INVEST R A Think Real ty Publ icat ion SPONSORED CONTENT



Bill Tessar President and CEO of CIVIC Financial Services

LEE ROGERS RealProtect


MARCO SANTARELLI Norada RE Investments


I n today’s dynamic market you need more than just one real estate investment strategy. Redfin recently reported 61% of homes during the last week in March went under contract in less than two weeks — the fastest pace on record since the company began keeping track in 2012. With the inventory shortage it is no surprise that homes are selling quickly, and this is where pause should be given to reevaluate your options at hand. Fix and flips are still highly profitable (albeit with a pivot in strategy), tapping into equity-filled properties is proving recapitalization to be quite lucrative, and long-term rental investments are yielding major returns. With the single- family rental market on fire, there are options for your investment dollars and the most important thing as an investor is to have capital when you need it to seize these opportunities. STRATEGY #1: FIX AND FLIP According to ATTOM Data Solutions’ 2020 U.S. Home Flipping Report, profits on flips are at record highs — even despite a decline in flipping activity with properties being hard to find.

materials are quickly outweighed by the premium sell price on the other side. So while fix and flips will currently cost you more in today’s environment, the seller’s market ensures there are ultra-high-dollar opportunities to be had. Whether fix and flip is part of your current strategy, or perhaps one you are contemplating, consider this: EXPAND YOUR GEOGRAPHICAL FOOTPRINT: Living in one state doesn’t preclude you from owning investment properties in others. If you’re feeling stuck on finding profitable markets in your area, it may be time to do your research and branch into new territory. FROM ‘FIX AND FLIP’ TO ‘FIX AND HOLD’: If your strategy has only been fix and flip, now might be the time to convert into the legacy wealth of long-term rental properties. If long-distance land lording isn’t for you, and the markets you’re most familiar with are saturated, diversify in a slow ramp, or in a mix, to ensure you get off on the right foot. HAVE YOUR FINANCING IN ORDER: When you find a good deal, you have to move quickly to acquire it. In today’s highly competitive market, sellers are less willing to accept contingencies or wait on lengthy financing. Partner with the right lender, such as Civic Financial Services, to

Par for the course in flipping “risk vs. reward”, premium purchase prices and increased costs for labor and


Every dollar saved is more cash to your bottom line, so be sure to take advantage of such rehab financing opportunities. With one and two-year options, up to 80% LTV and 85% LTC, you’re completely covered - regardless of your timeline. The one-year loan with CIVIC is a great program for investors that fix and flip properties quickly, while the two-year loan can be better suited for a larger project when you want to avoid the stress of a refinance midway through. On the flip side, the power of refinancing on your terms is where we head next. STRATEGY #3: RECAPITALIZATION Increased equity is the silver lining of today’s market, but what you choose to do with it is key. Absent (or in lieu of) cash out of pocket, your current investment property(ies) may very well be the gateway to accruing additional wealth through real estate. Yes, the concept of a refinance is fairly simple; however, what many investors don’t take advantage of is the concept of cross-collateralization. Whether you have a few properties with established equity, or several properties with slimmer amounts of equity, cross-collateralization enables you to tap into the equity of multiple properties at the same time and refinance them together under ONE loan. For example, an investor has three rental properties valued at $200K each and owes mortgages of $100K each. A cross-collateralized loan enables the investor to leverage the combined equity of $300K as one loan for purposes of acquiring a new investment property. This strategy of recapitalization takes the power of a traditional refinance to the next level, opening doors to new investment opportunities without eating into your cash reserves. Consider this:

get a one-year or two-year bridge loan in as little as 10 days. Having the right source to finance your rehab, in addition to your property acquisition, should be planned in advance and calculated as part of your bottom line… which is where we jump to next. STRATEGY #2: REHAB A solid rehab strategy should not be overlooked. With increased labor and material costs driving construction rates to record highs, it is much more costly to complete a rehab in today’s market. The reduced margins pose higher stakes to budget your projects accurately, so it’s critical to save on every aspect possible. Civic Financial Services finances both acquisition AND renovation costs, so you get liquidity and assistance with cash flow management to ensure the full scope of your project is completed. Consider this: MAXIMUM LEVERAGE: CIVIC finances up to 100% of your rehab budget, simplifying the financing for acquisition and rehab, and keeping you liquid throughout your project. This enables you to handle multiple projects simultaneously, all while maximizing your profits. HOME DEPOT SAVINGS: When you finance your investment property with CIVIC as your lending partner, you gain access to The Home Depot ® Rapid Pass savings program — saving you money on materials nationwide. Need to make multiple trips? No problem. A new coupon can be generated for each transaction. FUNDING MADE EASY: Simply bring your down payment to closing, use your funds to complete the first stage of the renovation, and — as the project progresses — CIVIC will reimburse you for the work completed. It’s that simple.


