’s all you can see. While most economists don’t predict a depression, the prevailing thought is that we’re in for a very bad recession with lots more foreclosures, job losses and many personal and business bankruptcies.
I’m not going to express my views about the insanity in Washington regarding the financial market and Detroit’s Big Three bailouts. I will say the new President sure has inherited a mess (some would say it’s a crime scene). His hands are full but I think he’s got the moral support of the general population and I wish him (and all of us) the best. On the bright side, if history teaches us anything it’s that this, too, shall pass. Everything changes, nothing is static. If you don’t like what you’re seeing right now, just wait a minute, it’ll change.
I’ve been telling anybody that’ll listen that it’s time to buy real estate. Great deals are made when the market is in the tank and everyone is trying to sell. In the residential market, the number of home sales is increasing but prices are still flat or falling, although at a much slower pace. This is a sign that we’re at or close to the bottom of the current real estate market cycle. Another sign of a market bottom is to look at who’s buying houses these days, and who are the sellers. In housing it’s mostly investors buying property directly from the banks.
I’ve been getting lots of calls lately from Realtors who know of commercial properties with owners that are in big trouble and need to sell. It’s definitely a buyer’s market and cash is king. We’re always looking for more great deals as we raise capital to make it happen. The market will probably slide along the bottom for all of next year before signs of life become evident, if then. However, until there is liquidity in the lending market, nothing will change. Since banks and other commercial lenders are not making loans these days, owners have become much more willing to hold a mortgage on their property and you can get great terms from a motivated seller.
The bottom line is, there’s lots of blood in the streets, with more to come, but the darkest hour is just before dawn. Sure, the market may languish for a while but when the recession ends and liquidity is restored to the financial markets, real estate prices will begin moving up again. And don’t forget, we’ll be seeing massive inflation in the next year or so. You can’t print dollars like the Fed has in the last couple of months (and will continue to in it’s battle to restore liquidity and end the recession) without increasing inflation. When inflation is on the rise, you’ll want to be in assets that move with inflation, like real estate. Buy at today’s super low prices and watch your wealth grow as inflation does its thing.
Take a look at the market cycle chart in my blog to get an idea of where we are in the current real estate cycle and where the market will head as the economy recovers. The cycles usually repeat about every six to ten years, but because of the extent of the mess the economy is in right now, and Congress being clueless about what to do, I think this one will be long in duration. Remember, the time to buy anything is when everyone else selling, whether it’s real estate, stocks, cars, whatever. Those who move against the crowd now will be tomorrow’s millionaires. It happens in every recession and it’s happening again now. You can bet on it.
I’m not going to express my views about the insanity in Washington regarding the financial market and Detroit’s Big Three bailouts. I will say the new President sure has inherited a mess (some would say it’s a crime scene). His hands are full but I think he’s got the moral support of the general population and I wish him (and all of us) the best. On the bright side, if history teaches us anything it’s that this, too, shall pass. Everything changes, nothing is static. If you don’t like what you’re seeing right now, just wait a minute, it’ll change.
I’ve been telling anybody that’ll listen that it’s time to buy real estate. Great deals are made when the market is in the tank and everyone is trying to sell. In the residential market, the number of home sales is increasing but prices are still flat or falling, although at a much slower pace. This is a sign that we’re at or close to the bottom of the current real estate market cycle. Another sign of a market bottom is to look at who’s buying houses these days, and who are the sellers. In housing it’s mostly investors buying property directly from the banks.
I’ve been getting lots of calls lately from Realtors who know of commercial properties with owners that are in big trouble and need to sell. It’s definitely a buyer’s market and cash is king. We’re always looking for more great deals as we raise capital to make it happen. The market will probably slide along the bottom for all of next year before signs of life become evident, if then. However, until there is liquidity in the lending market, nothing will change. Since banks and other commercial lenders are not making loans these days, owners have become much more willing to hold a mortgage on their property and you can get great terms from a motivated seller.
