Are there ways to cut your current costs?
Now for the uncomfortable part. Ask a friend (or that grumpy uncle who claims to know everything about business) to review your vacation rental operation for unnecessary expenses. Maybe that printed guidebook is not a good idea because of the costs of maintaining and constantly updating it (go digital!). Or do you really need to provide 3 kinds of laundry detergent? What about the cleaning fee you’re not charging guests? Maybe you could consolidate your various management tools into one powerful management platform. Moving to a PMS can simultaneously cut your costs and increase your monthly income.
If you can successfully trim the fat off your expenses, it’ll do two things:
- Shorten the time it takes to save up for that next property. At the very least, the extra cash flow will help pay for decorating, marketing, and upgrading your next vacation rental.
- Make it a no-brainer for a lender to finance a future vacation rental property. You want to show that you’re running a lean and profitable operation, not just a business you fell into haphazardly.
Then ask yourself, can you finance the expansion on your own?
If you have cash lying around in your checking account to help fund your next vacation rental, that’s always your best option! After all, why pay a lender interest? But before you draw from your savings, make sure you’re not losing out on other opportunity costs.
To make sure you have all of your ducks in a row, meet with a mortgage expert, financial planner, certified public accountant, and/or a real estate expert who is also familiar with the location of your rental. This can help you gain insight into your finances and options. From there, you can understand the best route for financing your vacation rental.
As with any business, you need a financial buffer in case of emergencies. There’s a rule of thumb for vacation rentals. Generally speaking, you want to keep six months of operating expenses in cash. If anything happens (to the property or even yourself), you aren’t forced to make poor financial decisions under pressure. It’ll also reduce the stress of making the next vacation rental profitable right from the start. Don’t forget that new vacation rentals take time to attract guests consistently – the property doesn’t yet have high star ratings or positive reviews.
Family support
If you cannot finance your property on your own, you could consider a loan from your spouse, a family member, or a friend. This type of assistance is called “patient capital” by investors and bankers since the money is repaid as your business profits grow. However, when asking for assistance from friends and family, be sure that you do not compromise relationships for profit. Quite simply: it’s not worth it.
Whatever you do, avoid personal credit cards
If you have credit cards with high credit limits handy, financing your growth with your credit card might be a viable option if you can pay it down quickly. Otherwise, you will be charged monthly, with compounding interest that will build up quickly.
But here’s the problem. The only time it would be worth incurring 20% interest for an investment would be in an ultra-hot vacation rental market where properties are cheap, and income potential is high. Sounds too good to be true, doesn’t it? That’s because it is. On $300,000 of principal, we’re talking $60,000 of annual interest. So unless your vacation home is earning $60,000 plus operating expenses (cleaning, management fees, repairs) and then some to pay off principal, you’re unlikely to be successful financing your vacation rental with credit cards. Not to mention that in some areas, you can’t use personal credit like that.
Consider lines of credit if you have cash on hand
This option may vary depending on your bank and your lending capacity. But if you already have cash available from savings, you could avoid approaching financing companies altogether. Just run the numbers and make sure your market research is bulletproof: you’re assuming all the risk with this option.