Latest / Real Estate Note Investing / Episode 50: Loan Servicing

Transcript

Episode 50: Loan Servicing · Real Estate Note Investing

• 0:00
  SPEAKER_00: Welcome to the show, where you'll learn how to invest in mortgage notes, the savvy real estate investor's secret weapon to create cash flow without tenants and property acquisitions for pennies on the dollar.
• 0:12
  SPEAKER_00: My name is Robert Haitha, founder of Picknotes, and my mission is to make note investing ethical, profitable, and accessible for you.
• 0:20
  SPEAKER_00: In every episode, we're democratizing the industry to put these powerful Wall Street assets into the hands of Main Street investors like you.
• 0:29
  SPEAKER_00: So without further ado, let's get into the show where you're in good hands with my AI clone.
• 0:34
  SPEAKER_00: Let's go.
• 0:37
  SPEAKER_00: This program is for informational purposes only and should be independently verified before taking action.
• 0:44
  SPEAKER_00: A loan servicer is one of the first and most important counterparts you will bring onto your team as a note investor.
• 0:49
  SPEAKER_00: They handle the administration side of your loans, collecting monthly payments, sending monthly statements, doing the year-end tax reporting for your borrowers, and managing the transfer process when you buy or sell a loan.
• 0:58
  SPEAKER_00: Without a servicer, you are doing all of that yourself, which is not only time consuming but creates real legal liability.
• 1:04
  SPEAKER_00: Servicing mortgage loans without a license is regulated at the state level, and it is an area where cutting corners can cost you far more than the servicing fees ever would.
• 1:13
  SPEAKER_00: When you are shopping for a loan servicer, the first thing to understand is their fee structure.
• 1:17
  SPEAKER_00: Most servicers have a minimum monthly fee regardless of how many loans you have.
• 1:21
  SPEAKER_00: Some of the larger servicers charge$1,000 a month minimum, which makes them an expensive choice if you are just getting started with a small portfolio.
• 1:29
  SPEAKER_00: Smaller servicers often have no monthly minimum and charge on a per loan per month basis, typically somewhere between$15 and$30 per loan per month for performing loans.
• 1:37
  SPEAKER_00: That per loan fee is your baseline for cash-flowing assets where the borrower is paying and the servicer is simply collecting and accounting.
• 1:44
  SPEAKER_00: Non-performing loans cost more to service because there is more administrative complexity involved.
• 1:49
  SPEAKER_00: Here is where you need to understand the difference between a full service plan and a client-managed plan, because that choice has a significant impact on both your costs and your results.
• 1:57
  SPEAKER_00: A full service non-performing plan typically runs around$90 per loan per month, and some servicers charge contingency fees on top of that when a resolution is reached.
• 2:06
  SPEAKER_00: In exchange, the servicer handles all the outreach and collection work, making calls, sending letters, attempting to get the borrower to engage.
• 2:15
  SPEAKER_00: On paper, this sounds convenient.
• 2:17
  SPEAKER_00: In practice, it rarely produces the results you want.
• 2:20
  SPEAKER_00: Loan servicers are administrators.
• 2:22
  SPEAKER_00: They are not negotiators.
• 2:24
  SPEAKER_00: The resolution conversations that actually move the needle required judgment calls, flexibility, and a decision maker who can say yes to a deal on the spot.
• 2:32
  SPEAKER_00: A servicers collections department cannot do that.
• 2:34
  SPEAKER_00: Trusting your resolution work entirely to a full service plan is, in most cases, an expensive way to get underwhelming results.
• 2:41
  SPEAKER_00: The client managed plan is the sweet spot for ActiveNote investors.
• 2:45
  SPEAKER_00: Under this model, the servicer handles all the administration, monthly statements, year-end tax reporting, payment processing, RESPA compliance, while you as the investor handle the resolution work yourself.
• 2:56
  SPEAKER_00: You do the skip tracing, you engage the attorneys to send demand letters, you make the calls and have the conversations with borrowers.
• 3:04
  SPEAKER_00: When you reach an agreement, you hand the completed modification or payoff instructions to your servicer to execute.
• 3:10
  SPEAKER_00: You get the best of both worlds.
• 3:12
  SPEAKER_00: A licensed, compliant servicer handling the parts of the business that require licensing and administrative infrastructure, and you stay in control of the part that actually creates value.
• 3:21
  SPEAKER_00: When interviewing servicers, get their full fee menu in writing before you commit.
• 3:26
  SPEAKER_00: Some servicers post their itemized fees on their website, which is a great starting point for comparison.
• 3:31
  SPEAKER_00: Look for boarding and deborting fees, monthly per loan rates, bankruptcy administration fees, foreclosure management fees, and loss mitigation fees.
• 3:39
  SPEAKER_00: Some of these line items will matter more or less depending on your portfolio mix, but having the full picture lets you do a real apples to apples comparison across multiple servicers.
• 3:48
  SPEAKER_00: It is also worth considering having relationships with more than one servicer.
• 3:52
  SPEAKER_00: Different servicers are licensed in different states.
• 3:55
  SPEAKER_00: If you are building a multi-state portfolio, having servicers set up in the states where you are most active gives you flexibility.
• 4:02
  SPEAKER_00: It also gives you a backup if one servicer has a processing delay or a systems issue that affects your monthly remittances.
• 4:08
  SPEAKER_00: Finally, do not underestimate the value of your servicer when you buy or sell alone.
• 4:12
  SPEAKER_00: On the buy side, the servicing transfer process.
• 4:15
  SPEAKER_00: The respite letters, the truth in lending notice to the borrower, the data transfer between servicers, is handled by your servicer.
• 4:23
  SPEAKER_00: On the sell side, the same is true.
• 4:26
  SPEAKER_00: If you are self-servicing and you try to sell alone, you have to manage all of that yourself, which is a significant operational burden that a good servicer makes invisible.
• 4:36
  SPEAKER_00: Next time, we are going to bring everything together and look at how to build a systematic process for managing your note portfolio, tracking assets, monitoring payments, and keeping your business organized as it grows.
• 4:48
  SPEAKER_00: Thanks for sticking around to the end, and thank you to my trusty Robot and the Fix Notes team for putting together another episode.
• 4:55
  SPEAKER_00: If you want to learn more and hang out with the real not AI version of me, join our free school community at school.com slash fixed notes.
• 5:04
  SPEAKER_00: That's s k-l.com slash f I X N O T E S.
• 5:10
  SPEAKER_00: In the meantime, we'll see you in the next episode.