This is an important question that deserves careful consideration in order to be a successful real estate investor.

 

Let's start with *first principles* -- what do we know to be true about real estate?

 

- Real estate is capital intensive
- Capital intensive industries require financing
- Increases in interest rates make it more expensive to finance real estate
- When real estate becomes more expensive, demand goes down
- When demand goes down, prices appreciate slower or decline

 

## The Lock In Effect

 

As interest rates have rapidly risen from historic lows, home owners that would otherwise consider selling are having a difficult time justifying trading in a home financed at an interest rate in the high 2s or 3s for a home in the 6s or 7s. As a result, if interest rates remain elevated, we believe there will be less selling. Less selling means less inventory (supply). This will support elevated home prices, or at least reduce the chances that we see a broad decline in home prices.

 

## Real Estate Investing Sayings

There are a few sayings that drive home the answer to this question: 

 

- *Time in the market is better than timing the market.*
- *Don't wait to buy real estate. Buy real estate and then wait.*
- *Marry the deal, date the rate.*
- *Buy the best and wholesale the rest.*

 

##

Is now a good time to buy real estate? This is an important question that deserves careful consideration in order to be a successful real estate investor.

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Is now a good time to buy real estate? | OfferMarket

Is now a good time to buy real estate?

## What are good areas in Idaho to invest in?

 

Idaho boasts stunning natural landscapes, a strong job market, and a growing population, creating a dynamic environment for potential real estate investors in the rental market.

 

The limited housing supply, particularly in single-family homes, keeps rental demand high in many areas. This scarcity can lead to rising rents, especially in desirable locations. Job growth in sectors like healthcare, technology manufacturing, and tourism attracts new residents, potentially increasing rental demand. While housing costs have risen in some areas, Idaho generally remains affordable compared to national averages, which can translate into strong rental yields for investors. Here's a breakdown of some key metropolitan areas and potential zip codes for rental investment in Idaho:

 

Boise Metro Area:

 

Boise is experiencing moderate growth, with an estimated 20,000 new residents expected in the next five years. The economy is bolstered by key sectors such as healthcare, with St. Luke's Health System employing 15,000 people, technology with Micron Technology, and a vibrant tourism industry.

 

- 83702 (Downtown Boise): This revitalized downtown area offers job opportunities, entertainment options, and walkability. Rental prices here could see moderate increases due to demand from young professionals.
- 83716 (Meridian): An upscale suburban area known for excellent schools and proximity to major employers. Rents in this region are likely to experience stable growth due to limited housing availability and steady demand from families.
- 83704 (Boise Bench): A family-friendly area with a mix of young professionals and families. This area could see stable rental growth due to consistent demand.

 

Coeur d'Alene Area:

 

Coeur d'Alene is projected to have moderate growth, with an estimated 8,000 new residents in the next five years. The local economy is driven by tourism, healthcare with Kootenai Health, and education with Eastern Washington University's satellite campus.

 

- 83814 (Downtown Coeur d'Alene): This picturesque resort town has a vibrant tourist scene. Rentals here could see seasonal fluctuations, with potentially higher rates during peak seasons.
- 83815 (Hayden): A family-friendly area with good schools and proximity to Coeur d'Alene. Rents in this region could see stable growth due to steady demand.
- 83854 (Post Falls): A growing suburb with a mix of young professionals and families. Rentals here could see moderate increases due to rising demand.

 

Idaho Falls Area:

 

Idaho Falls anticipates moderate growth, with an estimated 7,000 new residents in the next five years. The economy is supported by Idaho National Laboratory, a significant federal government employer, healthcare with Eastern Idaho Regional Medical Center, and a robust agricultural sector.

 

- 83401 (Downtown Idaho Falls): Revitalization efforts in this downtown area are attracting new businesses and residents. Rents could see moderate increases as demand rises.
- 83404 (Ammon): A family-friendly suburb with good schools and close proximity to Idaho Falls. This area could see stable rental growth due to steady demand.

 

## What areas do you do serve in Idaho?

 

We work with all properties in Idaho that have a non-rural designation. Use this [rural designation search tool](https://www.offermarket.us/blog/rural-designation-search-tools) to see if your property is considered rural.


