Easy Street Capital is America’s leading lender for investors utilizing the BRRRR Method (Buy → Rehab → Rent → Refinance → Repeat)!
The BRRRR method continues to soar in popularity among real estate investors, combining the value-add returns of renovators with the long-term cash flow of reliable rentals. The BRRRR strategy is unmatched in ability to grow and scale a real estate portfolio even with limited capital.
For our BRRRR Method Loans (BRRRR Loans), we offer industry-leading best-in-class options for the entirety of the BRRRR process. For the Buy and Rehab portion – Easy Street Capital’s EasyFix program provides hard money options for investors to move quickly to secure opportunities - 48-hour closes, 90% LTCs, and no appraisals required! For the Refinance portion – Easy Street Capital’s EasyRent program provides DSCR loan refinance options for investors to complete the process – including the ability to recoup up to 100% of investment costs in as little as 3 months!
Easy Street Capital is the perfect partner to help you BRRRR from start to finish - and to keep growing your portfolio!
Why are our BRRRR Loans different than the rest?
Many real estate investors have turned to hard money loans to fund short-term real estate projects, typically to purchase and rehab a property in need of work in order to execute a “flip” and collect a profit. Hard Money Loans, despite the high interest rates and associated fees, have helped many investors build wealth through funding the bulk of investment costs – allowing investors to build wealth without spending years saving up to purchase properties in all cash. Hard Money Loans are also a useful tool for experienced investors that can handle multiple projects at once – and can seize opportunities without having all their capital tied up in projects one at a time. Investors looking to build a portfolio through the BRRRR Method can do so much quicker and opportunistically hard money for the B “Buy” and first “R” (Rehab)! All Hard Money Loans are not equal however. Here are some of the ways Easy Street Capital’s hard money loans are best suited for BRRRR Method investors:
No Appraisals Required – Most hard money lenders will require a third-party appraisal in order to provide financing for the purchase and rehab of an investment property suited for the BRRRR strategy. This not only adds extra time before being able to purchase – but also introduces risks of the financing falling through (if the appraised value comes back too low, for example). The best BRRRR method investors know that speed is of utmost importance when opportunities are found – and the ability to compete with cash offers by not needing an appraisal (Easy Street Capital can close EasyFix hard money BRRRR loans within 48 hours!) is a game-changer! Oh yeah – and that’s a $500-$1,000 savings on closing costs (no appraisal fee!)
Competitive Rates / Points – Easy Street Capital’s rates for Hard Money Loans start at just 9.9% for experienced investors. With standard rates ranging to 12.9% and origination points of just 2-3% (with NO Junk Fees), the costs are on the low end of the hard money spectrum and generally allow for the numbers to work on BRRRR method calculators.
In-House Refinance Option – Easy Street Capital is the ideal hard money lender for BRRRR method investors because it also offers an industry leading DSCR Loan platform for the refinance portion of the process. Many Hard Money Lenders only offer hard money – so as soon as your loan is funded, you have to start worrying about finding yet another lender for the refinance. BRRRR Method investors that want to refinance would have to start the whole loan application and process over again with a different lender – more time, more paperwork, more headaches instead of finding the next deal. However, Hard Money Lenders that also offer 30-year fixed rate refinance DSCR Loans like Easy Street Capital, are more flexible, so borrowers can refinance the loan with the same lender, significantly cutting down time spent on refinancing, which generally leads to a smoother, quicker and more stress-fee BRRRR.
Refinancing is one of the most important parts of BRRRR method success. Getting a BRRRR Loan once the property is rehabbed and rented is key to make the BRRRR strategy work. Refinancing right means getting your capital back to continue to build your portfolio. It is also key to locking in an income stream that can last for decades. When it comes to refinancing, investors generally have a few options, primarily “conventional loans” or loans offered by most mortgage lenders that follow guidance issued by Fannie Mae or “DSCR Loans” or loans issued by private lenders like Easy Street Capital. Here are some of the ways Easy Street Capital’s DSCR loans are the best BRRRR Loans for refinancing, both compared to conventional loans and to other DSCR Lenders:
Speed – The key to the BRRRR method is the “velocity of money” or how quickly you can use the same capital over and over again to build a portfolio. In purchasing a property in the BRRRR method, you will use hard-earned cash (capital) for the down payment and typically a portion of the renovation costs. In a cash-out refinance, you get that same money back to purchase another property, while adding another property to your portfolio! Thus, the speed that you can execute BRRRR strategy cycles is of utmost importance. An investor that can do one BRRRR investment per year with his or her initial capital will have 10 rental properties after a decade, but a BRRRR investor doing four a year will have forty – massive difference! As of April 1, 2023, Fannie Mae updated its rules for conventional BRRRR Loans to a minimum seasoning (how long the property is owned) period from six to 12 months! This made it much tougher for BRRRR method investors utilizing conventional financing – limited to refinancing once per year! In contrast, Easy Street Capital DSCR BRRRR Loans allow cash-out refinances (with 100% of your capital expended back) in as little as three months! Thus, an investor could use the same capital to do four BRRRR deals in a year, quadruple the amount of properties added to the portfolio versus an investor relying on conventional financing!
