Summary of Loan Needs and Use of Funds for Danny Hammond; Boulevard at Eagle Bay, LLC reg with MO SOS 2022;

Summary of Loan Needs and Use of Funds for Danny Hammond;  Boulevard at Eagle Bay, LLC reg with MO SOS 2022; 

Funds Needed

$160,000   OPERATING LOAN (Includes rebuilding the small house ($60,000) and                                        remodeling the larger home.  The larger home will be both                                                            the personal residence of Hammond and the Project                                                                      Construction and Sales office.

$ 50,000   Final Payment on 100 Ready-Build New Home Construction Lots

I am a real estate developer with offices in Kansas City and Lake of the Ozarks.  I have used Self-Directed IRA beneficiaries to raise money for real estate development and construction for a very long time.

So, long that I have lost my network due to age and worse.  I am looking for an ASAP short term  loan for a project at Lake of the Ozarks in west central Missouri.  LTV 10%;  12% interest;  6 months.  10% LTV =  $45,000.  I can live with $22,500 or 4% LTV.   I need to do some due diligence including an appraisal and remodeling on the collateral property which is my home and project office. I want to finish the due diligence and preliminary work in 3 months.  If I pay back early I will still owe the interest for the entire 6 months. 

The project and the collateral home/office can be viewed at the link below.

https://eaglebayoz.blogspot.com/

So, if you are looking for loans we are in the same boat.  If you have or know someone who has money to loan I am very interested in talking to you.  I will not be interested in an elaborate process to get this financing.  I really don't see how a broker can deal with that.  I have faced several delays and blown deals.  ASAP is literall to me right now.

Danny Hammond  816 985 4950  d.blvdre@gmail.com

Broker/Owner Boulevard Real Estate Ventures.

 

Repeating Income Producing Core Business 

$450,000    80%  towards 5 Construction Loans

$750,000    No payment for first 6 months.  Then 1 year at 30 year amortization.  Balloon in 18 months

Property taxes are paid through 2024.

$300,000 Loan Amount 45% LTV

Collateral:  $  450,000 -    4,800 sq ft building zoned multi-use,  With $37,000 Existing Debt

                   $    20,000 -    Small Existing free and clear home with very unique features

                                             We have a Buyer offer of $150,000 when finished. Cost to rebuild                                                this small  home is estimated to be $60,000

          

                 $   120,000       8 contiguous ready to build new home lots which are free and                                                      clear.  This amount is what these lots are worth to the builder and                                              seller.  There is no clear way to value the lots until we include                                                       them in home prices creating the value

 

                 $1,500,000       100 ready to build new home lots in the same area.  There is  

                                           a $50,000 remaining debt on the total.  I need to close on the      

                                           $50,000 to get all of these lots into my LLC free and clear of         

                                           debt.  Each lot is under valued at $15,000 in this scenario.

                                           Purposes to retire $50,000 debt on 100 building lots  

                                         

                                        1.  To gain enough votes to control the HOA while building to control                                                bad builders

   

                                        2.  provide more free and clear collateral to the Lending entity

                                        3.  To have inventory to build as needed new homes without  

                                             paying for lots unpurchased now, that will appreciate in

                                             value because of our sales between now and then.  

There are several hundred more lots that we will try to buy later.

                                                                                                                                 

1. Exit Strategy:   Would be to sell or refinance the larger building.  A sale would pay off the debt and leave the business intact and better situated financially.  Either move would pay off this subject debt.

 

Starting Funds $300,000 

This is based on usable fund proceeds from Cash Out loan against free and clear collateral after payment of fees, property taxes, points, and other TBD. 

Equity Loan (Cash Out) to be used to finance the re-startup of the new home building business until we can get through the process of getting several homes built and sold. 

PURPOSE:

Finish and Remodel House #1 the 4,800 subject property

$72,697  Estimated remodeling and finish work on House #1 28336 Paperwood Drive  [as is estimated appraisal $400,000-$450,000] [As remodeled $600,000]

Building is steel on concrete slab on grade.  Built by Hammond in 1998.  Reacquired with cash in Nov 2011.

