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Category: Blog post

December 15, 2023 by Coastal Capital 0 Comments

Unveiling Hidden Treasures: The Investor’s Guide to Secondary and Tertiary Real Estate Markets

Have you ever serendipitously discovered a charming café tucked away in an unexpected corner and wondered, “How have I never heard of this place?” In the realm of real estate, similar hidden treasures exist in the form of secondary and tertiary markets. These markets, akin to undiscovered cafes, hold unique opportunities for investors. Let’s delve into this fascinating world:

Primary Markets: Major urban centers like Dallas, Los Angeles, and Chicago dominate these spaces. Secondary Markets: Cities such as Austin, Nashville, and Portland, which are on the rise. Tertiary Markets: Lesser-known yet promising areas like Bend, Oregon, or Macon, Georgia.

Considering investments in fix-and-flip projects or rental properties in these relatively obscure regions? Let’s examine the benefits and challenges.

Advantages of Investing in Secondary and Tertiary Markets:

  1. Cost-Effective Entry: These markets typically haven’t undergone the rapid urbanization and commercialization of primary cities. This lack of hype keeps property prices more affordable, allowing investors to make strategic investments without the financial burden associated with prime markets.
  2. Reduced Competition: Unlike the highly sought-after primary markets, secondary and tertiary markets fly under the radar. This means less competition, offering investors time to thoroughly evaluate properties and make more informed decisions.
  3. Potential for Strong Returns: The relatively untapped nature of these markets suggests significant growth potential. Investors can benefit from both immediate returns and long-term property appreciation as these areas develop.
  4. Stable Growth: Influenced more by local factors than global trends, secondary and tertiary markets often experience more predictable, steady growth. This stability is appealing for investors seeking sustainable returns.

Challenges in These Markets:

  1. Intensive Research Required: The lack of extensive data in these markets necessitates more hands-on research. Engaging with local realtors and community members can provide deeper insights into the market.
  2. Gradual Appreciation: Growth in these markets might be slower compared to primary markets. However, this steady pace allows investors to adapt their strategies over time.
  3. Networking Efforts: With fewer real estate events, investors may need to take the initiative in building networks through local meetups or online forums.
  4. Market Sensitivity: Local economic shifts can significantly impact these markets, making it crucial for investors to stay informed and adaptable.

Diving In: Research Tips for New Investments

  1. Local Expertise: Collaborate with local real estate agents or brokers for insights into the market dynamics.
  2. Community Engagement: Participate in local online forums and social media groups to stay informed about local developments.
  3. On-Site Visits: Explore the neighborhoods in person to gauge community spirit and local demand.
  4. Assess Local Amenities: Look for signs of community growth like new schools or recreational facilities, which can enhance property values.
  5. Stay Informed: Continuously update your knowledge about the local market to keep pace with changes.

For fix-and-flip projects, understanding local architectural preferences is key. For rental properties, it’s crucial to know the target tenant demographics, whether they’re families, young professionals, or retirees.


Navigating secondary and tertiary markets involves embracing their unique challenges and opportunities. The key is thorough knowledge, careful planning, and a reliable financial partner. In the evolving landscape of real estate investing, staying informed and flexible is crucial.

So, whether you’re making a major dive or a cautious foray into these markets, remember: every market has its distinct narrative. Happy investing, and may you discover your next great opportunity!

December 15, 2023 by Coastal Capital 0 Comments

Distressed Properties – A goldmine for Fix & Flippers

Distressed properties can be a goldmine for fix and flippers, offering the potential for significant profits. However, this venture also requires careful consideration and strategy. Here’s an insightful look into the world of distressed properties and how they can be transformed into profitable investments.

Understanding Distressed Properties

Distressed properties are typically homes that are under foreclosure or are being sold by lenders. Often, these properties are sold below market value because they require significant repairs or because the owner needs to sell quickly.

