How to Retire on Real Estate and “Negotiate” Your Home Loan

It’s not too late to retire on real estate, EVEN if you’re just getting started in your late fifties or have NO experience investing. On this Seeing Greene, David gives his take on what someone with no rentals (or real estate at all) can do with their retirement accounts to successfully retire on real estate. But maybe you have a bit more experience or aren’t such a late starter. Don’t worry, we’ve got plenty for you too.
We’re back as David takes investing questions directly from listeners just like you. In this Seeing Greene episode, a house hacker asks whether he should take out a HELOC or hard money loan to get his next deal done. A late starter wonders what she can do to retire with real estate, even with zero experience investing. David shows YOU how to negotiate with your lender to get a better rate or term on your home loan and use “portfolio architecture” to put your “lazy” equity to work so you build wealth faster!
Want to ask David a question? If so, submit your question here (www.biggerpockets.com/david?u...) so David can answer it on the next episode of Seeing Greene. Hop on the BiggerPockets forums and ask other investors their take, or follow David on Instagram to see when he’s going live so you can jump on a live Q&A and get your question answered on the spot!
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The Late Starter’s Guide to Retirement with Real Estate (40s, 50s, or 60s!):
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Tools Mentioned in Today’s Show:
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AirDNA: www.airdna.co/bp
Furnished Finder: www.furnishedfinder.com/
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Show notes at: link.chtbl.com/BPRE
00:00 Intro
01:27 HELOCs vs. Hard Money Loans
06:49 How to Retire with Real Estate
14:30 How to Negotiate with Lenders
22:41 Portfolio Architecture and "Lazy" Equity
27:54 Ask David Your Question!

[@tyjameson7404]

Epic real estate investor education!! 🙏👏🏿💪🏾🙌🏾❤️🇺🇸

[@ginalowe9103]

Tell her to buy a 4 plex. And move into it.

[@collinbaptiste5619]

David, you're a flipping genius, sir 👏🏾 🎉🎉🎉

[@JonathanExcels]

I have used a first lein position HELOC and it was a game changer. We kept every penny we had on that loan at all times. Our checking account was always zero balance. This minimized the interest we were paying and helped pay off our home in half the time of a conventional loan. I think this would work for a short-term rental property.

[@aprilvancleve9463]

🤯 That was a lot of great info, super fast!!

[@DanielDoesRentals]

Great video! Short of only a couple reasons... I do not know why you would want to sell any cash flowing rental property when you could just cash out refi it. The only two reason I can think of selling making sense is: If you lived in the property and wont have to pay any tax on the profit, Or the property is a headache for you. When you cash out refi, you can usually pull 75% of your equity out and pay no tax ( you do have closing cost). If you sell that same property, you are going to have to pay that same 25% in tax (unless you 1031) and then you have closing cost, agent fees and depreciation recapture.

[@mcaoe1429]

You’re the smartest investor I’ve come across 👌

[@ginalowe9103]

I would like a HELOC with no floating interest rate.

[@pinkneyestatescorp]

My plan is to retire by 50🙏🏾... I'm 40😃 AWESOME vid😎

[@user-kq1mn3ru3i]

it is definitely possible I retired at 47 good luck pal 👍

[@Investmiz]

Nice, what is your strategy?

[@pinkneyestatescorp]

@idanmizrahi7789 my plan is to find a small apartment building (5+ units) and then 1031 Exchange my way to a large complex (50-100 units). I would also use 25% of the property for short-term rentals (airbnb/vrbo/furnished finder).

[@user-kq1mn3ru3i]

Buy & hold SFH in B & C type areas

[@user-kq1mn3ru3i]

Buy & hold SFH in B/C type areas

[@collinbaptiste5619]

I think Shelly should buy a commercial property building with at least 15th doors and rent it out. Because the rent will be triple the amount, then a smaller property. And rents and repeats to make her retirement even greater. 🎉🎉🎉

[@lashun1st]

Good stuff!!! Anyone know who does the HELOC? Any commercial Heloc banks or residential bank suggestions?

