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Second mortgages - an
important commercial real estate tool.
Commercial second mortgages
are normally used in conjunction with a new first loan. Typically the second mortgage
will have a term of no less than five (5) years with interest only payments. While
second mortgages can be critical in some situations, you must carefully consider
your ability to service both loans.
There are many clear advantages to
this type of creative financing. The most frequent use is a second mortgage that
reduces the LTV (loan to value) of the first loan in order to allow you to more
easily qualify for the loan. An example would be where the primary lender (first
mortgage holder will only lend 70% LTV and you only have a 20% down payment. A
second mortgage can be used to make up the difference.
There are a variety
of options available to you such as: interest only payments, annual payments,
exit fees, etc. that will help keep your immediate payments down and defer the
costs of the second mortage. The idea is to give the property time to appreciate
and thereby allow you to refinance and consolidate both the first and second mortgages
at a later date at a then lower LTV.
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