{"id":13277,"date":"2022-10-05T19:52:03","date_gmt":"2022-10-05T19:52:03","guid":{"rendered":"https:\/\/jboitnott.com\/?p=13277"},"modified":"2022-10-05T19:53:37","modified_gmt":"2022-10-05T19:53:37","slug":"commercial-real-estate-investing-how-to-get-started","status":"publish","type":"post","link":"https:\/\/jboitnott.com\/zh\/commercial-real-estate-investing-how-to-get-started\/","title":{"rendered":"Commercial Real Estate Investing: How to Get Started"},"content":{"rendered":"<p><span style=\"font-weight: 400;\">Commercial <a href=\"https:\/\/jboitnott.com\/zh\/category\/real-estate\/\">real estate<\/a> investing is attractive as a wealth-building strategy because it offers significant independent and potentially passive income streams. You can create income without becoming an active-participant landlord\u2014or you can be a hands-on, full-service landlord and property owner.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Here\u2019s what you need to know about getting started with commercial real estate investing.\u00a0<\/span><\/p>\n<h2><span style=\"font-weight: 400;\">What Is Commercial Real Estate?<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">Commercial properties come in a variety of types. You\u2019ll find specific variations among each type but the six essential categories include:\u00a0<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Office<\/b><span style=\"font-weight: 400;\">: Anything from skyscrapers to single-tenancy spaces<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Retail<\/b><span style=\"font-weight: 400;\">: Brick and mortar stores can be strip mall units or high-end banks and fine dining restaurants<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Industrial\/manufacturing<\/b><span style=\"font-weight: 400;\">: Designed for warehousing or manufacturing goods (usually with high ceilings and docks)<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Multifamily housing<\/b><span style=\"font-weight: 400;\">: Apartment complexes, high-rise condo buildings, and smaller buildings with five or more units.\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Special purpose<\/b><span style=\"font-weight: 400;\">: Property that\u2019s been developed for a designated purpose, making it difficult to reorient the property to a different use\u2014e.g., a car wash facility\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Mixed use property<\/b><span style=\"font-weight: 400;\">: A property that lends itself to a mix of purposes is called a mixed-use property. Examples may include residential and retail developments, or business parks with industrial and office properties\u00a0<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Commercial property of almost any kind can also be <\/span><b>owner-occupied commercial real estate<\/b><span style=\"font-weight: 400;\"> (OOCRE) when the owner occupies some part of the commercial property residentially. It\u2019s one of the major benefits of real estate investing of any kind, and can be incorporated with any of the above six categories.\u00a0<\/span><\/p>\n<h2><span style=\"font-weight: 400;\">The Pros and Cons of Investing in Commercial Real Estate<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">Why is commercial real estate investing so appealing? There are a host of benefits to consider, but there can also be some downsides. It\u2019s important to be familiar with both the pros and cons before you commit to putting any money into an investment.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">CRE investment benefits include:\u00a0<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>More income<\/b><span style=\"font-weight: 400;\">: In most cases, CRE has a higher potential rate of return on your investment\u2014anywhere from 6% to 12% compared to 1\u20134% for residential real estate.\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Longer lease terms<\/b><span style=\"font-weight: 400;\">: Most commercial leases carry a longer term of years than residential leases. That helps reduce turnover and improve cash flow and stability of future revenue projections.\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Lower inventory (and less competition for your building)<\/b><span style=\"font-weight: 400;\">: Because each prospective commercial tenant has fewer properties to consider, you\u2019ve got a better shot of landing a good tenant.\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Better working hours<\/b><span style=\"font-weight: 400;\">: If you\u2019re processing tenant requests, complaints, and maintenance tasks yourself, instead of hiring a management company to do it for you, you\u2019ll enjoy the more limited work hours, since your tenants by and large keep business hours themselves.\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Less risk<\/b><span style=\"font-weight: 400;\">: Poses less risk than investing in the stock market<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">However, CRE investing also poses a few downsides as well. For one thing, while the overall risk is less than that of investing in the stock market, the potential returns are not necessarily as high. Additionally, CRE investing can be cash-intensive if you want to maximize your return (assuming you invest directly). Direct investment also means you can face some administrative headaches, such as tenant disputes and maintenance needs, and reduced liquidity of your assets.