The bottom line is, there’s lots of blood in the streets, with more to come, but the darkest hour is just before dawn. Sure, the market may languish for a while but when the recession ends and liquidity is restored to the financial markets, real estate prices will begin moving up again. And don’t forget, we’ll be seeing massive inflation in the next year or so. You can’t print dollars like the Fed has in the last couple of months (and will continue to in it’s battle to restore liquidity and end the recession) without increasing inflation. When inflation is on the rise, you’ll want to be in assets that move with inflation, like real estate. Buy at today’s super low prices and watch your wealth grow as inflation does its thing.
Take a look at the market cycle chart in my blog to get an idea of where we are in the current real estate cycle and where the market will head as the economy recovers. The cycles usually repeat about every six to ten years, but because of the extent of the mess the economy is in right now, and Congress being clueless about what to do, I think this one will be long in duration. Remember, the time to buy anything is when everyone else selling, whether it’s real estate, stocks, cars, whatever. Those who move against the crowd now will be tomorrow’s millionaires. It happens in every recession and it’s happening again now. You can bet on it.
Friday, November 21, 2008
LIQUID ASSETS
We think of liquid assets as something we can quickly and easily convert into cash, like stocks and bonds. With what's been happening to investor portfolios lately, including IRA and 401k retirement funds, here’s something to think about:
· If you had purchased $1,000 of shares in Delta Airlines one year ago, you would have $49.00 today.
· If you had purchased $1,000 of shares in AIG one year ago, you would have $33.00 today.
· If you had purchased $1,000 of shares in Lehman Brothers one year ago, you would have $0.00 today.
· If you had purchased $1,000 worth of beer one year ago, drank all the beer, then turned in the aluminum cans for the recycling refund, you would have received $214.00.
· If you had purchased $1,000 of Grace Fund shares one year ago, you would have $1,150 today.
Based on the above, one of the best current investment plans is to drink heavily & recycle (call it the 401-Keg). Or if you’re not that thirsty you can try an investment in The Grace Fund. Think about it . . .
We need to keep our sense of humor, especially in the days ahead.
· If you had purchased $1,000 of shares in Delta Airlines one year ago, you would have $49.00 today.
· If you had purchased $1,000 of shares in AIG one year ago, you would have $33.00 today.
· If you had purchased $1,000 of shares in Lehman Brothers one year ago, you would have $0.00 today.
· If you had purchased $1,000 worth of beer one year ago, drank all the beer, then turned in the aluminum cans for the recycling refund, you would have received $214.00.
· If you had purchased $1,000 of Grace Fund shares one year ago, you would have $1,150 today.
Based on the above, one of the best current investment plans is to drink heavily & recycle (call it the 401-Keg). Or if you’re not that thirsty you can try an investment in The Grace Fund. Think about it . . .
We need to keep our sense of humor, especially in the days ahead.
Sunday, November 16, 2008
SELF-DIRECTED IRA vs. TRADITIONAL IRA
The recent whipsaw gyrations of stock markets worldwide have kept many an investor on pins and needles lately. Since the beginning of 2008, the US stock market has shed over 40% of its value, with trillions of dollars being lost. IRA and 401k investors are especially worried that their retirement funds won't be there when needed, and for good reason. Much of their investment capital is tied up in mutual funds, and recently they have helplessly watched in horror as their savings evaporated.
To cut their losses, many investors have liquidated their accounts and moved into cash. Such a move does stop the bleeding, but what to do next? Cash doesn't earn much, whether it's held in supersafe Treasuries, CDs or Money Market Accounts. Investors are lucky to get 2% on their money and even those paltry earnings are taxed.
Some investors have been taking a more active role in managing their retirement accounts by moving at least some of their money into Self-Directed IRAs. The Self-Directed IRA is exactly what it sounds like: the investor chooses where the money is invested. They simply direct their IRA custodian to invest in whatever they (the investors) choose. Earnings are deposited directly into the IRA account.