1 YEAR STARTING AT 6.99% 75%-80% NONE $1,195 NONE 1 POINT / 6 MONTHS $100K-$7.5MM NONE

2 YEAR STARTING AT 6.99% 75%-80% 500 $1,195 6 MONTHS 1 POINT / 6 MONTHS $100K-$7.5MM 90%








term rental financing for stabilized properties, CIVIC offers a higher cash-out leverage than even the conventional market. Investors refinancing with Fannie or Freddie are capped at 75% loan-to-value (LTV), while CIVIC can go up to 80% LTV with a solid 1.00 debt service coverage ratio (DSCR) requirement. A SIMPLIFIED PROCESS: Compared to conventional lending, CIVIC’s qualification criteria includes far less documentation, stated income and assets in lieu of tax returns and pay stubs, and a FICO minimum of 600+ compared to the traditional 700+ range for conventional. NO LIMITS: There is no cap on how many rental loans CIVIC can do for a borrower. Conventional lending uses debt-to-income ratios, so you’re only allowed to have so many mortgages. CIVIC provides limitless opportunities for both refinancing a big rental portfolio and acquiring more properties to add to it. TENANTS OPTIONAL: With CIVIC’s rental financing, properties are NOT required to be currently leased at the time of acquisition or refinance. Local market reports can be used to confirm projected monthly rental income. Also, there may be purchases where tenants are already in place... no problem. The tenants stay, and the current lease agreement gets transferred. Lending by way of 5/1, 7/1 and 10/1 ARMs to various property types, including single-family homes, 2-4 units, condos, PUDs and townhomes, CIVIC rental financing gives you the ability to thrive in the long-term rental game. SOURCING DONE RIGHT The market is on fire, but it’s so on fire that most investors are getting into competing offer situations for properties that are listed. To cut through the noise and have a fair chance at acquiring new properties, it’s key for investors when diversifying to deploy an off-market strategy.

CASH IS KING: Refinancing with cash-out options gives you the power of cash to go acquire another property. In many regions the markets are so competitive that if you don’t have a cash offer, your offer is automatically out. Today’s sellers don’t want to wait on any contingencies or financing, so cash offers will get you in the game and help you win the deal. A PORTFOLIO MAKEOVER: Experienced investors are taking advantage of today’s low rates to refinance their entire portfolios with lenders such as Civic Financial Services. CIVIC can cross up to 10 properties under one single loan (with no limit of loans), and offers up to 80% cash-out. SEIZE THE MOMENT: Do you have loans maturing on properties you now want to hold on to? Did you take out a hard money loan for a purchase or rehab at a high interest rate? This may be the prime time to refinance – tapping into the equity and reducing your monthly payment. Whatever size your portfolio may be, if your properties have accrued some healthy equity, a refinance or cross- collateralization is a great opportunity to recapitalize and continue to grow your real estate wealth. STRATEGY #4: RENTAL According to ATTOM Data Solutions’ 2021 Rental Affordability Report, renting is more affordable than buying in 18 of the nation’s 25 most populated counties. So what does this mean for investors? A serious cashflow opportunity. With the right product in your rental strategy, such as a CIVIC’s long-term interest-only loan, cashflow is even higher when it comes to your rental income because you’re not paying principal. And, if you’re like many investors wanting to combine the forces of refinancing and rental strategies, CIVIC helps with exactly that. Consider this:

Tactics can vary from attending auctions, sourcing foreclosures, or even canvasing neighborhoods where

DO THE MATH: With rates starting at just 4.75% for long-


7/1 ARM 4.99%+

10/1 ARM

5.25%+ 1.00


5% - 4% - 3% - 2% - 1%

4% - 3% - 2% - 1%


If you have the option and it works to diversify your strategy, sell some but keep others as your legacy wealth — because rolling your properties into a long-term rental strategy creates the residual income from a consistent cashflow, unattainable by flipping properties alone.