1.  To repurpose the 4,800 sq ft structure which is zoned "multi-purpose" to rent to diverse  tenants.

2.  An onsite presence for office and residence. Hammond's current home was 99 miles from door to door.  His last home building project was in suburban Kansas City, and his circle of known and trusted sub-contractors have not been positive in their response to drive to Eagle Bay.  During remodeling we could build a mini-motel on the 2nd floor.  We could let the best subs just stay for several days at a time by starting 5 construction homes in a line.  Later, it could be sold to an operator for the use of visitors to the new owners of dramtically downsized homes.  Or in the event the plan doesn't work, it would make a terrific Bed and Breakfast.   Rentals both normal term and short term are still increasing, most likely the technology to work at home and the fact that during the COVID era people found they liked it. 

This could be repeated for every 30 homes or so.

We are located one block from the Eagle Bay swimming pool.  Another two blocks to the Eagle Bay private 6 acre fishing lake built by Danny Hammond in the 1980s (at a cost of $234,000), and 5 minutes from the private boat ramp built by Hammond (cost - $177,500- which enters Lake of the Ozarks at the 78 mile marker (this means it is 78 miles from Bagnell Dam which created the Lake of the Ozarks and 21 miles to the Truman Reservoir Dam in Warsaw Missouri which is the Benton County Seat.  The length of the Lake of the Ozarks is almost exactly 100 miles.  (See Section:  Lake of the Ozarks a destination vacation area perfect for affordable retirement.)  There is another Dam in the city of Warsaw, MO that backs up the same water behind it.  It is the Truman Reservoir and it is huge also.  It is different in use also.  Built by the Corp of Engineers Truman Lake was finished in 1975.

It is a 25 mile trip by car to the 1st of many marinas and boat ramps on the newer MO. Corp of Engineers built Truman Lake.  Both lakes are holding back a very large river system of smaller tributaries joining the Osage River and flowing first through Truman and then through Lake of the Ozarks before meanduring to join the Missouri River and on to St Louis to join the Mississippi.

REHAB HOUSE #2 Small House With Big FIREPLACE

Purpose:

Even though it needs a complete rehab it is a simple structure.  It can be finished, sold, and closed within 6 weeks of funding of a loan.  This sale will have a net profit of $75,000 (the house and lot were acquired by Hammond in the 2011 purchase and will have no debt to pay at closing.

<$58,000>    Rehab The existing Small Home sitting on lot 7 immediately upon closing to give us a faster first sale at a faster and higher profit in the first 45 days. I have been offered $170,000 on this home when finished just because of the chimney on the exterior of the home and the interior fireplace and smoker in this home. It is unknown how old the small home is. 

Probably between the 1930s and 1950s.  

Total Remodeling Costs for both buildings:

  $ 72,697

+$ 50,000

$130,697  Funds Remaining

 

$ 29,303  Funds Remaining

Build  and close one new home one of 8 free and clear ready-to-build new home lot. contiguous to Structures #1 & #2

Breakdown of Use of Loan Funds of $160,000

Beginning of 1st 120 day period  Breakdown of Use of Funds 

120 days (4 months)

Starting Funds

+$250,000 This is possible usable fund proceeds from house loan after payment of fees, property taxes, points and other TBD.

  

Equity Loan (Cash Out) to be used to finance the re-startup of the new

home building business until we can get through the process of getting several homes built and sold.

+$200,000 <$50,000> Rehab The existing Tiny Home sitting on lot 7 immediately and completing a sale closing to give us a faster first sale at a faster and higher profit sale in the first 45 days.

 

I have been offered $150,000 on this home when finished just because of the

                       chimney fireplace and smoker in this home. It is unknown how old the the small home is.  