 


## How do DSCR loans work in Idaho?


 


The overall process of getting a DSCR Loan in Idaho is approximately as follows. You submit an application for a loan (you can get started on your loan with an [instant quote](https://www.offermarket.us/loan)) answering 14 questions about your property. An instant quote will tell you if you qualify for the loan in under 1 minute of your time. It will also show you the a preliminary interest rate and loan amount. Once you select desired LTV (which can be changed later), your quote will be converted to a Loan File for processing purposes.


 


You will have to submit documents as part of your Loan File for underwriting. Documents we may ask for will include personal and property documents such as purchase contracts, current leases, borrowing entity documents, deeds, title work (we will engage a title company or an attorney on your behalf to draw up these documents), background and credit reports (that we will order), bank statements for liquidity verification as well as other documents that may be applicable to your specific deal. Full list of requirements can be found here in [DSCR loan requirements](https://www.offermarket.us/blog/dscr-loan-requirements).


 


We will also handle all the aspects of scheduling and appraisal for you. Please note that we have a promotion, where new clients receive a 100% refund at closing for their appraisal and existing clients forever get a 50% refund for their appraisal at closing as our way to say thank you for allowing us to partner with you! Once all the loan documents are submitted, the Loan File goes through underwriting, at which point the underwriting committee may ask for additional documents depending on their discretion. Once the committee receives all the documents and approves the file, closing can be scheduled.


 


The closing, will be handled by the title company or at the office of closing attorney. Once closing is complete, funds will be wired. Post closing, the loan will be entered into servicing and you will receive information regarding setting up auto-pay or other options that may be available for your loan depending on the specific servicer's capabilities.


 


## Can you lend on properties worth less then $100k?


 


In short, no, appraisal as is value must come in at above 100k. We can only lend on properties that are less then $100k if they are in a portfolio with other properties and the portfolio's total as-is value on the appraisal is above $250k. In order to qualify for our loans, the property must appraise for at least $100k as-is at the time of the appraisal, however, total loan amount may be less then 100k, minimum loan amount is $55k.


 


## Do you do cash out refi no seasoning for Idaho loans?


 


We do offer refinance options with no seasoning requirements. Here is the general criteria for cash out refi no seasoning for Idaho loans. Easiest way to see if you qualify is to answer a few question in our [online quoter](https://www.offermarket.us/loans). It will compare all of our lending criteria against your answers and give you a response in under 1 minute without you needing to read anything. If in case you want to do it the hard way, please read on to see some of the guidelines below with a [full list of our requirements here](https://www.offermarket.us/blog/cash-out-refi-no-seasoning).


 


Minimum loan amount has to be above $55,000. Minimum As-Is value on the appraisal has to be $100,000. Between 1-4 units. Must have an active lease with proof of security deposit collected. Property condition must be [C4 or better](https://www.offermarket.us/blog/property-condition-ratings-c1-c2-c3-c4-c5-c6). Minimum credit score of 680. Credit score between 680 to 699, gets maximum LTV of 70%, credit score of 700+ gets maximum LTV of 75%. Max LTC, 100% (less than 90 days seasoning), 140% (90 to 179 days seasoning). Minimum verified rehab, 20% of purchase price (less than 90 days seasoning), n/a (90+ days seasoning). Minimum verified rehab, is an improvement that has been done to the unit to verify increase in as-is value in such as short period of time (less then 90 days) to justify the no seasoning period. Origination fee of 1 to 2 points depending on the loan amount to keep the lights on. Lender fee, $1,995 (doesn't go to OfferMarket), includes multiple fees to several different 3rd party verification services, necessary to certify the information in the Loan File for closing. Appraisal at AMC market price, we also have a promotion that new clients get 100% of their appraisal refunded at closing and 50% refund for existing clients. Time to close, 20-25 days.


 


I know this is a lot of information. You don't have to lift a finger to calculate any of this to see if you qualify, all you have to do is answer 14 simple questions about your deal and we will tell you if we are a good fit for you and what kind of deal we can offer you. To get an answer on your specific situation, please answer 14 simple questions here in our [online quoter for Idaho DSCR loans](https://www.offermarket.us/loans).


