REAL ESTATE INVESTING IS A PROCESS — NOT A SINGLE TRANSACTION

Successful investors understand that the purchase is only the beginning.

A well-planned investment may involve:

Finding the property → analyzing the deal → securing financing → acquiring the property → renovating or improving it → stabilizing the asset → refinancing → renting → managing → repeating.

Brandon helps investors look at the entire investment lifecycle rather than evaluating a property solely on its purchase price.

THE INVESTOR'S PROPERTY ACQUISITION PROCESS

STEP 1 — DEFINE YOUR INVESTMENT STRATEGY

Before purchasing a property, determine what you are trying to accomplish.

Are you looking for:

• Long-term rental properties?

• Cash-flow opportunities?

• Appreciation?

• Fix-and-flip properties?

• BRRR investments?

• Multifamily properties?

• Value-add properties?

• New construction?

• Properties requiring substantial rehabilitation?

• Portfolio expansion?

• Strategic refinancing opportunities?

Your investment strategy determines what types of properties you should pursue and how those properties should be financed.

STEP 2 — FIND THE RIGHT INVESTMENT PROPERTY

Brandon helps investors identify properties that may fit their investment criteria.

The goal isn't simply to find a property that is inexpensive.

The goal is to identify a property where the purchase price, renovation requirements, financing, rental potential, market value, operating expenses, and exit strategy make sense together.

Potential investment opportunities may include:

• Single-family rentals

• Multifamily properties

• Value-add properties

• Distressed properties

• Properties requiring renovation

• Development opportunities

• New construction

• Properties suitable for refinancing

• Portfolio acquisition opportunities

STEP 3 — ANALYZE THE DEAL

DON'T FALL IN LOVE WITH THE PROPERTY. FALL IN LOVE WITH THE NUMBERS.

Before committing capital, investors need to understand the economics of the transaction.

Brandon can help investors evaluate factors such as:

• Purchase price

• Estimated after-repair value

• Comparable sales

• Expected rental income

• Current market rents

• Property taxes

• Insurance

• Utilities

• Maintenance

• Vacancy

• Property management

• Financing costs

• Closing costs

• Renovation budget

• Holding costs

• Potential resale value

• Expected cash flow

• Equity requirements

• Exit strategy

The objective is to determine whether the property fits your investment strategy before you commit your capital.

STEP 4 — CHOOSE THE RIGHT FINANCING

Not every investment property should be financed the same way.

Depending on the property, investor profile, loan program, and transaction structure, financing may involve conventional investment-property loans, DSCR financing, renovation financing, bridge or private financing, construction financing, or other available investor products.

Brandon's mortgage knowledge can help you understand how financing fits into the overall investment strategy.

DSCR LOANS EXPLAINED

FINANCE THE PROPERTY BASED PRIMARILY ON THE PROPERTY'S INCOME POTENTIAL

DSCR stands for Debt Service Coverage Ratio.

A DSCR loan is an investment-property loan where the property's income is a significant part of the lender's evaluation.

Instead of relying exclusively on traditional personal-income qualification, DSCR underwriting generally focuses on whether the property's qualifying rental income is sufficient relative to its proposed debt obligations.

A simplified concept is:

DSCR = Qualifying Property Income ÷ Property Debt Service

For example, if a property's qualifying rental income is $3,000 per month and its qualifying monthly debt service is $2,500:

$3,000 ÷ $2,500 = 1.20 DSCR

A ratio above 1.00 generally indicates that the qualifying income exceeds the debt service, although lender requirements vary.

WHY INVESTORS CONSIDER DSCR LOANS

DSCR financing can be particularly attractive to investors who want to build a rental-property portfolio without relying solely on traditional employment-income underwriting.

Potential advantages may include:

PROPERTY-BASED UNDERWRITING

The property's income-producing potential can play a significant role in qualification.

PORTFOLIO SCALABILITY

For qualifying investors, DSCR financing can provide another potential financing avenue as they acquire additional rental properties.

INVESTOR FLEXIBILITY

DSCR programs may be useful for investors whose income situation doesn't fit neatly into traditional mortgage underwriting.

FOCUS ON THE ASSET

The investment property's income potential becomes an important part of the financing conversation.

However, DSCR loans are not automatically the best solution for every investor. Rates, reserves, down-payment requirements, DSCR thresholds, property types, loan amounts, prepayment provisions, and other terms vary by lender and program.

The right loan should support the investment strategy—not dictate it.

