Walk through of our most recent new build project in Hilltop
Walk through of our most recent new build project in Hilltop
Former Co-Founder and Senior Commercial Banker at InBank, Davis S. Butler has joined Indicate Capital as a Business Development Officer. Indicate Capital is Denver’s leading private lender for residential and commercial real estate.
Davis is an experienced commercial banker in the Denver Metro Area and has worked for several banks over the past 15 years, including both community banks and a national multi-billion-dollar bank. He collaborates closely with local real estate developers, business owners, high net worth individuals and non-profit organizations to meet their lending and treasury needs. Prior to his banking experience, Davis spent 12 years on Wall Street in New York City as an analyst/portfolio manager in fixed income securities with an emphasis in mortgage backed securities. He also held the position of Chief Operating Officer for a Denver-based retail electronics company for 4 years.
Davis S. Butler has a B.A. in Communications from Texas Christian University and is a graduate of the Graduate School of Banking at the University of Colorado. His community involvement consists of Finance Committee Member of “Invest in Kids,” Finance Committee Member of the Episcopal Church of the Ascension and former Vestry Member and Senior Warden, as well as former Member of Denver Active 20-30 Children’s Foundation.
“It is exciting to have industry veteran, Davis Butler join our growing company. His proven ability to develop relationships and provide expertise in the commercial real estate sector will be a great addition to our team,” said Jesse Kajer, Principal at Indicate Capital.
Davis and his wife Holly moved to Denver in 1992 from New York City after graduating from Texas Christian University in Fort Worth, Texas. Davis is a Houston, Texas native and Holly, a Denver native. They have three children who were born, raised, and educated in Denver. Davis enjoys all the Colorado activities, skiing, golfing, hiking, etc. Davis is an active member of Historic Denver, Western Stock Show Association, Cherry Hills Country Club and the Colorado Golf Association.
Why does Indicate Capital exist? The answer is simple. Indicate Capital exists because TIME is of the ESSENCE. The investment real estate industry is a fast-paced business, and nothing kills deals like time.
The application process with a traditional lender is not only painful, but extremely slow and time consuming. Traditional lenders require full document underwriting, personal financials, appraisals, inspections, and typically have a hold up or two with their closing timeline. By the time the lender has requested/received your pay stub for the third time, closing has already passed by two weeks. Additionally, if you are self-employed or 1099, which many real estate investors are, getting a traditional loan in our current climate can be extremely difficult. You finally found that deal you have been searching for all year, only to find out that the bank needs 3-4 months to close. You locked up the deal today, and need to close in one week, what to do now?
This predicament, amongst others, helped push the creation of hard money lenders. Typically, hard money lenders move quicker than traditional banks, and do not have to follow TRID or Dodd-Frank regulations that the conventional world is under. Other hard money lenders still are not fast enough! With more and more hard money lenders requiring credit pulls, tax returns, pay stubs, appraisals, and more; the process has begun to look like a conventional mortgage application.
This is where Indicate Capital comes into play! Here at Indicate, we are an asset-only based underwriter. We do not pull credit or require personal tax returns for our residential underwriting. We simply ask that you send over your purchase contract and
scope of work for the rehab/construction being performed. Our in-house residential underwriting system is both fast and effective. From time of loan submission, we aim to have terms out to you within 48 hours in many cases. From there, we can close as soon as title is ready! Sound too good to be true? Well it’s not! No appraisals (on residential deals), no inspections (on residential deals), no requesting updated pay stubs, and no killing time which inevitably kills deals.
We are fast, easy to work with, and provide phenomenal customer service. We work quickly and diligently to make sure your deal closes on time. Most importantly, we stick to our word. We have closed 100% of loans committed to and closed them all on time.
Need financing for your next deal??
Give us a call!
Want to finance your next deal with Indicate Capital, but aren’t quite sure how the process works? Today is your lucky day! We make applying for and securing both commercial and residential investment real estate loans quick and simple. As an asset-only based underwriter, our process is unique, timely, fair to you as an investor, and helps you grow your portfolio faster than most programs currently available.
Lets’ start with the basics. You will need to identity a real estate investment project, commercial or residential. At Indicate Capital we finance all types of investment real estate deals throughout Colorado. We start as small as an individual condo cosmetic fix and flip, to an industrial asset renovation /reposition, all the to a fully entitled condo/multifamily development.