a rental or flip is on radar. “Thinking of selling? Call me before you list!” Leaving a simple note such as this in a desirable neighborhood can go a long way. And of course, it pays to work with a stellar agent who is sourcing off-market properties or has an off-market strategy; otherwise, returns may shrink when competing in the listing environment. TO SELL OR NOT TO SELL? Depending on the value of your property(ies), this might literally be a million-dollar question. Yes, with the markets being so hot, it may behoove you to list your property(ies) for sale to drive higher value… but the caveat is eliminating your cashflow in a peak rental market.

Learn more about CIVIC at

essar An Interview With Bill

“ The pandemic impacted a lot of private lenders, but we were fortunate enough to not just survive, but thrive and grow. The structure and discipline of our operation created a powerful foundation, and we quickly adapted as an organization, 300 employees strong.

Bill Tessar, President and CEO of Civic Financial Services


Having a new capital partner gives us virtually unlimited access to capital at a lower cost, therefore we were able to pass that savings on to our customers. Three rate drops later, we have arrived at what are now our lowest rates ever — competitive with even conventional lending rates, which are continuing to rise. The CIVIC Difference is rooted in our values, also known as the ABCCS: Act with honor; Be a great partner; Communicate clearly; Create smiles; and Simplify. Our clients need speed, leverage, and certainty to close, so we invest in our people to make that happen. A people-first company, our culture is a priority so that our force of happy employees can give 100% focus on fast, honest, simple lending.




1. 75%-80% LTV available to well qualified borrowers on properties located in major metropolitan areas. LTV is subject to decrease based on property location, property condition and borrower qualifications. Financing up to 85% of the purchase price, so long as not exceeding designated max LTV. 2. Rates & fees for Multifamily loans may vary. Ask your CIVIC Account Executive for details on our Multifamily program. © 2021 Civic Financial Services, LLC. All Rights Reserved. This is not a commitment to lend. All offers of credit are subject to approval. Restrictions may apply. Civic Financial Services, LLC reserves the right to amend rates and guidelines. NMLS ID 1099109. Loans made or arranged pursuant to a California Finance Lenders Law License 603L321. AZ Mortgage Broker License 0928633. OR Mortgage Lending License ML-5282. See


Finding the Perfect Real Estate Investment

by Marco Santarelli, Norada Real Estate Investments



ome investors, especially when starting out, crunch numbers

NO. 3 Supply and Demand A market oversaturated with

on one property after another only to get frustrated when the can’t find a deal where the numbers work well. Some ultimately give up looking. The problem is many of these investors can’t see the forest for the trees. So, what’s the problem? Why can’t they find a good deal? Odds are they are looking in the wrong place. That is, looking in the wrong market. The solution is to take a top-down approach and start with the right market. When it comes to investing in real estate, one cannot underestimate the importance and value of the market you invest in. To be successful, you need to start with the metropolitan area, then the submarket, then the neighborhood, and finally, the properties within the area.

housing supply leads to suppressed prices, rents and longer sales or lease-up times. One way to get a feel for an area’s supply and demand is by looking at what current landlords and property managers are doing (or not doing) to attract tenants. Offering a free month rent as an incentive is a sign that supply is high, and demand is low. And checking the MLS for a month’s supply of inventory will give you a good idea if it’s a Buyer’s or Seller’s market. When it comes to finding a worth - while real estate investment, one cannot underestimate the value of a worthwhile market analysis. Understanding the real estate market helps you focus on areas that are worth your time and investment capital as a real estate investor. As you gain more experience in analyz- ing markets, you will begin to devel- op a sense for what the future holds for a market as well. •

NO. 1 Employment:

People need jobs to pay for food, shelter, and clothing. A stable job market supports a healthy economy. An expanding job market supports a growing economy which attracts more people into the market and grows its population. NO. 2 Population Employment is one factor that leads to population growth. Weather can be another factor as is the case with southern states like Florida. Expanding military bases and large corporate expansions or relocations can also add to a city’s population growth. A growing population is an important factor when it comes to real estate investing.