INVESTOR FINANCING WITH 10–20% DOWN

LEVERAGE YOUR CAPITAL STRATEGICALLY

Depending on the investor loan program and transaction, some investment-property financing structures may allow qualified investors to purchase with approximately 10%–20% down, subject to lender requirements, property type, credit, reserves, loan-to-value limits, and other underwriting criteria.

For an investor, the advantage of leverage is simple:

Instead of placing all of your available capital into one property, financing may allow you to preserve capital for other investment opportunities, reserves, renovations, or future acquisitions.

But leverage must be used carefully.

The right question isn't:

"How little money can I put down?"

The better question is:

"How can I use my capital efficiently while maintaining an appropriate risk profile?"

100% REHAB FINANCING

USE FINANCING TO FUND THE TRANSFORMATION

Certain investor financing programs may allow qualified borrowers to finance some or all eligible renovation costs in addition to the property acquisition, depending on the program structure and lender requirements.

This can be particularly valuable for investors purchasing properties that require significant rehabilitation.

Instead of using all of your personal cash to purchase and renovate the property, an eligible financing structure may allow approved renovation expenses to be incorporated into the financing.

A typical investment structure may look like:

Purchase Property → Finance Acquisition → Finance Eligible Renovations → Complete Improvements → Stabilize Property → Refinance or Sell

The exact structure, draw process, eligible improvements, contractor requirements, inspections, reserves, and maximum financing amounts vary by loan program.

THE BRRR STRATEGY

BUY. REHAB. RENT. REFINANCE. REPEAT.

The BRRR strategy is one of the most talked-about approaches to building a rental portfolio.

BRRR stands for:

BUY

Purchase an investment property—often a property with value-add potential.

REHAB

Improve the property through renovations, repairs, modernization, or other value-adding improvements.

RENT

Place a qualified tenant in the property and establish rental income.

REFINANCE

Once the property has been improved and stabilized, pursue refinancing based on the property's new value and the applicable loan program.

REPEAT

If the strategy works and sufficient capital can be recovered, the investor may potentially use available proceeds toward another investment.

WHY INVESTORS USE THE BRRR STRATEGY

The objective of BRRR is to potentially create value through renovation and then recycle capital through refinancing.

For example:

Purchase Price: $300,000
Renovation: $75,000
Total Basis: $375,000

After renovations, suppose the property has an appraised value of:

$500,000

Depending on the refinance program and applicable loan-to-value limits, the investor may potentially be able to refinance based on the property's improved value.

This is only an illustration. Actual results depend on the property's appraisal, financing terms, lender requirements, closing costs, market conditions, rental income, debt service, and the investor's individual circumstances.

THE BRRR QUESTION ISN'T JUST:

"Can I buy this property?"

IT'S:

"Can I buy it, improve it, stabilize it, refinance it, and responsibly redeploy my capital?"

That's where strategic planning matters.

REFINANCING YOUR EXISTING INVESTMENT PROPERTIES

YOUR CURRENT PROPERTY MAY HAVE UNTAPPED EQUITY

If you already own investment properties, refinancing may be worth evaluating.

Investors may consider refinancing to:

• Access available equity

• Improve financing terms

• Change loan structure

• Consolidate or restructure debt

• Fund renovations

• Acquire another investment property

• Reposition a property

• Support portfolio expansion

Brandon can help you evaluate the real estate side of the decision and coordinate the financing conversation through the appropriate mortgage professionals.

A refinance should be evaluated based on the complete financial picture, including interest rate, closing costs, cash flow, loan term, prepayment provisions, tax considerations, and the intended use of proceeds.

PROPERTY MANAGEMENT FOR INVESTORS

BUYING THE PROPERTY IS ONLY THE BEGINNING.

A rental property is a business asset.

It requires ongoing attention.

Prime Capital Realty Inc. can help investors explore property management solutions for existing investment properties, depending on property type, location, and service availability.

Property management may involve services such as:

• Tenant communication

• Rent collection

• Maintenance coordination

• Vendor coordination

• Property inspections

• Turnover coordination

• Lease administration

• Marketing vacancies

• Tenant screening

• Maintenance requests

• General property oversight

The objective is to help investors spend less time dealing with the day-to-day operation of their properties and more time focusing on their investment strategy.

RENOVATE WITH A GENERAL CONTRACTOR'S PERSPECTIVE

BSB CONSTRUCTION INC.

A major advantage for investors working with Brandon is his construction background.

As a Massachusetts-licensed general contractor associated with BSB Construction Inc., Brandon understands the renovation and construction side of investment real estate.

That can be especially valuable when evaluating properties that require:

• Cosmetic renovations

• Kitchens

• Bathrooms

• Flooring

• Painting

• Roofing

• Exterior improvements

• General remodeling

• Major rehabilitation

• Property repositioning

• New construction

Instead of looking at a property and simply saying:

"This needs work."