\u00a0<\/span><\/p>\n<h2><span style=\"font-weight: 400;\">The Keys to Successful Commercial Real Estate Investment<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">As with any investment opportunity, successful CRE investing can be elusive. That\u2019s especially true if you\u2019re not willing or able to put a little effort into understanding the context of the market and how to analyze potential opportunities.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">It\u2019s also helpful to be able to form relationships with professionals who are vital to putting together good development deals such as real estate agents, lawyers, architects, contractors, real estate wholesalers and brokers, and more. You should also look out for individuals with more experience who can mentor and guide you.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">You\u2019ll also need to learn the basics of investing in and operating commercial properties. It\u2019s vital to learn how to read a real estate pro forma and evaluate the financial data you find there to ascertain whether the property is a good investment. You can learn quite a bit from CRE websites, message boards, online courses, podcasts and more.\u00a0<\/span><\/p>\n<h2><span style=\"font-weight: 400;\">How Are Commercial Real Estate Investments Financed?\u00a0<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">Financing a commercial real estate investment is always a big challenge for first-time investors. With so many potential funding types, it can be challenging to choose the best path forward for a particular investment.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">With a <\/span><b>conventional, or traditional CRE loan<\/b><span style=\"font-weight: 400;\">, you\u2019ll borrow funds from a bank or other institutional lender. Traditional loans are not backed by the U.S. federal government and typically finance between 65 to 85% of the total loan-to-value ratio for the property. That means you\u2019ll need to find funds equivalent to between 15 and 35%.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Offered by the U.S. Small Business Administration (SBA), there are several types of <\/span><b>7(a) loans<\/b><span style=\"font-weight: 400;\">, each with different maximum loan amounts\u00a0 and other terms. There are also specialized loans designed for specific purposes or people including exporters, veterans, and small businesses with a need for short-term working capital. The SBA also offers <\/span><b>Section 504 loans<\/b><span style=\"font-weight: 400;\">, which are long-term fixed-rate loans of up to $5 million for fixed assets necessary for expansion.<\/span><\/p>\n<p><b>Bridge loans<\/b><span style=\"font-weight: 400;\"> are designed to temporarily \u201cbridge the gap\u201d until long-term financing becomes available. These loans are a good way to compete against cash offer buyers, but you\u2019ll need to refinance to a longer-term mortgage eventually.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Investors can also obtain a <\/span><b>hard money loan<\/b><span style=\"font-weight: 400;\"> from semi-institutional lenders who offer short-term loans with high interest rates. The fees can be significantly higher than traditional loans but you can get the money within a few days, as opposed to months for a traditional loan. Finally, <\/span><b>conduit loans<\/b><span style=\"font-weight: 400;\"> offer competitive fixed rates and a term of 25 to 30 years, but on the downside, you\u2019ll need to make a balloon payment at term\u2019s end.\u00a0<\/span><\/p>\n<h2><span style=\"font-weight: 400;\">How to Qualify for a Commercial Real Estate Loan\u00a0\u00a0<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">It can be overwhelming to undertake the process of securing a loan for the purpose of investing in CRE. Many factors can impact the type of lending your project can work for and what you\u2019ll need to qualify for that loan.\u00a0<\/span><\/p>\n<h3><span style=\"font-weight: 400;\">Individual vs. Business Entity Applications<\/span><\/h3>\n<p><span style=\"font-weight: 400;\">Decide whether you\u2019ll invest as a person or as a business organization. Most CRE investment properties are held by business entities\u2014a corporation or partnership, for example. Limited liability companies are a smart strategy for CRE investors as they help protect shareholders from legal exposure for personal injury and other damages.\u00a0<\/span><\/p>\n<h3><span style=\"font-weight: 400;\">Credit Scores<\/span><\/h3>\n<p><span style=\"font-weight: 400;\">Whether you\u2019re investing as a business entity or an individual, lenders will want to know that you\u2019re creditworthy. They\u2019ll want to see evidence that you\u2019re a good risk and that they can be reasonably assured they\u2019ll get their money back as and when promised. Traditional lenders expect a borrower\u2019s credit score to be over 699, whereas bridge loan applicants should have a credit score of over 680.