Consistent Capital

Content provide by DHLC Investments

R ob Barney, President of DHLC Investments, Inc. and owner of DHLC Mortgage, LLC, has been involved with real estate and real estate financing since 1998 when he bought his first investment property. Since then Barney has become a Realtor, rehabber, landlord, speaker, men- tor and a direct hard money lender. In these stressful times of COVID-19, now more than ever borrowers and capital investors both, need to know that their lending partner has the experience and com- mitment to guide them through uncertainty. DHLC suc- cessfully navigated through the real estate meltdown in 2007 and 2008 and because DHLC is not beholden to Wall Street for its capital, we can continue to provide a consis- tent source of capital to our borrowers and returns to our capital partners. When asked about DHLC’s focus, Barney stated, “Our focus is two-fold. 1.) Helping our 1st Deed of Trust Mort - gage Investors build a low-risk passive income by earning an 8-10% ROI with non-owner occupied fix-n-flip loans; and, 2.) Helping real estate investors (borrowers) fund and profitably rehab their fix-n-flip projects.” Barney does not view the business as transaction based, but rath- er a partnership between DHLC and its borrowers. “We really like to work with our borrowers to make sure they are making the right decisions for the right reasons. I personally guarantee every loan to my investors. So if a loan goes bad, I am the one that has to take it over and

solve the problem,” says Barney. “If the property doesn’t sell at foreclosure, then I may have rehab the property myself and sell it.” Barney has made every effort to instill these values in his team at DHLC. “I have a dedicated and reliable team that helps me look at every proper- ty as if it could be our own,” says Barney, who adds that this business approach has brought DHLC many new and long-time investors and borrowers. “They simply trust that we will do what we promise to do, it’s that simple,” says Barney. Whether flipping homes or lending money, both have the opportunity to change lives. Barney says it’s gratifying to give borrowers access to funds and investors a profit - able opportunity that gives them the ability to reach their financial goals and dreams. Barney spends his personal time working on the 501(c)3 he founded in 2016 to provide no-cost contractor services to individuals and families in times of crisis with housing needs. “Giving back in this business is essential and starting a charity has been a long-term vision of mine,” states Barney. He hopes to to areas outside of the Dallas market in the very near future. Barney is also a frequent guest lecturer at Collin Coun- ty Community College and Champions School of Real Estate. DHLC Investments, Inc., please visit: www.dhlc. com or contact us at We may also be reached directly at 214-501-5151. •


The Five Most Important Factors When Choosing Your Self-Directed IRA Company

by Jim Hitt, American IRA

Y ou’re convinced. You know a Self-Directed IRA is a powerful way to build wealth, using its pro- tections to help you get the most out of investments like real estate. But there’s a catch: you can’t move for- ward unless you have a Self-Direct- ed IRA administration firm in your corner. And you’re not sure which one to pick. How can you tell which Self-Directed IRA company has the experience and know-how to make life easier for you? We’ve put togeth- er a list of the Five most important factors to help you decide. FACTOR#1: TEAMKNOWLEDGE Simply put, a Self-Directed IRA company should know things. A lot of things. You’re working with a Self-Directed IRA company, after all, for a long- term commitment. Shouldn’t you be concerned about who it is that will help educate you? You’d be surprised. Many Self-Di- rected IRA companies have leader- ship and speakers with very limit- ed experience in the asset classes they’re teaching you about. For example, let’s say you signed up with a Self-Directed IRA compa- ny because you wanted to invest in real estate. What if you work with a Self-Directed IRA company whose team knows very little about this

asset class? Do you want to learn from someone who’s reading out of a manual? American IRA’s team is comprised of investors who bring value to you from a place of personal experience. Our ownership AND employees are comprised of individuals who have created a 7-figure net worth by investing in real estate.

nies mandate that you have to use a checkbook if you use their service, while others will not allow check- book control if you’re going to work with them. But isn’t a Self-Directed IRA all about the freedom to call your own shots? American IRA realizes that every client has different goals and needs. For that reason we employ a hybrid approach to checkbook control. For clients that want to utilize a retire- ment account owned LLC, they can do so. For clients that do not want that structure, it is not mandatory. This gives all clients the tools that allow them to optimize their self-di- rected investments. FACTOR #3: FIRM CONTINUITY—ANDALONG- TERMRELATIONSHIP If you were going to propose to get married and knew there was a chance it would only last a year, would you re-think it? That’s often how it works with Self-Directed IRA administration firms. You’re happy to sign up with one if you know you can work with them for years and even decades. But if you knew that the firm doesn’t have a strong history of continuity, you might rethink things. You may think it a bit strange that