 


## Do I need to have my property insured to qualify for funding?


 


Yes, but if you don't already have insurance, we can roll it into the lending process with no extra charge or effort to you. Our insurance team works with thousands of carriers and is intimately familiar with the insurance requirements of your loan. They will be able to ether talk to the agent of your choice or find the most competitive offer without our network of carriers to complement your loan with no extra effort or expense to you. If you already have insurance, you should get an instant quote to see if we can offer you a more competitive rate and save you thousands of dollars over the lifetime of your policy. [Get you instant insurance quote](https://www.offermarket.us/insurance) here.


 


## What are the best DSCR Lender Idaho?


 


There are many DSCR lenders in Idaho and you have many options to get your loan funded. As fellow rental property investors, we built OfferMarket to be a low cost DSCR lender. We believe you should never have to wonder if you're getting the best possible terms from your lender. You should never need to waste time negotiating. That's why we provide you with our best possible term sheet every single time -- you get our lowest rate and lowest fees.


 


Your first loan with OfferMarket is the start of a long term relationship. It's our opportunity to provide you with remarkable value and prove that we deserve to be your partner on your real estate investing journey. We feel a sense of obligation to prove we deserve your business on each and every loan.


 


## Are you able to lend on rural properties?


 


We can't lend on rural properties. How can I find out, if my property is rural? Here are more detail on how to verify if your property is rural in our [Rural Designation Search Tools](https://www.offermarket.us/blog/rural-designation-search-tools). The 2 search tools are hosted by USDA Rural Development Property Eligibility and CFPB Rural and Underserved Areas Checker. Both of the tools must flag the property as none rural for it to be eligible for our funding. Use these instruction to find out [if your property is considered rural](https://www.offermarket.us/blog/rural-designation-search-tools)


## What are the requirements for a DSCR loan in Idaho?


 


If you scroll up on this page, you will see a simple checklist that details high level requirements for our DSCR loans in Idaho. If you want a more detailed quote for your specific deal, click "start" next to "apply for a DSCR loan" and our online quoting system will produce an accurate quote based on 14 questions related to your deal. Most investors are able to get a complete quote in under a minute because those 14 questions most investors will know answers to. Our most detailed [DSCR Loan Requirements](https://www.offermarket.us/blog/dscr-loan-requirements) can be found here. Once you complete an online quote, you can proceed to your Loan File, where you can peruse the Loan Terms which will detail all the fees and proceeds of the loan in one convenient interface. [Get an instant loan quote and Loan File](https://www.offermarket.us/loans)


 


Otherwise, you can read on to see common guideline breakdowns:


 


### Credit Score


 


In most cases, a 720 credit score will qualify you for the lowest interest rate and highest loan amount. We recommend protecting your credit score and striving for a 740+ score to make sure you get the best terms.


 


### No Seasoning


 


Most DSCR lenders require 6 months of seasoning. At OfferMarket, we have a no seasoning program for qualified borrowers. We also offer 90 day (3 month) seasoning for borrowers with 700+ credit score or 5+ rental experience.


 


### Rural Properties


 


Rural properties are not a good fit for DSCR loan programs. If your property is considered rural in any of the following ways, it may not be eligible:


 


- Rural designation by Federal Government (CFPB, USDA)
- Rural designation by appraiser
- Population under 10,000
- 5+ miles from a 100,000+ population center


 


Rural designation is a gray area so we recommend proceeding with caution on any purchase where the subject property checks one or more of the above bullets. We can't lend on rural properties. How can I find out, if my property is rural? Here are more detail on how to verify if your property is rural in our [Rural Designation Search Tools](https://www.offermarket.us/blog/rural-designation-search-tools). The 2 search tools are hosted by USDA Rural Development Property Eligibility and CFPB Rural and Underserved Areas Checker. Both of the tools must flag the property as not rural for it to be eligible for our funding. Use these instruction to find out [if your property is considered rural](https://www.offermarket.us/blog/rural-designation-search-tools)


 