Why They’re a Goldmine for Fix and Flippers

  1. Lower Acquisition Costs: Since these properties are usually in less-than-ideal condition, they are often priced lower than other homes in the area. This lower entry price can translate into higher profit margins after renovations.
  2. Less Competition: Not every investor is willing or able to take on the challenges that come with distressed properties. This can mean less competition for fix and flippers who specialize in these types of homes.
  3. Potential for Significant Value Increase: With the right improvements, distressed properties can increase substantially in value, offering an excellent return on investment.

The Challenges Involved

  1. Extensive Repairs Needed: These properties often require more extensive and expensive repairs. This can include structural issues, outdated systems, and neglected maintenance.
  2. Financial Risks: The costs associated with renovating distressed properties can be high, and there’s always a risk that the property won’t sell for as much as anticipated.
  3. Time-Consuming: The process of renovating and selling a distressed property can be time-consuming, which can impact the overall profitability if the market changes.

Strategies for Success

  1. Thorough Research: Understand the local real estate market and the specifics of the property. This includes evaluating the cost of necessary repairs and the potential market value after renovations.
  2. Build a Skilled Team: Work with experienced contractors, real estate agents, and legal advisors who understand the nuances of dealing with distressed properties.
  3. Effective Budgeting: Keep a tight rein on renovation costs. It’s easy to overspend on renovations, which can eat into your profit margins.
  4. Creative Vision: Often, these properties require a creative approach to unlock their full potential. This might involve reimagining the space or using innovative design solutions.


Distressed properties can indeed be a goldmine for fix and flippers, but they require a mix of market knowledge, strategic planning, and a willingness to tackle challenges head-on. With the right approach, these properties can turn into lucrative investments. Remember, success in this area often hinges on the ability to see potential where others see problems.

October 23, 2023 by Coastal Capital 0 Comments

Loan to Cost Ratio – Explained

The Loan-to-Cost (LTC) ratio is a financial metric used in commercial real estate that measures the percentage of a property’s acquisition, rehab, and construction costs that’s financed by a loan. It’s calculated by dividing the loan amount by the total cost of the project.

Here’s the formula:

For instance, if the cost of acquiring and rehabilitating a commercial property is $1 million, and you secure a loan of $700,000, the LTC would be 70%.

LTC is an important metric for several reasons:

1. Risk Assessment: Lenders use LTC to assess the risk associated with a real estate loan. A higher LTC ratio indicates that the borrower has less equity invested in the project, implying a higher risk for the lender if the project fails or the borrower defaults.

2. Loan Approval and Amount: The LTC ratio also helps determine whether a lender will approve a loan and how much they’re willing to lend. Most lenders have a maximum LTC ratio that they’re willing to extend. If a project’s LTC ratio exceeds this limit, the lender may not approve the loan, or they may require the borrower to invest more of their own equity.

3. Investor Equity Requirement: From the investor’s perspective, the LTC ratio can help determine how much of their own equity they’ll need to contribute to a project. For example, if a lender has a maximum LTC ratio of 75%, the borrower will need to contribute at least 25% of the total project cost.

4. Profitability Analysis: Investors can also use the LTC ratio in their profitability analysis. If the loan amount covers a large percentage of the project cost, the investor could potentially realize a higher return on their equity investment, assuming the project is successful.

Remember that while the LTC ratio is a useful tool in the loan evaluation and investment decision process, it’s just one of several financial metrics used in real estate finance. Other important metrics include the Loan-to-Value (LTV) ratio, the After-Repair Value (ARV), and the Debt Service Coverage Ratio (DSCR).

October 11, 2023 by Coastal Capital 0 Comments

Most common rehab loans

Rehab loans, also known as fix-and-flip loans or renovation loans, are used by investors to purchase and renovate properties. Here are some of the most common types of rehab loans:

1. FHA 203(k) Loans: These loans are insured by the Federal Housing Administration (FHA), and are intended for owner-occupied properties. There are two types: standard and limited. Standard 203(k) loans can be used for structural repairs and renovations, while limited 203(k) loans are for non-structural repairs. The property must be at least one year old, and there are limits on the loan amount, which vary by location.