As an asset-only based lender, approvals are based strictly on the project and experience for the borrower. The application process varies on the project but is as simply as sending over your contract and scope of work, that is it! If you are interested in a project and need to secure a proof of funds letter for your offer, send over the address with purchase price, some details about the project, and we will get the letter and talk to the seller or broker as requested.
Once you have secured a project and gone under contract, it is as easy as emailing us a copy of the executed contract and your scope of work for the project. From there our in-house underwriting team will look at every detail and get back to you with any questions. There are many benefits to this process; first is that you have another set of eyes looking at every deal… asking questions you may not have considered, as well as working with a team that has seen thousands of transactions in the market, has real time data, and first and foremost wants to make sure you make money on your project.
WE DO NOT PULL CREDIT CHECKS OR REQUIRE EXTENSIVE FINANCIALS <— this helps your credit, your time, and helps you get more projects under contract… with minimal headache.
Now that you have submitted your contract and scope of work, you will receive a term proposal within 12-36 hours of your request, deepening on the complexity of your project. If terms are agreed upon, we will move forward by ordering title. Once title is ready to close, Indicate Capital is ready to close. No appraisals (on local residential projects) , no inspections (on residential only), and no nonsense! We can fund deals in one week comfortably and have even quicker if necessary.
We pride ourselves on customer relations, problem solving, and p[providing an experience unlike the rest!
REACTION: Just a few months into the COVID-19 pandemic, and the Denver real estate market is already recovering and breaking records. Prior to the pandemic hitting our world, the average single-family home price in Denver had just broken into the $500,000 threshold. Just a few months later, amid a worldwide pandemic, the average sale price of single-family homes in Denver has now exceeded $600,000. This is not only a very impressive number, but an all-time record for Denver!
The recovery became prevalent in June 2020 when the Denver market set a record for pending sales in the market. The plethora of pending sales in June transpired to a record-breaking month of closings in July 2020. Not only has our market recovered, but it is thriving. It is safe to expect a slight softening of the market with rates increasing slightly, but there is no doubt the Denver market will remain strong.
So, what does this mean for Colorado home buyers as a whole? With the average single-family homes price in Denver increasing to $600k, we will continue to see buyers pushed out of the Denver Metro area. Developments are expanding outside of the urban core as our population continues to grow monthly. Both northern and southern Colorado are growing drastically, and it is exciting to see our state expanding.
Have any questions? Feel free to give us a call at (303) 567-6334!
The COVID-19 pandemic has affected our world in nearly every way, but how has it affected real estate investment in Colorado?
To be expected, the initial panic in our world caused a slowdown in the real estate market. Many lenders cut back funding, changed terms drastically, limited programs, and even closed shop. Wholesale deals dried up, open houses were stopped, and the bidding wars came to a halt. Deals began falling through as a result, with some lenders changing terms or terminating deals within days of closing. Investors began panic selling their rental properties, and many flippers stopped in their tracks. The hospitality real estate market took a big hit, as travel became more limited. Airbnb bookings vanished, and many expected another real estate crash.
Here at Indicate Capital, we chose to go a different route. We continued business as usual, while respecting and honoring the stay at home order. Our phones rang off the hook, email inboxes were full, and the deal flow increased steadily. Our underwriting system was created for stability during all market fluctuations. We have been very encouraged by the quick rebound of the Colorado real estate market, especially in our niche investment sector. This difficult time in our world has provided great opportunity, and we pride ourselves in making these opportunities a reality for our clients.
It is safe to say the COVID-19 pandemic hurt real estate investing in Colorado in the short term. That being said, the market has rebounded incredibly, and the industry is booming. Bad lenders, agents, investors, and brokers are being weeded out through this transition, and the industry is becoming more refined then before.
If you have any questions about REI during COVID-19, give us a call at (303) 567-6334!
– Max Miller, Loan Originator
September 9, 2019
DENVER, Colorado – Indicate Capital and Colorado Short Term Funding, one of Denver’s leading private lenders for residential and commercial real estate, recently named Max Miller as Loan Originator in the Denver office.
Max spent four years at Merchants Mortgage & Trust Corporation where he worked as a Loan Originator and established himself as a rising star in the investment real estate industry. Max is passionate about helping real estate investors achieve their goals and providing an enjoyable experience.
“We are extremely excited to add high-caliber talent like Max to our growing company. His proven ability to develop relationships and provide expertise in the residential and commercial fix and flip sector will be a great addition to our team,” said Tyler Ideker, Principal at Indicate Capital and Colorado Short Term Funding.