[@user-fy4lv6mf5n]

Never forget about the USDA loan. If the property qualifies as rural it’s a low interest O down loan.

[@staylowkeynyc2762]

How can I get my question answered on this podcast ?

[@Kingdom_Finance]

Why not use Justin’s HELOC to use as downpayment on a Fannie Mae Homestyle Loan for the BRRRR?🤔

[@CarlosRamos-pl3ng]

And how are you going to quality a live in flip with a conventional 5% down mortgage, that would be hard to get approved

[@chrissprague4025]

Do you think 3d printing home and new AGI technologies will crash the real estate market?

[@sukhirandhawa6706]

I donot think coz the land. People like to live in cities

[@KennethWestervelt]

As a former police officer (thanks for your service) what's your take on building relationships with police to identify problem houses or multifamilies to begin the slow work of upgrading the class of neighborhood (D to C, or C to B)? I see the obvious pitfalls of buying money pits or increasing renting standards too high for the market to accept. But are there other risks I am not seeing? When is it wise to even consider that level of ambition? Thanks in advance.

[@firstnamelastname9661]

Would Navy Credit union have best mortgage rate ?

[@MattTheMortgageGuy]

Nope

[@firstnamelastname9661]

@@MattTheMortgageGuy ok then which bank or credit union tend to give the lowest rate ? We have VA loan eligibility too

[@leozilla2374]

3rd I guess 🤷‍♂

[@leozilla2374]

@DavidGreene. absolutely

[@Doozler]

Incorrect. The "biggest expense in life" is not Housing. The biggest expense Americans face on a monthly basis TAXES.

[@matthewbowers6178]

Shelly was a poor choice of realistic investors BP! I will never Condon taking from people to advance your real-estate portfolio through a divorce.

[@eddiemalvin]

I'm confused by your comment. What is she "taking from people"?

[@mojojojo8444]

First comment

[@JasonSeegmiller]

TL;DW: In episode 892 of the BiggerPockets Real Estate Podcast, host David Green addresses various real estate investment questions from the BiggerPockets community. The episode features a "Seeing Green" format where David provides advice and strategies to help investors build long-term wealth through real estate. 1. HELOCs vs. Hard Money Loans (Justin, Virginia Beach): Justin, a real estate agent, seeks advice on whether to use a Home Equity Line of Credit (HELOC) or a hard money loan to fund a BRRRR (Buy, Rehab, Rent, Refinance, Repeat) or flip project. David suggests leveraging a HELOC on Justin's property due to its lower interest rates and flexibility, allowing him to use the cash saved up as a down payment for his next investment. 2. Retirement Planning with Real Estate (Shelly, Jackson Hole, Wyoming): Shelly, a divorcee with $1.5 million in retirement assets, seeks advice on investing in real estate for steady returns. David recommends considering a conservative approach due to her age and health condition, suggesting she invest in short-term rentals in tourist destinations with lower risk and steady income potential. 3. Negotiating with Lenders (Tyler, Williams Lake, British Columbia): Tyler, a healthcare professional with several small multifamily properties and an apartment complex, wants to negotiate better terms on his commercial construction loan with his credit union. David advises Tyler to explore other lenders, possibly through a mortgage broker, to compare terms and leverage competition for better rates. He also suggests considering cross-collateralization or using a HELOC on other properties to access funds. 4. Maximizing Equity in Primary Residence (Alex, Seattle, Washington): Alex and his wife, starting as real estate investors, have low returns on equity in their primary residence-turned-rental property. David suggests selling the property, taking advantage of tax benefits, and reallocating the equity into better-performing investments, such as short-term rentals or multifamily properties with higher cash flow potential. Throughout the episode, David emphasizes the importance of evaluating investment options based on their ability to generate income and suggests strategies like leveraging HELOCs, exploring different lenders, and prioritizing cash flow over equity appreciation. He also highlights the significance of market research, proper financing, and strategic planning in real estate investment decisions.