2. HomeStyle Renovation Loans: This loan is offered by Fannie Mae and can be used for almost any type of renovation, including luxury items like pools or landscaping. It can be used for investment properties, second homes, and primary residences. Borrowers need a minimum credit score of 620 and the renovations must be completed within 12 months.

3. Hard Money Loans: These are short-term loans offered by private lenders, often used by experienced investors for properties that require extensive renovations. The loans are typically interest-only with a term of 1-3 years, and the lender usually requires a detailed renovation plan and budget. They are ideal for properties that need quick closing or that may not qualify for traditional financing due to their condition.

4. Bridge Loans: Also known as swing loans, these are short-term loans that “bridge” the gap between the purchase of a new property and the sale of an existing one. They can be helpful when an investor needs to act quickly on a new opportunity but hasn’t yet sold an existing property.

5. Cash-Out Refinance Loans: This is when an investor refinances an existing property for more than the current mortgage balance, and receives the difference in cash. This can be used to fund renovations on the property.

6. Investment Property Line of Credit (LOC): This is a revolving line of credit that an investor can draw on to fund property renovations. This can be a flexible option for experienced investors who have multiple properties.

Remember, each loan type has its own qualification criteria, interest rates, fees, and terms. It’s important to understand the details of each type of loan and to work with a lender who specializes in rehab loans.

September 29, 2023 by Coastal Capital 0 Comments

Why You Should Invest in Mixed-Use Property

While mixed-use properties have been around for a while, their popularity has surged in recent years owing to shifts in consumer habits and societal norms. The convenience of having eateries, cafes, and stores a short walk from your dwelling appeals to many young adults globally, who prefer this lifestyle over conventional residential areas.

For investors in commercial real estate, these properties offer the advantage of portfolio diversification along with a wealth of opportunities and benefits. Continue reading to gain insights into mixed-use real estate and the compelling reasons to consider investing in this property type.

What are mixed-used property?

A mixed-use property is a type of real estate development that combines two or more different types of uses within the same building or development. These uses often include residential, commercial, cultural, institutional, or industrial elements. The primary purpose is to create a self-sustaining, diverse, and vibrant community where people can live, work, and play in one place.

The primary types of mixed-use development include:

1. Vertical Mixed-Use Development: In this type of mixed-use property, different uses are stacked on top of each other. For example, the ground floor may have retail stores or restaurants, the middle floors might contain office space, and the top floors are typically residential.

2. Horizontal Mixed-Use Development: In horizontal mixed-use developments, different uses are spread out across the same plot of land but in different buildings. For example, an apartment complex might have a separate building for retail shops and restaurants.

3. Walkable Urban Mixed-Use: This type of mixed-use development is often found in urban areas and is designed to be pedestrian-friendly. It often includes a mix of residential, retail, and office space, along with amenities like parks, restaurants, and cultural institutions, all within a short walking distance.

4. Transit-Oriented Development (TOD): These are high-density, mixed-use developments near public transportation hubs like bus or train stations. The aim is to create sustainable communities by reducing reliance on cars and encouraging the use of public transport.

5. Live-Work Spaces: These are mixed-use developments designed specifically for people who want to live and work in the same place. They might include apartments with attached offices or studios, or a building where the lower floors are co-working spaces and the upper floors are residential.

6. Mixed-Use Retail Centers: These are often shopping centers or malls that have added residential units, offices, or hotels to the retail mix.

Each of these types of mixed-use developments offers its own unique blend of benefits, challenges, and opportunities for investors, businesses, residents, and communities. They’re increasingly popular in many parts of the world as people seek to reduce commute times, promote sustainable living, and create more vibrant and integrated communities.