Your IRA custodian may have a Self-Directed IRA program. If not, funds are easily transferred to a custodian offering the program such as Sterling Trust http://www.sterlingtrustcompany.com/, Pensco http://www.penscotrust.com/?source=google&campaign=1&group=3&Creative=1, and Charles Schwab http://www.schwab.com/public/schwab/home/account_types/ira_retirement?nsg to name a few. There is no penalty for the transfer and the new custodian handles all the paperwork although their fees have a big range.
In a Self-Directed IRA program the investor conducts their own research and chooses where to invest. There are numerous alternative invesments available such as real estate deals, trust deeds or mortgages which can and should be part of every serious investor's portfolio.
Trust deeds and real estate secured mortgages typically earn interest in the 10% to 18% range. The Grace Fund http://www.thegracefundllc.com/, has made annual distributions of 15% (in monthly installments) since launching in 2006. These rates are far in excess of comparable term fixed rate instruments such as CDs, Treasuries and Money Market Accounts. They're safer than stocks because the loan-to-value (LTV) ratio of the collateral is in the 40% to 60% range.
For investors who do not have the expertise or desire to do their own due-diligence, there are many private mortgage funds available. The fund's portfolio of mortgages secures the investor's capital and is diversified in that the loans are on many different properties. The currently depressed prices makes such a loan is safer because of the much lower acquisition cost. That means a 50% loan on a property whose value has already been discounted makes for a very safe investment.
The main benefit of a Self-Directed IRA is that it offers investors 100% control of how and where their money is invested. The custodian does not make investment recommendations. It simply administers the retirement account as the investor directs. Many people feel better about their IRA when they take control over their own financial destiny.
To cut their losses, many investors have liquidated their accounts and moved into cash. Such a move does stop the bleeding, but what to do next? Cash doesn't earn much, whether it's held in supersafe Treasuries, CDs or Money Market Accounts. Investors are lucky to get 2% on their money and even those paltry earnings are taxed.
Some investors have been taking a more active role in managing their retirement accounts by moving at least some of their money into Self-Directed IRAs. The Self-Directed IRA is exactly what it sounds like: the investor chooses where the money is invested. They simply direct their IRA custodian to invest in whatever they (the investors) choose. Earnings are deposited directly into the IRA account.
Your IRA custodian may have a Self-Directed IRA program. If not, funds are easily transferred to a custodian offering the program such as Sterling Trust http://www.sterlingtrustcompany.com/, Pensco http://www.penscotrust.com/?source=google&campaign=1&group=3&Creative=1, and Charles Schwab http://www.schwab.com/public/schwab/home/account_types/ira_retirement?nsg to name a few. There is no penalty for the transfer and the new custodian handles all the paperwork although their fees have a big range.
In a Self-Directed IRA program the investor conducts their own research and chooses where to invest. There are numerous alternative invesments available such as real estate deals, trust deeds or mortgages which can and should be part of every serious investor's portfolio.
Trust deeds and real estate secured mortgages typically earn interest in the 10% to 18% range. The Grace Fund http://www.thegracefundllc.com/, has made annual distributions of 15% (in monthly installments) since launching in 2006. These rates are far in excess of comparable term fixed rate instruments such as CDs, Treasuries and Money Market Accounts. They're safer than stocks because the loan-to-value (LTV) ratio of the collateral is in the 40% to 60% range.
For investors who do not have the expertise or desire to do their own due-diligence, there are many private mortgage funds available. The fund's portfolio of mortgages secures the investor's capital and is diversified in that the loans are on many different properties. The currently depressed prices makes such a loan is safer because of the much lower acquisition cost. That means a 50% loan on a property whose value has already been discounted makes for a very safe investment.
The main benefit of a Self-Directed IRA is that it offers investors 100% control of how and where their money is invested. The custodian does not make investment recommendations. It simply administers the retirement account as the investor directs. Many people feel better about their IRA when they take control over their own financial destiny.
Wednesday, October 29, 2008
Mortgage Pools - Jump In, The Water’s Fine
I often get questions from potential investors about the basic functions of a mortgage fund (aka a mortgage pool). Therefore, I’ve decided to write about mortgage pools in general to clear up any misconceptions.