                              It was probably built during the 1940s & 50s. Lake of the Ozarks was created by the

           construction of Bagnell Dam which was completed using funds from the New Deal                             

+$232,000    <$18,000> Construction Management and other daily administration 120       days

    

+$192,000 <$40,000> Project Administrative Management by Borrower Principal

+$180,000 <$12,000> Administrative Expenses - Over 120 days, or 4 months

+$173,600 <$ 6,400> Misc Expenses & Transportation Expenses

                      

+$167,200 <$ 4,000> 3rd Party Due Diligence work

+$163,200 <$10,500> Lots Preparation and repair streets

+$152,700 <$6,400>       Marketing

+$146,300 <$72,697> Remodel House #1 28336 Paperwood Drive

+$73,603       <128,800>     1st Ground Up new home - Cost to build $128,000.  (850 sq ft                                                      X $151psf = $128,000) Plus lot @ $20,000 = $148,000 total cost. 

                                                minus $20,000 lot prepay = $128,000 

<$54,397> <$50,00> Debt Service Finance interest 13%

<104,397> Cash on Hand Remainder of $250,000 loan at 13% after 120 days

Income: Net New Income for 1st 120 Days

+$ 80,000 Sell house #2 for $150,000. Cost to rehab $60,000 plus $20,000 lot = <$70,000> lot paid

+$ 70,000 Sell first ground up new construction affordable home within 120 days.

Cost to build $128,800

Selling price $198,800 Sell and Close Sale in less than 120 days.

+$150,000 Total Net Income within 120 days

By building one ground up new single home unit with the Cash Out loan we will get more production

out of our static expenses and sales prices. This will adjust the impact of the 13% loan downward by

bringing in more cash from the same amount of expense. It will cost me less to get more.

During this time we will have developed the entire effort by pushing to get the results that are needed. If I have not found the sub-contractors and put the properties in shape within the 4 month period I

will have wasted another selling season.

We will already be working in October and will not have made the progress needed to build and sell

in the winter in the event we have another mild one. I no reason to burn the loan down to $45,000 and not have anything to show prospects in October. I don't see any reason to believe that I can do better or worse than this schedule. I just know that if I am not pushing to do better, then there is no one else to do it.

Position after 120 days:

Cash on Hand from original loan and profit made $45,603. All bills paid for remodeling, construction, staff and miscellaneous

During this time the remodeling of House #1 was a one-time cost. No more than normal maintenance can be expected for the next 10-20 years. Within the next 120 days without this remodeling expense which did not yield any cash but raised value of House #1 by $200,000 (est.)

Cash on Hand without remodeling of house #1 would have been

$45,603

+$72,697

$118,300 CASH on HAND after 1st 120 days - adusted by removing costs to remodel #!

But, in October the actual $45,603 won't get us to spring. If it is a bad construction winter, we can handle that fine, if we have product to sell going in to the winter. We sold most of the year during Eagle Bay Version 1. I see that as nearly probable this year. I have missed the two best selling seasons of my lifetime for the stupidest reasons. I am not going to take a chance of losing momentum over the winter and having the same problems starting up next year.

_______________________________________________________________________

Buyer/Borrower estimated home loan terms as of 07/01/2023:

20% Down

80% Loan

Estimate Sales and Finance for Consumer Purchasers

600 sq ft Woodsman = Sales Price $150,000

$150,000  price
-   30,000  20% Down Payment
$120,000   80%, 30 yr, 7.2% fixed rate loan, - payment $816.25 monthly

__________________________________________________________________

FINANCING EXAMPLE OF THE CONSUMER LOANS TO BUYERS

850 sq ft Modern Home = Sales Price  $198,000

$198,000    price

- 39,600 20% down payment   

$159,040 80%, 30yr, 7.2% fixed rate loan - payment  $1,081.80 monthly               

Questions about financing? click here

Danny Hammond Earlier Contributions to the Project

Danny Hammond is the original developer of Eagle Bay.  He purchased 1200 acres of land and for $550,000 from Dr. Theodore Atlas of New York in 1980.  Some land has been sold during the Savings and Loan Crisis which was caused by the US Congress enacting the 1986 Finance Tax Act.  More land has been sold since the 2008 Wall Street Meltdown that can be said started in 1999  and has lasted through today.

There are many lots yet available. The 8 already owned free and clear lots and the 100 lots that I can get 100% ownership of for $50,000.  I need to get that done before that deal gets away from me.

