Nashville is proving to be very popular as a choice for property investors across the United States who are looking for second homes for their family or just investment homes to rent in the area. There are some things you need to watch out for when starting out on your property investment journey and we wanted to give you some pointers to help you along on your journey.

For informational purposes only. Always consult with a licensed mortgage or home loan professional before proceeding with any real estate transaction.

What to Know About Getting a Mortgage for a Second Home

While getting a mortgage to buy a home is fairly common, reasons to get a second mortgage may be less obvious. Home buyers and existing homeowners often use a second mortgage to finance a home purchase, home improvements, pay-down credit card debt or to purchase things they need.

Second mortgages are as important consideration than primary mortgages. The understanding of the finer points, from liability to interest rates, helps a borrower to make a practical decision regarding second mortgages.

What is the Difference Between a Second Mortgage and a Home Equity Loan?

Second mortgages and home equity loans are somewhat similar. A second mortgage is a loan that is secured by your home. Generally, second mortgages and home equity loans are usually loans with fixed terms with specific payment amounts. The money is usually received as a lump sum at the beginning of the loan. The loans are then paid off over time, much like a primary mortgage. However, a home equity line of credit (HELOC) is unique because it is a line of credit. This line-of-credit can be accessed more than once. A second mortgage usually has a fixed rate of interest, while a HELOC may have a variable interest rate that fluctuates while the credit line is available.

Do Second Mortgages Have Fixed Rates or Adjustable Rates?

The typical gold standard for primary mortgages is a 30-year fixed-rate loan. This means that the interest rate is fixed for the entire 30-year term. Whatever type of primary mortgage there is, the terms, including the interest rate, for the second mortgage may be different than the primary mortgage. If there is an adjustable-rate (ARM) second mortgage, which is somewhat more common, the interest rate will increase or decrease throughout the term of the loan. ARMs have clearly-defined terms that shows:

• how long the initial fixed rate lasts
• the frequency your rate can change after that first term
• how much the rate may change
• how the periodic rate changes are calculated

A second mortgage is considered a loan independent of the primary mortgage, so borrowers should be careful to understand the distinctions between the two.

What is a Junior Lien?

A second mortgage is a lien on the home or property. Should you default (not pay the payments), the house may be sold to pay off the liens. A second mortgage is often called a "junior lien" because it is secondary to the primary mortgage. This means that, if the home is sold to pay off the liens, the primary lien is paid off first. Although second mortgages are usually smaller than a primary mortgage, the size of the loan may not determine the priority of the lien. In the case of mortgages, the loan that was recorded first usually gets first priority.

Are the First and Second Mortgage Lenders the Same?

Unless a second mortgage is created when the home is purchased, it is unlikely that the same lender will own both loans. Most first mortgages are sold shortly after the home closing, often to other financial institutions or federal organizations like Fannie Mae or Freddie Mac. Even if the same lender (as the first mortgage) is used to apply for a second mortgage, the mortgage may eventually be sold to another lender. Therefore, borrowers can typically apply for a second mortgage with any lender they choose.

What if the Primary Mortgage is Refinanced?

When mortgage interest rates are low, it might be a smart financial decision to refinance the primary mortgage for a lower interest rate (with lower payments). However, a mortgage refinance might become more complicated if there is a second mortgage. If only the first mortgage is refinanced, there is usually not a problem as the first mortgage remains the first lien-holder. However, if only the second mortgage is refinanced, it is possible that the second mortgage holder might become the primary lien over the first mortgage - though the lender used for the first mortgage will typically require the owner of the second mortgage to agree to a subordination.

This means that the second mortgage would remain the junior lien after refinancing. It is possible, however, to refinance both mortgages into a single loan. However, in order to be approved, it is common that the total amount financed generally must be less than 80% of the value of the home.

What Closing Costs Come with a Second Mortgage?

Many of the same closing costs associated with a primary mortgage will apply to the closing of a second mortgage, although they are generally greatly reduced. Standard fees, such as notary costs, recording fees, and credit reports are fixed expenses and will be the same regardless of the transaction. Some variable costs, such as administrative fees and document preparation expenses charged by lenders, are likely to be lower, as are title and escrow fees. Any remaining expenses (i.e., attorney fees) are likely to be considerably smaller, but will vary depending on the lender, your credit, and how much you're borrowing. 

Is a Second Mortgage Right for Me?

By placing a second mortgage on the home, the amount of debt increases that is secured by the home. Additionally, if a second mortgage is used to buy the home, then home buyer's equity begins much less than it would have been with a larger down-payment. No matter how small the second mortgage is, the borrower is expected to make monthly payments on time, just as with for a primary mortgage.

What Happens if There is a Default?

Any lender that holds a lien on your property may have the right to foreclose on the home, then sell it and use the proceeds to pay off the debts owed. Defaulting on any mortgage usually begins the foreclosure process, which underscores the importance of taking all mortgages seriously. If the home is ever sold, the owner of the primary mortgage gets first right to the proceeds. The more equity there is in the home, the more likely the second mortgage gets paid after foreclosure. Should a borrower default on their second mortgage, the equity in the home (or lack thereof) may determine the difference between the second mortgage lender either levying late fees and/or initiating the foreclosure process.

What to Know About Choosing a Second Home to Buy

When making as big an investment as a second home, it's more important than with a primary residence to choose a location that is profitable and safe for bringing in income and assuring money isn't lost. Here are a few things to keep in mind to make sure you pick a good second home.

It's All About Location

Anyone who has ever bought or even considering buying a home will have heard the phrase "Location, Location, Location" uttered any number of times. Investing in the best location you can afford will serve you very well in the long run, simply because you'll attract a better quality of tenant and you'll be able to charge more rent too.

Overestimate Your Expenses

If we see property investors making anyone single, expensive and recurring mistake is that they leave absolutely zero room in their investment budget for anything to go "wrong". Any experienced property investor will advise you to have at least a few thousand dollars of slack in your budget for those unexpected and last-minute landlord expenses which you can be sure will crop up.

Look Past First Impressions

The most successful property investors know how to spot a bargain. The key to this is training yourself to look past small flaws in the property and focusing on things like the quality of the neighborhood and amenities in the area. Doing this will allow you to buy suitable "fixer-uppers" and make the most of your investment.

Consider Different Investment Types

When you are looking for new investment opportunities, it's time to consider your options. When you invest in properties, you can choose from residential homes and apartment complexes to retail spaces. You may even find a building you love that offers both commercial spaces for businesses and residential space. Talk to your real estate agent about your preferences. Whether you want to be the property owner of a large residential facility that has hundreds of units, or you are looking for a two-family home to increase your investment portfolio, the right property is out there for you.

Once you identify the type of property you want, locating the right property can take some time. During this time, you can make sure that your finances are in order. Keep in contact with your real estate agent so that you can look at a property quickly if one crops up. If the real estate market is tight, you will want to be able to make an offer fast. Good properties that are in the right location are going to be purchased quickly, and you want to be there if an opportunity comes up.

The type of real estate investment you make will depend on your overall budget, the number of units you want to own, and whether you prefer commercial, residential, or a combination of both types of properties. Your real estate agent will give you the support you need to find the perfect match for you when it comes to purchasing your next real estate investment.

Use Expert Advice

Of course, if you want to shortcut the entire process and avoid the potential for making expensive mistakes when investing in property entirely on your own we're always happy to discuss Nashville property options with our new and existing customers.

You'll find that at The Ashton Real Estate Group we can offer you the kind of local expertise which will help you make the most of your investment budget.

For informational purposes only. Always consult with a licensed mortgage or home loan professional before proceeding with any real estate transaction.