When it comes to financing your real estate investment ventures, the choice between agency loans and non-agency loans is a crucial one. Both approaches have advantages and benefits that make them the best option for a particular scenario or deal type. To be successful, it is essential to understand this before considering a deal. Let’s break down these concepts more clearly to help you decide which path to take:
Loan Backing and Guarantees:
- Conforming: These loans are government-backed, offering lenders a safety net that makes them feel cozy and secure. Be aware, however, that agency loans are generally targeted at the owner-occupied market, so investment represents more risk. There are times when this risk is exceeds what the agencies are looking for and they will adjust guidelines accordingly.
- Non-Agency: These loans go solo, without any government guarantees, making lenders tread carefully and be more cautious. Many are also specifically designed for use in the investment real estate market. They do tweak guidelines to manage risk, but less so than the agencies.
Eligibility Criteria and Loan Process:
- Conforming: Specific rules dictate eligibility, often favoring first-time homebuyers, veterans, or those in rural areas. These are usually specific and much more limiting than non-agency options. In short, the strike zone is much smaller and the requirements will be more numerous and constraining. There can also be limits on the number of investment properties that you own to qualify.
- Non-Agency: Open to a broader crowd of real estate investors, welcoming a more diverse range of borrowers. This is in no way to set the expectation that these loans are unfettered by requirements. All loans have eligibility criteria, but the requirement for these loans will be much more focused on the profile of a professional investor. For instance, many non-agency investment loans do not require an applicant to have a job or income.
Loan Amounts, Terms and Rates:
- Conforming: The government sets specific loan limits and terms, providing a structured framework. This does not mean that terms are necessarily better. While that is sometimes the case, it is not a given. Like the aforementioned changes that the agencies make based on their risk appetite, loans under this classification can be similar to or worse than the non-agency options when the agencies do not want investment properties in their portfolio.
- Non-Agency: The sky’s the limit when it comes to loan amounts, and terms can be highly flexible, offering more options to suit your unique needs. It is a semi-accurate rule of thumb that these loans will bear higher rates in exchange to the flexibility and better terms for investment. I say semi-accurate because while the terms are almost always better, the rates are not always worse than the agency options.
Property Types and Investment Strategies:
- Conforming: These loans primarily focus on residential properties, including single-family homes. There might be a sprinkle of commercial support, particularly through small business programs. I often have people approach me with an “investment” property. I put in quotes because they will also live in the property, i.e. a multi-unit where they will live in one unit and rent out the rest. This can often only be done with an agency loan as non-agency programs do not allow for owner occupancy.
- Non-Agency: These loans are more like an open menu, covering all sorts of property types, from office spaces to retail gems. They’re ideal for those with diverse real estate portfolios and investment strategies. As I mentioned, they have firm occupancy restrictions, but much more latitude for the other aspects of the property. It is important to note that these lenders do often specialize and finding the right one can require some work. With a little effort, however, most investors can find some options if the deal has merit and the property is good.
Selecting the Right Tool for Your Real Estate Investments:
It is important to remember that both loan types have a time and place. They both have benefits that shine based on the deal scenario. Most successful investors have a good working knowledge of these loan types and approach an opportunity with a good idea of what type of financing that they will seek. I see too many novice investors waste time and sometimes lose opportunities when they spend excessive time and resources figuring it out.
It is exciting to invest. For many real estate investment is not about sticks and bricks but rather it is a representation of their hopes and dreams for financial security and wealth. This can both motivate people and cloud their actions. Financing is one place where this is especially problematic. The first and most effective way to counteract this is to know and understand your options before considering a property or project.
My best advice is to think about loan eligibility, the property you want to invest in, loan terms, interest rates, fees, and borrower qualifications. When you’re planning your real estate investments, consider your goals, the type of property you have in mind, and your unique financial situation. Ultimately, you’ll be better prepared to choose the loan option that aligns with your investment strategy. So, be sure to decide whether agency loans, with their structured approach, or non-agency loans, offering more flexibility, are the right fit for your financial adventure.