LLCs like Single Member LLCs allow the Self-Directed IRA to put a lot of power in your hands. In essence, a “Checkbook IRA,” as its called, can function much like a per- sonal investment account—with the obvious caveats and regulations of a retirement account. With Checkbook Control, an IRA/401(k) is a member of an LLC, which allows the investor to directly transact for their investment. There’s no going through middlemen here. They don’t have to check with their Self-Directed provider for paper- work, or for the flow of money for the account. It’s as simple as writing a check. Is there a catch? Of course. You have to set it up properly. Your Self-Directed IRA adminis- tration firm should allow you to do this. You’ll find that some compa -


• Real relationships with clients, and a long-term understanding built on that communication. • Knowledge and experience within the team to offer the proper education. FACTOR #4: THE KIND OF SELF-DIRECTED “PROVIDER” YOUWANT There are Self-Directed Providers that are reliant on third parties to stay in business. And if there is a new policy by the custodian, it can mean that this arrangement can be shut down. This is a scary situation. You got into Self-Directed IRAs because you wanted more independence. You didn’t want to cultivate dependence on a third party. Your Self-Directed IRA administra- tion firm should be fully integrated , meaning it doesn’t rely on third par- ties to get its work done. FACTOR #5: FEES Simply put: how much does it cost? Even if you have a great Self-Di-

we compare a Self-Directed IRA administration firm to a relationship. But here’s the thing: relationships do matter. Isn’t it frustrating to con- stantly have to reinvent the wheel when your vendor is constantly hiring new employees? It’s like hitting the “reset” button over and over again. There’s no sense of long-term prog- ress. And with retirement investing, long-term progress is the name of the game. When you constantly hit “Reset” because of new relationships, it means that you have to start over again. You have to communicate old ideas again. And you may be working with people who now don’t under- stand the investments you make. Or they might not know the way you prefer to communicate. Look for a Self-Directed IRA admin- istration firm that emphasizes the following: • A strong senior staff, many of whom should have experience at the firm for 8-10+ years.

rected IRA firm to work with, exorbi - tant fees negate the good work you do. Many Self-Directed IRA admin- istration firms charge annual asset fees. This means that your annual fee for an account with 4 properties will be far higher than an account holding 1 asset. Do they charge a higher annual fee as the account balance grows? If so, then your fees grow with your wealth. American IRA charges an annu- al maximum fee of $285 per year, which means that the percentage of the fee relative to your account goes down as you grow wealthier. Your annual fee will not change with an increase in the value of the account or number of assets, and that’s the way it should be. These factors all matter when you choose a Self-Directed IRA admin- istration firm. If you want one that meets all of the criteria here, learn more about what makes American IRA different. Give us a call at 866- 7500-IRA to find out how you can work with us and achieve a stronger retirement nest egg. •


Insurance for the Real Estate Investor

Why realprotect?

What We Do:

Property & Liability Insurance Lender Compliant Coverage Online Portfolio Management Instant Proof of Coverage Pro-Rata Coverage - Only pay for coverage for the days you need it! Coverage For: Buy & Hold Fix & Flip 1-4 Family Homes Apartments Tenant Insurance Programs Commercial Properties Business Insurance

As the nation's premier real estate insurance broker, realprotect is the expert in insuring real estate investors. We understand the real estate business and what investors like you look for and need in a comprehensive insurance program. You've built a business out of owning and investing in real estate. Let us help you protect it. We start with an understanding of your properties and design an insurance program that helps you meet your coverage and pricing objectives. We promise that we will work diligently to find the best coverage at the best price for you. Give our process a try and find out why many leading SFR lenders and firms trust realprotect with their insurance and risk management needs.

Ask about customized solutions for: Lenders, Property Managers, Market Places, Investor Groups, and Turnkey Providers!