All of the land was surveyed Platted and recorded and this was paid for by Danny Hammond owned companies.  A dam backing up a 6 acre Eagle Bay private fishing lake was built and approximately 11 miles of road were cleared according to the 12 plats that make up Eagle Bay a subdivision recorded in Benton County Missouri.  This was all paid for by Danny Hammond or came from sales of lots.

All that remains of the debt is $50,000. That debt is on 100 more Ready-to-Build new home lots situated near near the free and clear properties that are the subject of this proposal.

If I can get the loan to $300,000 I can do everything above and add collateral to the loan package.  In the 1980s we were selling lots and an average of $5,500, I can control the HOA and get the selling price to average $20,000 each.  Those 100 are the best lots available.  The total value of that package by the time we build out my 8 will be $2 million dollars and that is very possible to do.  There is no one else around that can think that way.  But, with the 3 good selling seasons in a row, someone will come around who gets it.

Eagle Bay is part of a very large destination vacation and 2nd home and retirement area which is a heavily wooded and mountainous area defined by Lake of the Ozarks and the nearby Truman Reservoir, which are very large Lakes and have very diverse usage patterns due to the very different ages of the two very large lakes.  Lake of the Ozarks which is created by Bagnell Dam which was part of the Roosevelt New Deal to help the country get back on its feet after the Wall Street Crash of 1929 and was completed in 1931. 

The Osage River is dammed by Bagnell Dam, which thereby impounds the Lake of the Ozarks. The dam was built to produce electricity for for rural Missouri and St. Louis.  Both Bagnell Dam and Truman back up the waters of the Osage River and its tributaries.  It is almost exactly 99 miles from Bagnell Dam upriver to Truman Dam.

These two lakes are very large and well known in the midwest.  Eagle Bay is located between Kansas City and St. Louis. ( See the "Photos & Maps Section")  Those two metro areas have a total population of 7 million.  Weekend visitors own homes from $75,000 to tens of millions of dollars.  

Regular weekend visitors come from cities as far away as Chicago.  Lake of the Ozarks begins at Bagnell Dam on the Osage River.  It is 99 miles from Bagnell Dam to the Truman Dam which collects water from all of the small tributaries that combine to form the Osage River.  Locations on Lake of the Ozarks are known by the nearest mile marker.  

The Eagle Bay private boat ramp enters the lake at the 78 mile marker (mm).

Danny Hammond bought and paid cash for the 4800 sq ft subject property for $234,000 in 2011. That is what I built if for in 1998. Now it is the house and house #2 and the 8 ready-to-build new home lots. There are no liens or loans on the properties and there have been no liens or loans on the property since the 2011 purchase,

Therefore, the borrower has already invested all of the infrastructure, $234,000 in the properties in cash in 2011, and whatever is the true value in today’s market is his equity contribution.

Included in the 1st 120 days $250,000 budget is a $48,000 rehab of an existing small home with some very unique features. It is situated on Lot 7, Block 33, Plat, 5 of Eagle Bay Subdivision contiguous to the 4800 sq ft home. This small affordable home when finished will probably be sold for $150,000. It will take 6 weeks from funding to move in.  This small home has some very uniqure features. It is owned by Danny Hammond and is free and clear.  

With the $48,000 rehab performed by the construction arm of Boulevard and the sales by Boulevard Real Estate, we should make a $70,000 profit in the first six weeks after funding.  During that time, we will

be setting up the restart and beginning 9 ground up new homes.

We will use the small house as our "special" for the entire time of its rehab giving us the story

for internet marketing. We will put daily or weekly video of the restoration of the historic small house

and its magnificent chimney and smoker. This will firm up the value of the first eight new homes we will

be building.

This will also firm up and raise the value of the larger home.  This is one exit strategy. To sell

that property which would not close the business.

I do not want to sell it, but that would be exit strategy #1 in the event of problems paying for this loan. Something that I cannot envision happening even if something were to happen to me.

We will be using the larger home for several things including four mini-hotel rooms giving the buyers

of our homes a convenient place for their visitors to stay since we are going to build smaller

affordable homes. 