An investor needs to ask:

"What work does it need, what will it cost, what value could it create, and how does the renovation affect the investment's overall numbers?"

That is the investor mindset.

NEW CONSTRUCTION & DEVELOPMENT

FROM LAND TO INVESTMENT PROPERTY

Investors interested in building rather than buying an existing structure can also explore new-construction opportunities through the construction capabilities of BSB Construction Inc.

New construction can involve:

Land Acquisition → Feasibility → Design → Budgeting → Permitting → Financing → Construction → Completion → Lease or Sale

Brandon's real estate and construction perspectives can help investors think about both sides of the equation.

Before purchasing land or beginning construction, investors should evaluate:

• Zoning

• Permitted use

• Lot characteristics

• Site conditions

• Utility availability

• Construction costs

• Financing

• Permitting

• Timeline

• Holding costs

• Projected completed value

• Rental potential

• Exit strategy

A great construction project starts with a great plan.

THE INVESTOR ADVANTAGE

ONE PROFESSIONAL. MULTIPLE PERSPECTIVES.

Investors frequently have to coordinate multiple professionals:

Real Estate Broker

Mortgage Professional

Contractor

Property Manager

Insurance Professional

Attorney

Accountant

Appraiser

Each professional has an important role.

But having a real estate broker who understands how these different components interact can provide investors with a broader perspective when evaluating an opportunity.

Brandon brings experience and knowledge across multiple areas of the property lifecycle:

REAL ESTATE

Finding and acquiring investment properties.

MORTGAGE

Understanding financing and refinancing strategies.

CONSTRUCTION

Evaluating renovation opportunities and construction projects.

PROPERTY MANAGEMENT

Helping investors address the operational side of rental ownership.

INVESTMENT STRATEGY

Connecting the acquisition, financing, improvement, rental, refinance, and exit strategy.

INVEST IN GREATER BOSTON

SUFFOLK COUNTY

Brandon works with investors throughout Suffolk County, including major communities such as:

Boston • Chelsea • Revere • Winthrop

NORFOLK COUNTY

Investor services extend throughout Norfolk County, including:

Quincy • Brookline • Braintree • Dedham • Milton • Needham • Norwood • Randolph • Weymouth

Brandon also works with investors throughout surrounding Greater Boston communities and Massachusetts markets, subject to service availability and applicable licensing.

YOUR NEXT INVESTMENT COULD START WITH ONE CONVERSATION

LET'S ANALYZE THE DEAL BEFORE YOU BUY IT.

Whether you're:

Buying your first rental property

Expanding an existing portfolio

Looking for a BRRR opportunity

Exploring DSCR financing

Refinancing an existing investment property

Looking for a value-add property

Planning a major renovation

Considering new construction

Looking for property management

Or developing a long-term investment strategy

Brandon S. Broussard can help you approach the opportunity from more than one perspective.

DON'T JUST ASK:

"WHAT IS THIS PROPERTY WORTH?"

ASK:

"WHAT CAN THIS PROPERTY BECOME?"

BUILD YOUR PORTFOLIO WITH A PLAN.

Brandon S. Broussard

Massachusetts-Licensed Real Estate Broker
Principal Broker — Prime Capital Realty Inc.

Real Estate Investment • Acquisition • Financing • Refinancing • Renovation • Construction • Property Management

ACQUIRE. IMPROVE. STABILIZE. REFINANCE. REPEAT.

INVESTOR DISCLAIMER

Investment real estate involves risk, including the potential for loss of principal, vacancy, unexpected repairs, changing market conditions, changes in property values, financing costs, interest rates, insurance costs, taxes, and other expenses. No investment return, appreciation, cash flow, loan approval, refinance proceeds, or investment outcome is guaranteed.

DSCR loans, investor loans, renovation financing, and financing structures involving 10%–20% down or renovation costs are subject to lender, program, property, borrower, credit, reserve, loan-to-value, appraisal, and underwriting requirements. Not every investor or property will qualify, and available terms vary by lender and program.

The BRRR examples provided are educational illustrations only and do not represent a guarantee of results. Investors should independently verify projected rents, expenses, renovation costs, property values, financing terms, and expected returns and should consult appropriate legal, tax, accounting, insurance, lending, and investment professionals regarding their individual circumstances.

Property management services and construction services are subject to separate agreements, scope of work, availability, licensing requirements, and applicable terms.

Real estate brokerage, mortgage, construction, and property management services may be provided through separate companies and professional relationships. Appropriate disclosures and agreements will apply to each service.