Mortgage pools are securities that are required by state and federal agencies to provide complete and full disclosure through an offering memorandum. A mortgage pool is a collection of capital contributions from many investors and is usually in the form of a limited liability company that sells shares. The investment pool of capital is then used to purchase a number of different loans, which are commonly called mortgages or trust deeds, and secured by real estate.
There are basically three ways to invest in mortgages, and regardless of a person's real estate or investment acumen, there is a mortgage investment option available today that fits their investment portfolio. The three ways are: funding a mortgage directly, participating in a multi-lender or syndicated specific mortgage, or by investing in a mortgage pool.
The purpose of a mortgage pool is to create a long-term investment vehicle that provides for the fund’s management and a favorable rate of return to investors, while providing them with a diversification of risk and stability. Also, mortgage pools are redeemable on relatively short notice so they offer more liquidity than a direct mortgage or syndication.
For investors who don't have the real estate expertise and don't want to commit the time and energy to learn, the best route is to find a company that offers mortgage pools, like The Grace Fund LLC. These companies employ the services of a manager and administrator of the mortgage pool on the investor's behalf who furnishes the investor with a monthly statement to keep them informed of their account balance, current yield and other details. The mortgage fund manager is paid a modest fee to research the proposal, make the lending decisions and handle all of the payments and administration. Fees earned by the manager are not paid by the investor, but rather a percentage of the income earned on the mortgages and servicing fees charged to the borrower.
These mortgage pools work through a four-step process: 1) investors purchase shares of a company; 2) the company purchases a number of qualified trust deed investments or mortgages; 3) the trust deeds and mortgages provide a return to the company and; 4) the company distributes a return to the investors from monthly cash flow, or growth through a Distribution Reinvestment Plan instead of taking a monthly payment.
Investing in the mortgage market can be a solid option for investors who want to benefit from the commercial real estate market without actually buying real property. In the past couple of years, returns of 10% to 12% or more in mortgage pools - compared to 3-4% for more mainstream investments - have been common. The pool is continuously managed with a primary objective of securing new mortgages to replace mortgages that mature, thus insuring investors a steady stream of passive income.
Monthly income from most mortgage pools usually varies as interest rates change or when mortgages are paid off. The returns to investors from the mortgage pool would follow market interest rate increases or decreases. The investor in a mortgage pool earns a blended rate of return on investment based on the interest earned from each respective mortgage. However, in the case of an investment in The Grace Fund, monthly distributions of 1.25% (15% annualized) are made to investors. To achieve the higher return, the Grace Fund mortgages are fixed at 15.5% annual interest to the borrower, an affiliate of Grace Realty Group. The higher rate reflects a premium to distinguish The Grace Fund from the many competitors vying for investor dollars in the marketplace.
I believe the most convenient, effortless and safest method for the average investor to invest in a debt instrument is through a mortgage pool. They pool their money by buying shares in the fund, and the interest earned from the mortgage payments received from the borrowers becomes income for the fund. All income earned is distributed to shareholders according to their proportional interest. Simple.
Similar to a mutual fund, a mortgage pool provides a vehicle to diversify a portfolio of investments - in this case, mortgages instead of stocks or bonds. Investing $50,000 in a mortgage pool consisting of 25 loans valued at $15 million provides better security through diversification than a $50,000 investment in a single loan secured by a single property.
Unlike a mutual fund, mortgage funds are secured by real estate and not subject to the same volatility as the stock market. Most mortgage pools are backed by well-underwritten and well-secured real estate loans. This is particularly true when the mortgages are secured by property that is financed at a very low loan-to-value ratio. To further mitigate risk, additional security is realized when the borrower purchases properties at a price far below their replacement cost with considerable value-added possibilities (buy low, fix up and sell strategy).
Another advantage to mortgage pools is that they are very suitable for most tax-deferred savings accounts including IRAs and 401ks, making them a good fit for future retirees or anybody else on a fixed income. An investment in a mortgage pool should be considered for inclusion in every serious investor’s portfolio.
