Hard money non QM loans offer fast property funding with flexible terms for fix-and-flip and rental projects. Understand costs, risks, and steps.

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Hard Money Non QM: Quick Funding for Property Goals

Hard Money Non QM: Fast Funding for Fix-and-Flip or Rental Plans

**Last updated:** May 2, 2024

 

## What is a Schedule Of Real Estate Owned?

 

A Schedule Of Real Estate Owned (SREO) is a document that real estate investors applying for a loan provide to lenders in order to communicate their current real estate holdings and real estate investing experience. We call this your "Track Record".

 

The SREO is typically a spreadsheet and we have provided you with OfferMarket Capital's Schedule Of Real Estate Owned template below.

 

## What information is included in a Schedule Of Real Estate Owned?

 

- Property Number
- Property Type
- Purchaser/Entity Name
- Street Address
- City State
- ZIP	
- Purchase Price
- Purchase Date	
- Renovation Budget
- Monthly Rent
- Occupancy Status
- Sale Price
- Sale Date
- Days Held

 

The *Sale Price*, *Sale Date* and *Days Held* are for properties that you have sold -- i.e. they were fix and flip or rental properties that you have since sold.

 

## Schedule Of Real Estate Owned Template

 

Here is OfferMarket Capital's [Schedule Of Real Estate Owned (SREO) template](https://docs.google.com/spreadsheets/d/e/2PACX-1vStfF-rbpUk1XQ5QtD0Te1MuUj2lH0kk7w2YbQKwqu0Xv_2wMSbp5S22CPKk_2V4T8ZMnlEwnUabWuZ/pubhtml?gid=1988909553&single=true).

 

## Schedule Of Real Estate Owned Excel Template

 

**To download the Schedule Of Real Estate Owned Excel template:**

 

1. Go to our [Schedule Of Real Estate Owned Template](https://docs.google.com/spreadsheets/d/1h03J85WTXxltIC7fqaLQ19hISiVPnW6LVkCq0aksAO0/edit?usp=sharing)
2. Click 'File' in the top left menu
3. Click 'Download' in the dropdown menu
4. Select 'Microsoft Excel (.xlsx)' from the list of options

 

## Schedule Of Real Estate Owned PDF Template

 

**To download the Schedule Of Real Estate Owned PDF template:**

 

1. Go to our [Schedule Of Real Estate Owned Template](https://docs.google.com/spreadsheets/d/1h03J85WTXxltIC7fqaLQ19hISiVPnW6LVkCq0aksAO0/edit?usp=sharing)
2. Click 'File' in the top left menu
3. Click 'Download' in the dropdown menu
4. Select 'PDF (.pdf)' from the list of options

 

## Related concepts

 

- [Collateral Desktop Analysis](https://www.offermarket.us/real-estate-glossary/collateral-desktop-analysis)
- [ISAOA/ATIMA](https://www.offermarket.us/real-estate-glossary/isaoa-atima)
- [Landlord Insurance](https://www.offermarket.us/real-estate-glossary/landlord-insurance)
- [USPAP](https://www.offermarket.us/real-estate-glossary/uspap)
- [DSCR Loan](https://www.offermarket.us/blog/dscr-loan)

SREO (Schedule Of Real Estate Owned) is a list of properties a borrower owns, submitted during the loan approval process for underwriting review.

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Schedule Of Real Estate Owned (SREO)

Schedule Of Real Estate Owned

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## What are Bad Boy Carve Outs?

 

**Bad Boy Carve Outs** are provisions in [non-recourse](https://www.offermarket.us/real-estate-glossary/non-recourse) [DSCR loans](https://www.offermarket.us/blog/dscr-loan-program) that protect the lender in the event members of the borrowing entity conduct themselves in an illegal or fraudulent manner. Bad boy carveouts allow the lender to hold one or more individuals of the borrowing entity personally liable for repayment of the loan.

 

## Examples that trigger Bad Boy Carveouts

 

Bad Boy Carve Outs can be triggered by several different violations of loan covenants, so it is important to read your loan docs carefully and consult your real estate attorney.

 

Examples include:

 

- taking on subordinate (i.e. 2nd position) financing without express written consent from the 1st position lender
- forged or fraudulent tax returns, bank statements, financial statements, operating documents (i.e. rent roll)
- illegal business conduct at the subject property 

 

## Non-Recourse DSCR Loans

 

Non-Recourse [DSCR Loans](https://www.offermarket.us/dscr-loan) are cash-flow based loans where personal guarantee is not required.

 

## Bad Boy Guaranty

 

Bad Boy Guaranties or Bad Boy Guarantees are the same concept as Bad Boy Carveouts.

 

## Are Bad Boy Carevouts Required?

 

Removing bad boy carveouts from your loan is unlikely and may depend on several factors:

 

- **securitization program guidelines and requirements**: if the lender will be selling the loan to an investor that will be securitizing the loan as part of a mortgage-backed security, then it is unlikely you would be able to remove the bad boy carve out.
- **quality of collateral**: if the collateral (subject property) is of high quality, the lender may be willing to accept the removal of a bad boy carveout, knowing that they will have an easier time recouping their loan through [foreclosure](https://www.offermarket.us/real-estate-glossary/foreclosure) or [pledge of shares](https://www.offermarket.us/real-estate-glossary/pledge-of-shares). 
- **pledge of equity**: if the lender's [pledge of shares agreement](https://www.offermarket.us/real-estate-glossary/pledge-of-shares) is signed by the borrower, the lender may be willing to remove a bad boy carve out.
- **LTV capitalization**: if the loan to value is conservative (i.e. 65% instead of 80%), then the lender may be willing to remove the bad boy provision from the loan agreement because the property is worth considerably more than the loan, and liquidation through foreclosure or pledge of shares should adequately allow the lender to recoup their loan principal and any fees.

Bad Boy Carve Outs protect lenders in non-recourse DSCR loans if the borrower engages in illegal or fraudulent activities during the loan process.

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Bad Boy Carve Outs | OfferMarket Real Estate Glossary

Bad Boy Carve Outs

Grow your real estate investing business with the most competitive DSCR loan product. OfferMarket provides DSCR rental loans, bridge loans, hard money, fix and flip, slow flip, and ground up construction loans.

Private Lending | OfferMarket

Private Lending

#### What is a pocket listing?

 

A pocket listing is a property that a real estate agent has a signed listing agreement for but has not made it known or available to buyers agents by syndicating the listing on the [MLS](https://www.offermarket.us/real-estate-glossary/multiple-listing-service).

 

#### Why do real estate agents use pocket listings?

 

Pocket listings are more private as the listing will not be advertised on the MLS and syndicated to the major real estate listing portals including Zillow and Redfin. It's possible the seller wants to sell but does not want too many people to know about it.

 

Pocket listings can be a smoother, easier transaction if the listing agent has an buyer lined up (directly or via a buyer's agent) to purchase the property on terms that are attractive to the seller. This can avoid the need for repairs, staging, open house, inspection contingencies, financing falling through, etc.

 

#### How do you find pocket listings?

 

Pocket listings are commonly listed on OfferMarket. [Browse our real estate marketplace](https://www.offermarket.us/listings) to find your next off-market deal.

A pocket listing is a property listed with an agent but not syndicated on the MLS. Discover more about pocket listings at OfferMarket.

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