800.579.0652 ⋅

California License #0J05796 Norton Agency Insurance, LLC D/B/A Norton Network Insurance Agency LLC in the State of California; Agency License # 0J13180

Real Protection for Your Properties

by Lee Rogers, realprotect

A s the real estate insurance program of Norton Insurance, realprotect is not only comprised of insurance professionals, but is also a real estate firm that has over 200 licensed agents and property managers. realprotect is the expert in insuring real estate investors and understanding the real estate business and what you look for and need in a comprehensive insurance program. You have built a business out of owning and investing in real estate, and realprotect wants to help you protect it. realprotect starts this process by gaining an understanding of your properties, business structure, and operations. Then, realprotect will design an insurance program that helps you meet your coverage and pricing objectives. realprotect prom- ises to work diligently to find the best coverage at the best price for you – based on your actual needs. realprotect takes risk manage- ment and loss control seriously for every single client. realprotect has

risk management resources to offer you the tools you need to under- stand the risks that you face and has partnered with industry-leading companies to provide you risk con- trol products at discounted rates. At the helm of realprotect is Lee Rogers, President. As an insur- ance professional that has worked and consulted with different Sin- gle-Family Aggregators, Rogers brings unique value and perspec- tive for investors, fund managers and operations professionals. He and the Aggregation Risk Man- agement Team at realprotect have helped design and implement insurance and risk management strategy that is above and beyond what is being set as an industry standard for insurance structure in Aggregation Portfolios, while keeping costs contained and risk properly manage and transferred. Based in Atlanta, Rogers has unique insight and knowledge of many insurance markets, with direct access to many of the world’s lead-

ing insurance carriers. Rogers has helped develop analytical tools and insurance philosophies that are in line with the true risk exposures that Single-Family Aggregators are fac- ing. He understands that the Aggre- gation Market is unique, and that the insurance industry must be able to adapt to this emerging asset class. Rogers uses his vast experi- ence and innovativeness to focus on building business relationships with prospective clients, market- ing products and advising investors on coverage options for their real estate assets – while making sure that his entire team at realprotect provides the same quality experi- ence for each client. Lee Rogers and his team at realprotect work with industry leaders such as lenders, market- places, and property managers and wholesalers to provide them with the protection and service that their hard work deserves. To learn more about realprotect, please visit •


To find private money you can trust, start here. Our members are the most-trusted private lenders in the business. They’ve pledged to follow the industry’s only Code of Ethics , enforced by the oldest and largest association for private lenders. Find your next financial partner today at


Where Can You Find Funding You Can Trust?

by Linda Hyde, AAPL

W e at the American Association of Private Lenders field hundreds of emails and phone calls monthly asking for referrals to lenders that real estate investors can trust. We’ve heard the bait-and-switch stories, the haphazard and stressful closings, the exhausting search of shopping a deal around. Real estate investors are looking for experience, partnership, and above all: trust. Every day at AAPL, we work to bring that trust to our industry. We set the standard for professional conduct and are the only organization that enforces a Code of Ethics. We pledge to our members to provide structure and legitimacy to the private lending industry, and in turn, they promise us – and you – that they will uphold the trust you place in them.

• Adhere to all laws with respect to the services in which they engage. • Not discriminate against borrowers based on sex, age, race, sexual orientation, or religion. • Be honest and forthright in all their dealings. • Only change their loan terms with just cause and perform in accordance with the agreed-upon terms. • Not originate loans intending to see the borrower fail in order to obtain title to the property. • Adhere to all advertising laws as defined in the Truth-in-Advertising Act • Respect the intellectual property rights of others and comply with regulation related to copyrights, trademarks, patents, and trade secrets.


Each year, we host the nation’s largest gathering of private lenders in Las Vegas, NV. This year will be our 12th Annual Conference on November 14-16 at Caesar’s Palace. Register at to join more than 400 private lenders dedicated to learning the industry’s latest and best practices and find the trustworthy capital you’re looking for. Our members proudly display the AAPL Member emblem below. Look for it in your lender’s email signature and on their websites, and then visit to verify their membership status. You should be able to trust the people funding your business. Let us help. •

OURMEMBER CODE OF ETHICS To be an AAPL member, members must promise to:


Keep your cash at closing.

• No money down • 100% funding on up to 70% of ARV

• 10% interest • 9-month loan term

Apply today in 14 minutes |


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