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Long-Term Rentals02 · Financing

Debt as a tool, and knowing which direction it points.

Borrowing does not simply let you afford more property; it multiplies the return in both directions, and one comparison decides which. From there the discipline is practical: what a lender will count, what the money costs, how to reach equity you already have, and the four decisions where it all resolves.

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Start here · The framing guide

Leverage

Borrowing multiplies your current-income return in both directions, and the direction is set by whether the property's unlevered yield beats the loan's debt-service constant. Get that comparison backwards and leverage works quietly against you.

Matt Nunn · 9 min read

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What it covers

  • What borrowing does to a current-income return, both ways
  • The property's unlevered yield against the loan's debt-service constant
  • Why the comparison, not the rate, sets the direction
  • The canonical deal, where leverage is working against the owner
The curriculum

The guides, in dependency order.

Qualifying comes first, because it decides what is available at all. Then what the money costs and what you have to keep in reserve, then the routes to cheaper money or to equity already in a property, then what actually limits the pace of a portfolio.

  1. How a lender sees the deal

    Before structure or price: what income the property contributes toward qualifying, and which underwriting box you are in.

  2. What it costs, and what you have to hold

    Pricing and reserves are two separate constraints, and the one that is not about your rate is usually the one that binds first.

  3. Cheaper money, and what it is attached to

    Three routes to better terms or to equity you already have. Each one has something real on the other side of it.

  4. Growing, and staying inside the lines

    What sets the pace of a portfolio, and the one line here that is not a trade-off to weigh.

Decision guides

When there is a real choice.

Four judgement calls, and one of them is whether to borrow at all. None of them is answered by the rate sheet; each weighs the loan against the deal, your liquidity and how long you intend to hold.

  1. Decision

    Pay Cash or Finance?

    Two hurdles the money has to clear, weighed against the deal's yield, the cost of the loan and your liquidity. "Always leverage" and "always pay cash" are slogans.

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  2. Decision

    Which Loan Structure Fits?

    Fixed or adjustable, 15 or 30 or 40 years, amortizing or interest-only, prepayment penalty or not. The right shape fits the hold, not the smallest payment.

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  3. Decision

    Should I Refinance?

    A refinance is a new loan, not an adjustment to the old one. "The payment went down" and "this saves me money" are different claims.

    Read the guide →
  4. Decision

    When to Avoid More Debt

    Four signals that mean stop and five that mean proceed carefully — and why declining debt is a position rather than a failure to act.

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