Valuation – The value that your DSCR Lender is going to use for the refinance BRRRR Loan is very important. Many DSCR Lenders have traditionally (and still do) will use the lower of the third-party appraised value and the cost basis (purchase price + renovation costs) for qualification if the cash-out refinance is done within a year (or for some lenders, within six months of purchase). This is problematic for BRRRR investors because one of the main draws of the BRRRR method is the ability to “force appreciation” – the idea behind flipping and BRRRR in that the value created in a newly renovated property is greater than the costs. If this wasn’t common – the entire “flipping” industry wouldn’t work! However, many DSCR lenders are cautious when it comes to valuation, thus restricting the ability to recycle your capital through cash-out proceeds (the other main draw of the BRRRR strategy!). Easy Street Capital is the best DSCR Lender for BRRRR Loans because we will use the appraised value (even if significantly higher than the cost basis) for a cash-out seasoning in as little as 3 months! Thus, for BRRRR method investors that want to maximize success with BRRRR – Easy Street Capital is the best option.
AirBnBRRRR Friendly – The second R in the BRRRR method stands for “rent.” Pretty much every lender doing BRRRR Loan refinances, whether conventional, bank or DSCR, will require the property to be rented to a long-term tenant before proceeding. However, like many real estate investors in general, many BRRRR method real estate investors have also moved towards short term rentals, which can produce twice the revenue than traditional long term rentals! Many investors have even combined the two hot investing strategies for “AirBnBRRRR” projects, generating the highest returns by turning properties in need of rehab into stunning STRs instead of buying turnkey. However, the only problem was that lenders wouldn’t give out cash-out refinances to properties newly utilized as short term rentals, requiring a long-term lease or a full year of operations (thus ruining the main advantage of the BRRRR method). Enter Easy Street Capital, America’s leading lender in Short Term Rentals, we are unique in supporting investors combining STR investing and BRRRR investing (“AirBnBRRRR”), with our DSCR Cash-Out Refinances not requiring properties to be rented out long-term nor requiring a 12-month operating seasoning period! In fact, we will offer a full maximum leverage BRRRR method refinance within the same 3 months on a property utilized as a short term rental – all that’s required is proof of listing and one completed booking!
The BRRRR Method stands for “Buy Rehab Rent Refinance Repeat.” It is a real estate investing strategy that involves purchasing properties and creating value through renovations, but instead of “flipping” once the rehab is completed, the investor rents the property out, refinances the financing into a long-term, fixed-rate loan and then repeats the process to build a real estate portfolio!
A BRRRR Loan refers to a mortgage loan financing a real estate investor following the BRRRR Method. A BRRRR Loan could be a hard money loan used to finance the buying and renovations of a property or it could refer to a refinance loan used when the property is fully rehabbed and rented.
No. BRRRR strategy investors can choose to purchase and renovate properties under the BRRRR method with all cash or choose to use a hard money loan for the majority of the costs. Many BRRRR method investors choose to use hard money financing to be able to afford higher-value properties and generate larger returns. BRRRR Method investors that choose a hard money lender such as Easy Street Capital that doesn’t require appraisals for its EasyFix hard money loans are able to compete with cash offers.
It depends on many factors, including each individual investors’ financial situation, goals, skill set and the market environment. Many of the best real estate investors have diversified strategies are open to flipping versus doing BRRRR as the realities of the individual property and market dictate. Easy Street Capital’s is rare among DSCR Lenders in that we don’t penalize or restrict refinances on flips that are put on the market and the investor changes their mind and wants to keep and refinance!
We offer EasyFix Hard Money Loans for the first two steps of BRRRR Method in every state except Minnesota, North Dakota, Nevada, New York and South Dakota. We offer EasyRent DSCR refinance Loans in every state except North Dakota, Nevada and South Dakota.
Generally it is recommended to have between $75,000 and $100,000 budgeted for investing in the BRRRR Method. However, if financing the purchase and renovations with a hard money loan from Easy Street Capital, you can get started with less cash, as we will finance up to 90% LTC (Loan-To-Cost) of the purchase and rehab. This means a borrower financing the BRRRR Method with Easy Street Capital will need a minimum 10% down payment.
The minimum loan amount for BRRRR Loans from Easy Street Capital is $75,000. This is for both our EasyFix Hard Money Loan program and EasyRent DSCR Refinance Loan program.
The main advantages of using hard money BRRRR Loans include getting started faster, increasing your portfolio faster and getting higher leverage (LTV) on the refinance.