About Indicate Capital & Colorado Short Term Funding
Indicate Capital and Colorado Short Term Funding are Denver’s leading private money lenders for residential and commercial real estate. A hard money lender serving the Colorado market, they exist to fund new opportunities and help grow businesses and shape local communities.
One of the best uses of hard money loan programs like Indicate Capital, is for investing in fix and flip real estate properties. But remember, lots goes into the process of buying, rehabbing a home, and flipping it back onto the market. A fix and flip project focuses on rapidly expanding the value of a property through very targeted remodeling. You have to figure out the budget to complete the home, who will do the work, how you will secure the home, and what your backup plan is if it falls through. It is possible to make a great deal of money with fix and flip investments in Colorado but there are precautions to take into account. By setting an accurate budget for your remodeling projects and completing as quickly as possible, it is possible to add significant value to the structure. The longer the project takes, the lower the profit will be. Below are tips Indicate Capital suggest fix and flip investors take into consideration in order to get the most out of your real estate investment.
ARV – After Repair Value, helps determine if a property is a worthwhile investment. ARV represents the total home value after all renovations are done. The difference between your “as-is” property and the ARV is your potential revenue. To measure ARV, look at homes similar in age, size, square footage, room count and location, ideally within a mile of the target property.
Plan for Potential Risk
There are always risks associated with a real estate investment and not all flips are going to work out perfectly. You may find a perfect home, have the budget planned out for the renovations, but what about the hidden problems that aren’t apparent till after you begin demolition? By planning ahead and having a reserve fund for each flip, you can give yourself a safety cushion to fall back onto in the event a fix and flip becomes a flop.
Real estate flipping expenses can grow unexpectedly if you are not careful. To estimate repair costs, get bids from multiple contractors. If you are planning to perform some renovations yourself, invest time while shopping for your materials. Indicate Capital suggests adding 10 percent on top of your best budget estimates to account for the unexpected. Also, don’t forget about closing and holding expenses. Closing costs can be quite challenging to estimate in advance. It is not unusual to spend 2 percent to 5 percent of a house’s value for closing. Costs can be reduced by negotiating concessions or managed through favorable financing. To budget accurately, get several estimates for total closing costs. Don’t forget optional but desirable extras such as a home inspection.
Work with Reputable People or Consider a Partnership
It is important to find good people to work with on your real estate projects. Find someone who understands the industry, is experienced, and can be trusted to complete the task they are assigned. Partnering with another investor substantially reduces your risk. Although this will inevitably reduce profit, it can be worthwhile. In most markets where fix and flip is taking place like Denver, there is a thriving community of real estate investors. Working together can mean success for all instead of costly competition. In the end, if you are working with someone be sure to work together as a team for the same end goal.
If you have questions or want to talk before purchasing a fix and flip, let us know. Contact Indicate Capital.
We frequently get asked the question about where the demand for loans comes from and if there are really enough people flipping homes to keep Indicate Capital & COST Fund’s portfolio lent out. The article published in The Real Deal in early April puts a little more color around the demand that home flippers have created. According to this article, house flips accounted for 10.6% of all home sales in the US in the 4th quarter of 2018. The number of flips have not been this high since before the great recession when they hit 11.3% in 2006.
While the correlation of the high number of current flips compared to just before the great recession may be unnerving, the median profit for flips in 2018 is more than twice what it was 12 years ago. This means the market is more stable, flippers and lenders are not taking as much risk, and there are still many opportunities to make money on rehabbing a house to add value.
One other thing that was interesting from this article is that more than 40% of all flippers today are corporate sellers. This tends to mean more flippers have experience in the market and have the ability to take a loss on one property while making profits on others. We have certainly seen this in our portfolio as the majority of our borrowers are doing more than one flip at a time. And our biggest borrowers tend to be like traditional home builders, but instead of having a single subdivision to develop, they are building houses in different areas at the same time.
We believe that the housing market, especially in Colorado, is still in good shape for the long run. We know that appreciation in the market is probably slowing down and we are ready for that. But we also believe that flipping houses is going to be an important sector within the overall housing market. While there are plenty of houses within the urban market that are still prime for flips, we also believe we are going to see more and more flips in the suburbs once the neighborhoods built in the 70’s and 80’s start to turn over.
As always, we are still very diligent in our underwriting for each loan we issue and we do not assume the market is going to be this good forever. We are going to continue to underwrite each house we lend on in a manner that protects investor principal and will help the portfolio succeed no matter if the market is good or bad.