We have a total of over 100 ready-to-build new home contiguous lots tied up. Danny Hammond is

the original developer of Eagle Bay beginning in 1980. So, we would just repeat this or whatever pattern works best and build smaller versions of the larger home to be used as mini-hotels every 30 or so homes sold. These mini-motel rooms should be affordable, but also make a profit.

Additional Funds Needed If Provided By the Same Lenders

When 8 homes are built and sold with all lot sales recorded at $20,000 all of the lots will have comps

to show the current value at that time to be $20,000 creating a 2nd large money stream.

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Current Situation And Funding Needs of the Boulevard at Eagle Bay, LLC (Reg. In MO, SOS Office 2022) Restart of the Eagle Bay Project, Lake of the Ozarks 78 mile marker

The Boulevard Real Estate Feasability Study and Initial Organization of Efforts of the Project at Eagle Bay Summary.

No money has been borrowed on the project or on the Real Estate Owned (REO) and all organizational efforts for the past three years had been done by the original developer Sierra Investments (Owned by Danny Hammond)  Sierra Investments developed The Eagle Bay subdivision project therefore by Danny Hammond.  

Who as an individual or as a sole member of a Missouri Sole Member Limited Liablility Company formed in 2022 in the state of MIssouri as a newly organized and registered entity named Boulevard at Eagle Bay, LLC is the 100% owner of the properties offered as collateral for initial funding.  Eagle Bay is in the Lincoln, MO 65338 postal zip code, although it is located 15 miles from the City Limits of Lincoln, MO.

The only loan by Hammond and/or Boulevard at Eagle Bay, LLC was closed on 10-20-2023 with Drake Land Title Company of and in Warsaw, MO the County Seat of Benton County.

This loan was used to fund recording:  Legal Expenses;  Cleaning up collateral properties; Price labor and materials for Remodel of Larger home and Rebuild the smaller homes; cost to move Hammond from Kansas City into the main structure for collateral 28336 Paperwood Drive; Lincoln, MO. 65338 and other related expenses.

All Property taxes are paid through 2024, as well as all HOA dues.

The bridge loan needed ASAP is $70,000.  The current bank even after determining that the minimum current value of 28336 Paperwood Drive (the 4,800 sq ft steel home) with comparables was $84.47 per sq ft. or $84.47 X  4,800 sq ft. = $405,456.

There is currently a one car garage attached reducing the liveable space by 480 sq ft. for market approach valuation leaving  4,320 sq ft X $84.47 = $365,342 minimum current value.

Very popular in this area, which includes two very large lake areas, are three garage door garages.  There is a 14 ft door for large RVs, boats etc.  Then a 10 ft. door and a standard 7 foot door. 

The $35,000 current loan while stabilizing the situation in order to get organized is just a 8.7% LTV.  And that money has been spent between October 30,2023 and today 04-26-2024.

The Borrower has asked for another $15,000 in order to keep working while another lender is in place and has been turned down. It is not clear to me why they made the loan in the first place.  This is clearly not enough to add credibility to the project or to keep momentum going.

We would like to find a way to fund a bridge loan of $205,000.  The use of funds for the bridge would be as follows:

$35,000 - To retire the debt owed to Community National Bank & Trust.  has enhanced the value beyond the $35,000 used to date.

$60,000 -  To Fund the entire cost of rebuilding the smaller home which if done correctly can be sold to add cash, or could be kept and rented out short or long term by  financing it as a rental to keep cash in the project or used to make a payment to the new lender.

 

$60,000 -  To be used to remodel upgrade and basically finish the larger property to FHA                          

standards and Hammond can get a reverse mortgage to get an affordable                                payment to repay the lender, or to keep the cash and start into the core                                    business of building affordable homes on the eight remaining "free and clear"                        ready-to-build lots still owned.  This 4,800 sq ft building will add to the                                      credibililty of buying homes in Eagle Bay as the physical presence of the project office and greeting area for visitors from the very large geographic market that                        the Lake of the Ozarks and Truman Reservoir command.