<div style="display: grid; grid-template-columns: repeat(1, minmax(0, 1fr)); overflow: auto; white-space: nowrap;">
<table>
<thead>
<tr>
 <th>Guidelines</th>
 <th>Criteria</th>
</tr>
</thead>
<tbody>
<tr>
 <td>Max Loan Amount: Purchase</td>
 <td>80% of purchase price (20% down payment)</td>
</tr>
<tr>
 <td>Max LTV: Refi</td>
 <td>75% cash out, 80% rate and term</td>
</tr>
<tr>
 <td>Min credit Score</td>
 <td>660</td>
</tr>
<tr>
 <td>Min seasoning</td>
 <td>No seasoning or 3 months depending on experience, loan amount</td>
</tr>
<tr>
 <td>Appraisal</td>
 <td>On-site (As Is 1004/1007 for single family, As Is 1025 for 2-4 units)</td>
</tr>
<tr>
 <td>Credit report</td>
 <td><a href="https://www.offermarket.us/blog/what-is-a-tri-merge-credit-report" target="_blank" rel="noopener noreferrer">Tri merge</a></td>
</tr>
<tr>
 <td>Property location</td>
 <td><a href="https://www.offermarket.us/blog/rural-designation-search-tools" target="_blank" rel="noopener noreferrer">Non-rural</a></td>
</tr>
</tbody>
</table>
</div>


 


Full list of requirements can be found here in [DSCR loan requirements](https://www.offermarket.us/blog/dscr-loan-requirements).


 


## How to get a DSCR Loan in Idaho?


 


The easiest way to start your Idaho DSCR loan is to click the start button next to "apply for DSCR loan" banners at the top or bottom of this page. OfferMarket's team has expansive experience working with real estate investors across Idaho.


 


## What are the requirements for a DSCR loan in Idaho?


 


If you scroll up on this page, you will see a simple checklist that details high level requirements for our DSCR loans in Idaho. If you want a more detailed quote for your specific deal, click "start" next to "apply for a DSCR loan" and our online quoting system will produce an accurate quote based on 14 questions related to your deal. Most investors are able to get a complete quote in under a minute because those 14 questions most investors will know answers to. Our most detailed [DSCR Loan Requirements](https://www.offermarket.us/blog/dscr-loan-requirements) can be found here. Once you complete an online quote, you can proceed to your Loan File, where you can peruse the Loan Terms which will detail all the fees and proceeds of the loan in one convenient interface. [Get an instant loan quote and Loan File](https://www.offermarket.us/loans)


 


## Why use Idaho DSCR Loans to buy investment properties?


 


DSCR (debt-service coverage ratio) loans can help real estate investors shorten their cash cycle and grow their rental portfolios more rapidly in a few key ways. First, the higher leverage and lower down payments allowed by DSCR loans mean investors can acquire more properties with the same amount of cash on hand, rather than tying it all up in larger down payments. Additionally, the option for interest-only payments creates more positive cash flow that can be reinvested into new property acquisitions. Finally, DSCR underwriting based solely on the rental income of the property itself, rather than the investor's personal income, enables investors to scale their portfolios more quickly without running into debt-to-income ratio restrictions.

DSCR Loan Idaho offers real estate investors the opportunity to secure financing based on debt service coverage ratio to optimize their investment returns.

DSCR Loans for Rental Property Investors in Idaho

DSCR Loan Idaho

Buying a house without an agent can benefit you and the seller, here's what you need to know.

 

**If you want to buy a house without an agent but you are not willing to put in the effort to learn the transaction process, you should stop reading this and find an agent.​**

 

We get it, the traditional way to buy a home is with a real estate agent. A home is a big purchase, and going without a real estate agent can feel daunting. Here are some key tips on how to buy without a real estate and save money while being entirely satisfied with your purchase.

 

## Why Buy Without An Agent?

## Save money. 

When you buy without an agent, the seller can avoid paying 2-3% commission. If the seller is represented by an agent, the seller's agent can agree to accept 1/2 of the original brokerage commission agreed to when it was anticipated that the commission would need to be split with a buyer's agent. In this situation, for example, you can offer $242,500 for a property listed at $250,000 and the seller would receive roughly the same net proceeds.

 

## More direct communication. 

When you deal directly with the seller's agent, or the seller, there is less of a game of telephone relaying information, negotiation details and documents. Fewer points of failure can save you time and headaches.

 

## Guide for buying a house without an agent:

## 1. Choose a lender

This may take some shopping. You will want a lender who offers a competitive rate and has a responsive team. The lender will provide you with a pre-qualification letter you will need with your offer – though, keep in mind that providing a pre-qualification letter does not mean you have to use that lender if they are not offering competitive rates or appear unresponsive. 