Mortgage pools are securities that are required by state and federal agencies to provide complete and full disclosure through an offering memorandum. A mortgage pool is a collection of capital contributions from many investors and is usually in the form of a limited liability company that sells shares. The investment pool of capital is then used to purchase a number of different loans, which are commonly called mortgages or trust deeds, and secured by real estate.
There are basically three ways to invest in mortgages, and regardless of a person's real estate or investment acumen, there is a mortgage investment option available today that fits their investment portfolio. The three ways are: funding a mortgage directly, participating in a multi-lender or syndicated specific mortgage, or by investing in a mortgage pool.
The purpose of a mortgage pool is to create a long-term investment vehicle that provides for the fund’s management and a favorable rate of return to investors, while providing them with a diversification of risk and stability. Also, mortgage pools are redeemable on relatively short notice so they offer more liquidity than a direct mortgage or syndication.
For investors who don't have the real estate expertise and don't want to commit the time and energy to learn, the best route is to find a company that offers mortgage pools, like The Grace Fund LLC. These companies employ the services of a manager and administrator of the mortgage pool on the investor's behalf who furnishes the investor with a monthly statement to keep them informed of their account balance, current yield and other details. The mortgage fund manager is paid a modest fee to research the proposal, make the lending decisions and handle all of the payments and administration. Fees earned by the manager are not paid by the investor, but rather a percentage of the income earned on the mortgages and servicing fees charged to the borrower.
These mortgage pools work through a four-step process: 1) investors purchase shares of a company; 2) the company purchases a number of qualified trust deed investments or mortgages; 3) the trust deeds and mortgages provide a return to the company and; 4) the company distributes a return to the investors from monthly cash flow, or growth through a Distribution Reinvestment Plan instead of taking a monthly payment.
Investing in the mortgage market can be a solid option for investors who want to benefit from the commercial real estate market without actually buying real property. In the past couple of years, returns of 10% to 12% or more in mortgage pools - compared to 3-4% for more mainstream investments - have been common. The pool is continuously managed with a primary objective of securing new mortgages to replace mortgages that mature, thus insuring investors a steady stream of passive income.
Monthly income from most mortgage pools usually varies as interest rates change or when mortgages are paid off. The returns to investors from the mortgage pool would follow market interest rate increases or decreases. The investor in a mortgage pool earns a blended rate of return on investment based on the interest earned from each respective mortgage. However, in the case of an investment in The Grace Fund, monthly distributions of 1.25% (15% annualized) are made to investors. To achieve the higher return, the Grace Fund mortgages are fixed at 15.5% annual interest to the borrower, an affiliate of Grace Realty Group. The higher rate reflects a premium to distinguish The Grace Fund from the many competitors vying for investor dollars in the marketplace.
I believe the most convenient, effortless and safest method for the average investor to invest in a debt instrument is through a mortgage pool. They pool their money by buying shares in the fund, and the interest earned from the mortgage payments received from the borrowers becomes income for the fund. All income earned is distributed to shareholders according to their proportional interest. Simple.
Similar to a mutual fund, a mortgage pool provides a vehicle to diversify a portfolio of investments - in this case, mortgages instead of stocks or bonds. Investing $50,000 in a mortgage pool consisting of 25 loans valued at $15 million provides better security through diversification than a $50,000 investment in a single loan secured by a single property.
Unlike a mutual fund, mortgage funds are secured by real estate and not subject to the same volatility as the stock market. Most mortgage pools are backed by well-underwritten and well-secured real estate loans. This is particularly true when the mortgages are secured by property that is financed at a very low loan-to-value ratio. To further mitigate risk, additional security is realized when the borrower purchases properties at a price far below their replacement cost with considerable value-added possibilities (buy low, fix up and sell strategy).
Another advantage to mortgage pools is that they are very suitable for most tax-deferred savings accounts including IRAs and 401ks, making them a good fit for future retirees or anybody else on a fixed income. An investment in a mortgage pool should be considered for inclusion in every serious investor’s portfolio.
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