Investing in mixed-use properties — those that combine residential, commercial, and/or industrial uses in a single building or development — can be a profitable decision for a number of reasons:

1. Diversified Income Streams: Mixed-use properties can provide multiple streams of income from different types of tenants: residential, retail, and office. If one sector is not performing well, the others can help stabilize your income.

2. Higher Return on Investment: Mixed-use properties often generate higher yields compared to standalone residential or commercial properties. This is due in part to the multiple income streams and the premium that tenants often pay for the convenience of mixed-use living or working spaces.

3. Increased Demand: There is growing demand for mixed-use developments in many urban and suburban areas. Consumers are increasingly drawn to the convenience of living, working, and shopping in close proximity. Similarly, companies are attracted to the potential customer base living within the same development.

4. Reduced Risk: Having a variety of tenants can help spread risk. For example, if a commercial tenant leaves, you still have income from the residential units while you look for a new commercial tenant.

5. Potential for Property Value Appreciation: With the growing popularity of mixed-use developments, these properties may appreciate in value over time.

6. Community Development and Zoning Preferences: Many municipalities prefer mixed-use developments because they promote walkability, reduce traffic, and contribute to a vibrant community. As a result, developers may find zoning and permit approvals easier for mixed-use properties.

7. Lower Vacancy Rates: Because of the convenience and amenities they offer, mixed-use properties often have lower vacancy rates than traditional commercial or residential buildings.

Despite these benefits, mixed-use properties can also be more complex to manage than single-use properties, given the need to address the requirements of different types of tenants. It’s important to do your due diligence and, if needed, engage experienced property managers to effectively handle the distinct needs of a mixed-use investment.

How and When To Use Deeds of Trust

A Deed of Trust, also known as a trust deed, is a document used in some states to secure a loan against real property. The parties involved in a Deed of Trust are the trustor (borrower), beneficiary (lender), and trustee (neutral third party). The trustee holds the property in trust until the loan is paid in full by the borrower.

Deeds of Trust are used instead of mortgages in certain states. They can make the foreclosure process faster and easier for lenders if the borrower defaults on their loan, as the property can be sold without a court proceeding.

Here’s when and how you might use a Deed of Trust:

1. Buying a Home or Other Real Estate: If you’re buying property and need to secure a loan, a Deed of Trust is often used in many states. The Deed of Trust is recorded in the county where the property is located, ensuring that the public record reflects the lender’s interest in the property.

2. Refinancing a Home: If you’re refinancing your mortgage, the original loan is paid off and a new Deed of Trust is created for the new loan.

3. Securing a Loan: If you are lending someone money to buy a home, you might use a Deed of Trust to secure your loan. This would give you the right to sell the property to recover your money if the borrower defaults on the loan.

4. Private or Seller Financing: Sometimes a property seller will agree to finance the buyer’s purchase. In this case, a Deed of Trust could be used to secure the seller’s interest in the property until the buyer pays off the loan.

To use a Deed of Trust:

  1. The borrower (Trustor) and lender (Beneficiary) agree on the terms of the loan.
  2. A neutral third party, the Trustee, is chosen. The Trustee should be someone who can impartially carry out the necessary duties if the borrower defaults.
  3. The Deed of Trust is drafted, including the legal description of the property, the amount of the loan, the terms of repayment, the Trustee’s and the Beneficiary’s names, and the borrower’s obligations. The document also includes a clause that allows the Trustee to sell the property if the borrower defaults on the loan.
  4. The Deed of Trust is signed by the borrower and notarized.
  5. The signed and notarized Deed of Trust is then recorded at the local county recorder’s office.
  6. The borrower makes payments according to the terms of the loan. If the borrower defaults, the Trustee can initiate a non-judicial foreclosure.

Remember that real estate laws and regulations can vary by state and even by local jurisdiction, so always consult with a knowledgeable real estate attorney or professional when dealing with real estate transactions and documents like a Deed of Trust.

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