Cash offers are often preferred by sellers because the sale can close much quicker and with less risk of falling through versus buyers relying on financing. The most common reason that a deal will fall through is that most hard money lenders require an appraisal, and that can take a couple weeks and comes with the risk the valuation comes in low, killing the deal. Easy Street Capital is the best BRRRR Loan lender because our hard money loans do not require and appraisal, thus making buyers financing with Easy Street fully competitive with cash buyers!
ARV is a real estate term referring to “After-Repair Value.” It refers to the estimated value of the property once the planned rehab is completed.
Easy Street Capital currently offers maximum loan amounts of 90% of Cost (purchase price + rehab costs) and 70% of the estimated ARV (LTV).
Easy Street Capital’s EasyFix hard money loans can close and fund in as little as 48 hours!
Seasoning in real estate investing refers to the amount of time, measured in months, between the purchase date of the property and the date you refinance the property with a new mortgage loan.
Cost Basis refers to how much money has been spent by the investor in the first two steps of the BRRRR Method – the purchase price and the cost of renovations.
A cash-out refinance in real estate finance is a refinance mortgage loan (either on a property owned free and clear with no debt or in conjunction with paying off the old mortgage) in which the borrower receives greater than $2,000 in proceeds. Proceeds are generally determined by subtracting the payoff loan amount, closing costs and any escrows from the new loan amount.
A rate-term refinance in real estate finance is a refinance mortgage loan in which the borrower receives less than $2,000 in proceeds at closing or has to bring additional funds to cover payoffs, closing costs and escrows.
Easy Street Capital offers cash-out refinance DSCR Loans for investors utilizing the BRRRR Method in as little as three months! This is significantly faster than conventional lenders, which have a full year (four times as long!) seasoning requirement. In addition, many other DSCR Lenders that offer BRRRR refinance loans, have a six-month seasoning requirement for cash-out refinances.
Easy Street Capital has no seasoning requirements for BRRRR Loan rate-term refinances!
Easy Street Capital understands that maximizing leverage on the refinance is extremely important to BRRRR Method investors. In order to help our borrower partners succeed, we offer up to 75% LTVs on Cash-Out Refinances and 80% on Rate-Term Refinances, higher than almost all other DSCR Lenders!
While most DSCR Lenders will utilize the lower of the cost basis (purchase price + renovation costs) and third-party appraised value to calculate maximum LTV, Easy Street Capital will use the third-party appraised value (even if significantly higher!) as long as the qualifying credit score is above 700!
DSCR Loans are mortgage loans secured by residential real estate turnkey properties strictly used for a business purpose and underwritten primarily based on the property. They are popular with BRRRR method investors due to flexible underwriting requirements and easier qualification versus bank or conventional financing.
Many real investors love the BRRRR method because if executed properly, at the end of the process, you get all of the money you invested in buying and rehabbing the property back and you also have a cash-flowing rental property in your portfolio! This works because you can do a cash-out refinance in which the new loan amount is equal to your cost basis (purchase plus renovations costs) and you also own a rental property. This is because the After-Repair Value of the property is often greater than the costs of purchasing and renovating the property, a concept often referred to as “forced appreciation.”
Many BRRRR investors execute the BRRRR method with partners, as complementary skill sets are often beneficial to success in real estate. If you are looking to invest with partners or in an LLC, the main difference is that for financing, particularly the refinance, will need to be done with a DSCR Lender (which allows investors to borrow in an LLC or partnership) instead of with conventional loans (which only allow for individual borrowers).
AirBnBRRRR refers to a twist on the BRRRR method in which the property is rented as a short term rental rather than on a long-term lease in the “rent” portion of BRRRR. Short Term Rental investing is becoming more and more popular among real estate investors, and many investors are leasing their properties as a STR, including when using the BRRRRR strategy.
Many lenders, including DSCR Lenders, do not allow refinances under the BRRRR method if the property is utilized as a STR, requiring a long-term lease or the property to operate for at least 12 months prior to refinancing. Easy Street Capital, however, is the Best DSCR Lender for investors utilizing the “AirBnBRRRR” strategy because we do not require long-term leases in the “rent” portion of the BRRRRR Method. Easy Street Capital will allow for refinances at full leverage and no restrictions if utilized as a short term rental, only requiring documentation that the property is listed on a booking platform and documented proof of one completed booking.
The 70 Rule for BRRRR represents the general rule of thumb that when evaluating a property to purchase using the BRRRR strategy, you should be only doing deals in which the costs are projected to be 70% or less than the ARV (After-Repair-Value).
The 1% Rule for the BRRRR method the general rule of thumb that when evaluating a property to purchase using the BRRRR strategy, you should only do deals in which the monthly rent once renovations are completed is 1% or greater than the purchase price plus renovation costs for the property (your cost basis).
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