How can you get your equity investment out of a project financed with a HUD 221(d)4 construction loan?
If you were to use a HUD 221(d)4 loan to finance the construction of a multi family building, the benefits are pretty tremendous. 85% LTC on a market rate building, and a low interest rate. The loan automatically converts to a permanent 40-year fixed rate amortizing loan upon completion. You cannot get cash out when it converts to a perm loan.
I know that you could then refinance to an even lower rate using a 223(a)7 loan. You might have to wait 3 years to do so, not sure. This also doesn’t allow cash out refinancing.
What I am interested to know is how you can get your original equity investment out of the deal. Is there any way to do that using either type of loan (or something else I am not aware of) other than waiting for the lockout and call protection periods to end in 5 or 10 years and then refinancing with a non-HUD loan? Or is your money necessarily stuck in the project for that long period of time?
Bump
Yes, unfortunately in that situation you are stuck and the equity is trapped. HUD likes to see you with some skin in the game at all times. Sometimes you can pay a little more upfront and have the prepay customized but it also drastically decreases the pool for the ginnie mae buyers. The only way to access that trapped equity early is via sale and someone eats the prepay (either buyer or seller).
HUD D4's are great if/when HUD approves them and if you can sit around for two years waiting to get through the process. If you're attracted to the leverage maybe consider a JV w/ an LP for your equity and pairing that with a 65% LTC construction loan. Upon stabilization you can then have a crystallization where the GP gets their money back via refi (HUD, agencies) and you as the GP can remain in the deal for the continued cashflow. I do this frequently, feel free to DM me for more details.
Just a broad thought, could you pull out a portion of your equity investment via a supplemental?
No - HUD just has their A7 program, which allows you to reset the rate & replenish loan principal back up to the origination amount, resetting amortization.
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