$50,000 -   Needs to be spent at this time to payoff 100 building lots in the same general                          

area as the original properties contributed by Hammond.  This price is $500 per                      lot.  There is no way to determine today's value of each lot.  There have been                          few sales at this time.  Since we have free and clear lots to begin with we can                          sell these lots in a home and lot package giving us comps for $15,000 to                                    $20,000 per lot and recorded with the county as lot sales.  If we have to                                    discount the house and material sales to make our money in lots and still keep                        happy buyers or renters it will pay off very handsomely as we progress.

Danny Hammond will be able to survive the construction periods because he                          has always beeen the developer, builder, marketer, realtor and property                                    management.  He has long experience in all.  Rather than pay someone else the                      fees for those parts of the project we will just keep them in house.  Hammond                        will not be an expense during rehabbing or remodeling because those fees will                        stay in the project.

Purchasing these lots fits right into the Self-Directed IRA investor's needs.  We                        can pay more interest or fees for the investor waiting for later to make more                            money.  That is the whole purpose of involving Self-Directed IRAs.  Especially                          those that the beneficiary is lamenting that he did not properly fund his                                  retirement.  Few people understand that while it is true that the beneficary                            cannot only put certain amounts anually, his IRA can make as much money as it                    can as long as all of the trust rules are followed.

$205,000 =  56% LTV

Exit Strategies -

1.  if such becomes necessary would be to sell the larger home now worth more due to the update and remodel work. (and two more enhancements).

2.  Refinance the larger home.  This could be done with a reverse mortgage which would fund most of that money now that the first work is completed.  But, to put in the bathrooms, bedrooms and new fixtures and floor coverings needed the value will go up much more than the cost. Just as soon as the finishing touches are done, the reverse mortgage would fund 60% of the value at closing and another 40% in 12 months.  This scenario is favorable because Danny Hammond is 71 and in very good health.

 

So, in order for Danny Hammond and any new lender to exchange input and come to an agreement on just what the scope and speed of the project should be and what kind of funding would be needed to accomadate any agreed upon business plan.  The project would need to cease preparation for the coming season.  Danny Hammond has made a move to the property and the collateral is the planned funding for the project beginning.

He is committed for the long haul.  And he purchased the collateral properties for cash in 2011.

The small home can be rebuilt and sold in 45 to 60 days and since it is free and clear to start the estimate of approximately $60,000 to rebuild and to sell in the minimum range for a quick sale is $130,000 which would put quick cash into the project as well as help to establish credibililty to any new lender.

Current Situation And Funding Needs of the Boulevard at Eagle Bay, LLC (Reg. In MO, SOS Office 2022) Restart of the Eagle Bay Project, Lake of the Ozarks 78 mile marker

The Boulevard Real Estate Feasability Study and Initial Organization of Efforts of the Project at Eagle Bay Summary.

No money had been borrowed on the project and all organizational efforts for the past three years had been done by the original developer of The Eagle Bay project had been performed and funded by Danny Hammond.  Who as an individual or as a sole member of a Missouri Sole Member Limited Liablility Company formed in 2022 in the state of MIssouri as a newly organized and registered entity named Boulevard at Eagle Bay, LLC is the 100% owner of the properties offered as collateral for initial funding.  Eagle Bay is in the Lincoln, MO 65338 postal zip code, although it is located 15 miles from the City Limits of Lincoln, MO.

The only loan by Hammond and/or Boulevard at Eagle Bay, LLC was closed on 10-20-2023 with Drake Land Title Company of and in Warsaw, MO the County Seat of Benton County.

See link to copy of $35,000 Promissory Note dated 10-30-2023

https://acrobat.adobe.com/id/urn:aaid:sc:US:0bb483e1-b65e-4f75-8317-ca79e30305f7

This loan was used to fund recording:  Legal Expenses;  Cleaning up collateral properties; Price labor and materials for Remodel of Larger home and Rebuild the smaller homes; cost to move Hammond from Kansas City into the main structure for collateral 28336 Paperwood Drive; Lincoln, MO. 65338 and other related expenses.

All Property taxes are paid through 2024, as well as all HOA dues.

The bridge loan needed ASAP is $70,000.  The current bank even after determining that the minimum current value of 28336 Paperwood Drive (the 4,800 sq ft steel home) with comparables was $84.47 per sq ft. or $84.47 X  4,800 sq ft. = $405,456.