 

If you do intend to apply for a loan for the purchase of your home, in the period between offer acceptance and closing, do not do anything that will affect your credit, including: quitting or switching your job, opening a new line of credit, paying your bills late, or buying an expensive item (car, boat)

 

## 2. Choose a title company
The title company is the most important vendor in a real estate agent. The cost of a title company’s services can be negotiable. We use Terrain Title at OfferMarket because they offer the most competitive cost for their services we have seen. 

 

Learn more about what title companies do and their role in the transaction.

 

## 3. Choose an inspector

An inspector is another important part of the transaction. Please note that the properties listed on OfferMarket are priced “as is”, so there will be no negotiations after the offer is accepted. Its vital that you pick a reputable inspector that can question and quiz about the condition of the home. This is your chance to use their professional skill set to uncover issues with the property you are about to purchase. Talking to them is your insurance against hidden issues that could surface after you move in. For example, if the home was flipped, the remodel might have been done quickly and haphazardly, a good inspector should [notice the signs](https://www.bankrate.com/real-estate/what-to-know-about-buying-a-flipped-house/) and give you the insight if the target property is still a good deal. 

 

Not sure who to choose? Ask the experts on your local Facebook Group, Real Estate Investors Association (REIA), or BiggerPockets. 

 

## 4. Know the neighborhood

The reality is that neither we nor real estate agents can tell you some information you may want to know, including quality of schools and proportion of people in different age groups, because of well-intended anti-discrimination legislation. This information is publicly available, and walking around a neighborhood at different times of day will give a good feel for if it works for you. 

 

## 5. Understand comparable home prices

We provide comparable home prices for the homes we have listed in the case of OfferMarket, you can also find these on real estate websites. Often, real estate websites do not take into account all the different factors that affect home prices, for example, the website may not know that a renovation happened since the last purchase making it worth more, or that a structural defect was unearthed, reducing the home price. 

 

## 6. Know what you are willing to pay

This is incredibly important. Many homebuyers over-pay for properties. This is an especially common mistake if you're a first-time homebuyer. Calculate what your goal price is. Analyze your purchase price target based on how it would perform as a rental property -- see our Rental Property Investing Toolbox. Would it rent for more than your mortgage principal, taxes, and insurance? How much more? Think beyond the down payment to closing costs and the price of any necessary renovations. Hold firm with this amount, purchasing a home, moving, and furnishing is expensive….you want to feel comfortable with what you paid.

 

## 7. Submit your offer

It's time to figure out what your deal points will be. Here are the most common components of an offer:

 

- Purchase Price: how much will you be paying for the property?
- Earnest Money Deposit (EMD): how much of a deposit do you want to provide to show the seller you are serious?
- Offer Expiration: when does your offer expire?
- Financing type: cash, conventional, FHA or seller financing
- Condition: AS IS or [inspection window](https://offermarket.us/real-estate-glossary/inspection-window) with right to terminate?
- Close by date: when can you commit to close by?

 

If you don't have a [Purchase And Sale Agreement](https://www.offermarket.us/real-estate-glossary/purchase-and-sale-agreement) form for your state, you can provide the deal points to the seller's agent and have them draft the contract for you. You may want a lawyer to review to be sure your desired deal points are property included.

 

## 8. Negotiate

Focus on what's important to you and the seller and figure out a win-win. Remember, the seller's agent represents the seller's interests so do not rely on their advice.

 

## 9. Follow up with lender, title company until transaction is closed

Keep on your title company and lender, especially during times of heightened deal activity in the market. Make sure they're on track and they have everything needed from you to close.

 

## Buying With OfferMarket Is Even Easier

On the OfferMarket real estate marketplace, there are no agents involved and we provide the standard documents and title company to close your transaction. Buyers save thousands of dollars and countless hours buying with OfferMarket.

Buying a house without an agent can benefit you and the seller. See if you have what it takes to buy your next property without an agent.

OfferMarket Guide: Buying A House Without An Agent

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Buying A House Without An Agent - OfferMarket

Buying A House Without An Agent

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

Rental Loans

Wholesale properties are properties where the owner (seller) is under contract with a wholesaler (buyer) who is selling the contract to another buyer.

Learn about wholesale properties and how buyers and sellers can benefit from the OfferMarket wholesale real estate marketplace.

*Quote takes 1 minute, no credit pull

*1 quote from 40+ carriers

*New listings daily

What is Wholesale Properties in real estate?

* Takes 2 minutes, no credit pull

* Takes 2 minutes, no credit pull