At Nadlan Capital Group, we regularly assist real estate investors โ including foreign nationals โ in securing the best financing options across the U.S. One recurring challenge we see is when the rehab (renovation) budget exceeds the propertyโs current value, which significantly reduces lender appetite and loan-to-value (LTV) flexibility.
๐๏ธ Case Study: Elad & Guy โ 7-Unit Multifamily in Kokomo, Indiana
Property Overview:
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Address: 235 E Main St, Kokomo, IN
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Units: 7 rental apartments (1 ready, 6 need full renovation)
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Purchase Price: $207,000
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Rehab Budget: $410,000
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Total Project Cost: $617,000
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Requested Loan: $596,300
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Borrower Type: Foreign National (Israeli, on ESTA visa)
๐ What Went Wrong?
Elad and Guy, experienced investors with a strong real estate track record, requested a bridge loan for 90% of the purchase price and 100% of the rehab costs. However, over 4 lenders declined the deal due to one core issue: the rehab budget (410K) was nearly double the purchase price (207K).
โ Lender Declination Summary:
| Lender ID | Declination Reason |
|---|---|
| 2499 | Rejected due to the extreme scope of rehab relative to purchase price |
| 2909 | Rehab budget > purchase price โ outside comfort zone for multifamily |
| 3038 | Prefers rehab to be under 65% of purchase price |
| 2958 | Concern over cash contribution and legal status |
Even the one offer received was at 80% blended LTV, not the 90% Elad hoped for. And it included a 5% haircut due to foreign national status.
๐ Why This Happens โ The Collateral Risk Factor
When a rehab budget is significantly higher than the โas-isโ property value:
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The lenderโs collateral is weak in case of default.
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Appraisals show limited โday oneโ value support for large loan amounts.
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Lenders are unwilling to risk funds that are not secured by the propertyโs current value.
This is especially true for foreign national borrowers, who:
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Typically face higher risk premiums
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May not have SSNs or credit history
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Are often subject to 5โ10% LTV reductions by institutional lenders
โ Nadlan Capital Group Strategy: Stage Your Rehab in Phases
To resolve the issue, our team advised Elad to:
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Request a smaller first draw loan โ covering only 50% of the rehab budget.
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Complete initial renovations on 3โ4 units.
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Re-appraise the property once those units are stabilized (rented or finished).
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Use the increased collateral value to secure a second draw or refinance.
This staged rehab strategy improves lender confidence, reduces risk, and makes large renovation projects financeable โ even for foreign nationals.
๐ง Key Takeaways for Foreign National Investors
| Tip | Explanation |
|---|---|
| Donโt exceed 50โ65% rehab-to-purchase ratio | Lenders prefer the rehab budget to stay within 50-65% of property cost |
| Stage large renovations | Break into phases and secure funding sequentially |
| Expect LTV reductions | As a foreign national, expect 5โ10% lower LTV by default |
| Show funds in U.S. accounts | Lenders want to see liquidity seasoned in U.S. banks |
| Be flexible on structure | Accept blended LTC/LTV and work within lender risk models |
๐ Real Estate Financing Done Right โ With Nadlan Capital Group
At Nadlan Capital Group, we donโt just process loans โ we strategize, advise, and auction deals across hundreds of lenders to deliver the best offers possible. For complex deals like Eladโs, we guide our clients through custom solutions that maximize financing and minimize delays.
โก๏ธ Need help structuring a loan for your next real estate deal?
Let our expert team analyze your case and launch a private auction to compete offers across 400+ lenders.
๐ง Contact us: contact@nadlancapitalgroup.com
๐ www.NadlanCapitalGroup.com