There is currently a one car garage attached reducing the liveable space by 480 sq ft. for market approach valuation leaving  4,320 sq ft X $84.47 = $365,342 minimum current value.

The $35,000 current loan while stabilizing the situation in order to get organized is just a 

9% LTV.  And that money has been spent between October 30,2023 and today 02-26-2024.

The Borrower has asked for another $15,000 in order to keep working while another lender is in place and has been turned down. It is not clear to me why they made the loan in the first place.  This is clearly not enough to add credibility to the project or to keep momentum going.

We would like to find a way to fund a bridge loan of $205,000.  The use of funds for the bridge would be as follows:

$35,000 - To retire the debt owed to Community National Bank & Trust which has                                     

enhanced the value beyond the $35,000 used to date.

$60,000 -  To Fund the entire cost of rebuilding the smaller home which if done correctly                         

can be sold to add cash, or could be kept and rented out short or long term by                        financing it as a rental to keep cash in the project or used to make a payment to                  the new lender.

 

$60,000 -  To be used to remodel upgrade and basically finish the larger property to FHA                         

standards and Hammond can get a reverse mortgage to get an affordable                                payment to repay the lender, or to keep the cash and start into the core                                    business of building affordable homes on the eight remaining "free and clear"                        ready-to-build lots still owned.  This 4,800 sq ft building will add to the                                      credibililty of buying homes in Eagle Bay as the physical presence of the project                      office and greeting area for visitors from the very large geographic market that                        the Lake of the Ozarks and Truman Reservoir command.

$50,000 -   Needs to be spent at this time to payoff 100 building lots in the same general                          

area as the original properties contributed by Hammond.  This price is $500 per                      lot.  There is no way to determine today's value of each lot.  There have been                          few sales at this time.  Since we have free and clear lots to begin with we can                          sell these lots in a home and lot package giving us comps for $15,000 to                                    $20,000 per lot and recorded with the county as lot sales.  If we have to                                    discount the house and material sales to make our money in lots and still keep                        happy buyers or renters it will pay off very handsomely as we progress.

Danny Hammond will be able to survive the construction periods because he                          has always beeen the developer, builder, marketer, realtor and property                                    management.  He has long experience in all.  Rather than pay someone else the                      fees for those parts of the project we will just keep them in house.  Hammond                        will not be an expense during rehabbing or remodeling because those fees will                        stay in the project.

Purchasing these lots fits right into the Self-Directed IRA investor's needs.  We                        can pay more interest or fees for the investor waiting for later to make more                            money.  That is the whole purpose of involving Self-Directed IRAs.  Especially                          those that the beneficiary is lamenting that he did not properly fund his                                  retirement.  Few people understand that while it is true that the beneficary                            cannot only put certain amounts anually, his IRA can make as much money as it                    can as long as all of the trust rules are followed.

$205,000 =  56% LTV

Exit Strategies -

1.  if such becomes necessary would be to sell the larger home now worth more due to the update and remodel work. (and two more enhancements).

2.  Refinance the larger home.  This could be done with a reverse mortgage which would fund most of that money now that the first work is completed.  But, to put in the bathrooms, bedrooms and new fixtures and floor coverings needed the value will go up much more than the cost. Just as soon as the finishing touches are done, the reverse mortgage would fund 60% of the value at closing and another 40% in 12 months.  This scenario is favorable because Danny Hammond is 71 and in very good health.

 

So, in order for Danny Hammond and any new lender to exchange input and come to an agreement on just what the scope and speed of the project should be and what kind of funding would be needed to accomadate any agreed upon business plan.  The project would need to cease preparation for the coming season.  Danny Hammond has made a move to the property and the collateral is the planned funding for the project beginning.

He is comitted for the long haul.  And he purchased the collateral properties for cash in 2011.

The small home can be rebuilt and sold in 45 to 60 days and since it is free and clear to start the estimate of approximately $60,000 to rebuild and to sell in the minimum range for a quick sale is $130,000 which would put quick cash into the project as well as help to establish credibililty to any new lender.