\u00a0<\/span><\/p>\n<h3><span style=\"font-weight: 400;\">Commercial vs. Residential Property Loans<\/span><\/h3>\n<p><span style=\"font-weight: 400;\">Lenders will consider several important financial metrics when making a decision on your loan application to acquire a specific piece of CRE property. First is the loan-to-value ratio, which describes the value of the loan as compared to the property\u2019s value, as the name suggests. LTV ranges from between 65 to 80 percent. A lower LTV rate will typically qualify for better interest rates and terms.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Another key metric that CRE lenders want to see is the debt service coverage ratio (DSCR). This metric evaluates how well the property may service a loan by comparing its annual net operating income to the costs of servicing a mortgage\u2019s principal, interest and fees. If the DSCR is under 1% means the property will have a negative cash flow. CRE lenders usually prefer to see DSCRs of 1.25% or greater.\u00a0<\/span><\/p>\n<h3><span style=\"font-weight: 400;\">Processing Times for CRE Loans<\/span><\/h3>\n<p><span style=\"font-weight: 400;\">After you submit an application for a RE loan, the lender will need some time to evaluate your creditworthiness, financial projections for your proposed <a href=\"https:\/\/jboitnott.com\/zh\/the-cost-of-home-ownership-and-where-youre-probably-overspending\/\">property acquisition<\/a>, and your business plan, among other things. This process can take a varying amount of time, depending on the lender. Expect a bank to approve a traditional commercial RE loan within six weeks or so, assuming there are no material deficiencies in the application documents. Bridge and hard money loans take a week or less to reach approval.\u00a0<\/span><\/p>\n<h2><span style=\"font-weight: 400;\">Crowdfunded CRE Investment Platforms<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">Crowdfunding platforms allow you to invest in real estate passively and indirectly, without having to seek traditional funding or come up with significant down payments. These platforms are growing in popularity as they can simplify the process for new investors. They\u2019re also a great way to start small and learn more about the commercial real estate market.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">In some cases, these platforms are open to all investors who have a few hundred dollars and the desire to explore CRE investing. However, other platforms are only open to <\/span><a href=\"https:\/\/www.sec.gov\/education\/capitalraising\/building-blocks\/accredited-investor\"><span style=\"font-weight: 400;\">accredited investors<\/span><\/a><span style=\"font-weight: 400;\">, a special category of individuals and entities with a heightened degree of financial and investment sophistication, high net worth, and significant income.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Popular commercial real estate investing platforms such as <\/span><a href=\"https:\/\/www.lex-markets.com\/\"><span style=\"font-weight: 400;\">LEX Markets<\/span><\/a><span style=\"font-weight: 400;\"> work by connecting a potentially large group of investors to commercial investment deals. With some platforms you invest in REITs, whereas with others such as LEX you invest in an equity security issued by the owner of the property. Shares of the property are of that individual piece of property &#8212; instead of a pool of properties with a REIT. Other crowdfunding investment platforms include <\/span><a href=\"https:\/\/fundrise.com\/\"><span style=\"font-weight: 400;\">Fundrise<\/span><\/a><i><span style=\"font-weight: 400;\">, <\/span><\/i><span style=\"font-weight: 400;\">which is open to both accredited and non-accredited investors, and <\/span><a href=\"https:\/\/www.crowdstreet.com\/\"><span style=\"font-weight: 400;\">CrowdStreet<\/span><\/a><i><span style=\"font-weight: 400;\">, <\/span><\/i><span style=\"font-weight: 400;\">open to accredited investors. <\/span><\/p>","protected":false},"excerpt":{"rendered":"<p>Commercial real estate investing is attractive as a wealth-building strategy because it offers significant independent and potentially passive income streams. You can create income without becoming an active-participant landlord\u2014or you can be a hands-on, full-service landlord and property owner.\u00a0 Here\u2019s what you need to know about getting started with commercial real estate investing.\u00a0 What Is [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":13309,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[195,653,574,627],"tags":[629,628,1114],"class_list":["post-13277","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-entrepreneurship","category-investing","category-money","category-real-estate","tag-investing","tag-real-estate","tag-real-estate-investing"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Commercial Real Estate Investing: How to Get Started - John Boitnott<\/title>\n<meta name=\"description\" content=\"If you&#039;re thinking about getting started in commercial real estate investing. 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