Last Updated on January 20, 2022

Where Can You Buy Mortgage Bank Notes? {2022 Master Guide}


Mortgage Bank Notes

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Mortgage bank notes are a popular trend in real estate investing that gives income streams to real estate investors. By investing in real estate without becoming a landlord or having to buy or sell houses, the risk is lower for mortgage note investors than traditional real estate investors. 

There is not much information online about mortgage notes, but this comprehensive guide should give you a brief introduction or refresher on how and where to buy mortgage notes. As a disclaimer, this article is not financial advice, so please seek out the advice of a real estate or financial expert before making any major investing decisions. 


What is a mortgage bank note?


A mortgage bank note is a document signed at the end of a home closing, an agreement between the borrower and a lender. A mortgage note is a document of collateral, how a borrower says they want to repay a loan.

It is a consistent way of making money on a property without having to become a landlord. It allows a new or experienced investor to invest without a significant time investment. A good mortgage note provides easy passive income for a buyer.

A mortgage note isn’t buying the home. It’s buying the debt that still needs to be paid on the property and the interest it accrues. It is essentially an investor playing the role of the bank.

The mortgage note is also a legal, binding document between a borrower and a lender. Several terms of the mortgage note are included. These terms include the amount of the mortgage loan, the down payment amount, whether monthly or bi-monthly payments are required, and the terms of the mortgage interest rate.

Investing in mortgage notes means you don’t own the property, but rather become the new creditor of the homeowner. As such, mortgage notes can be held until maturity or resold in another market.

According to Rocket Mortgage, a mortgage note often comes with a promissory note, which shows the terms of giving back to the lender. The promissory note gives details like interest rate but also tells what happens if a borrower doesn’t repay the loan. It gives the terms and details of paying the loan back to a lending institution. 

It is usually a best practice to get an attorney to read through the mortgage note to protect you as a lender as much as possible. 

It is also important to understand the perspective of lenders. Lenders look for as risk-free of investments as possible and will seek out safe real estate investors. The only way to lose money on a mortgage note is if a borrower defaults on a loan. Another way a note holder can lose money is if a borrower prepays their mortgage, because the borrower would not be paying interest on their mortgage. 

To make money from note investing, it is essential to find quality mortgage notes. It’s important to differentiate between which mortgage notes you want to buy, whether it’s performing notes or non-performing mortgage notes.

According to Garnaco, the difference between non-performing notes and performing notes is whether the borrower has defaulted on payments — a non-performing note means a borrower has defaulted on payments, but a performing note means a borrower has not defaulted on payments.

There are two other forms of mortgage bank notes, including a sub-performing note and a non-conforming note. DistressedPro says a sub-performing note is a note that hasn’t been repaid but is not yet non-performing and a non-conforming note is a note with unconventional terms, usually insured by a government program.

After the 2008 financial crisis, buying and selling non-performing mortgage notes became very popular for financial institutions and lenders. 

Where Can You Buy Mortgage Bank Notes? {2022 Master Guide}

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What are the components of a mortgage note?


A mortgage note can be categorized in multiple fashions. They can be categorized by the type of mortgage loan, lien position, performance, and asset class.

The type of mortgage loan refers to the various subcategories of mortgage loans, which can be a private loan or institutional loan. A loan can also be secured or unsecured, meaning whether there’s an asset tied to a loan or not. 

If a loan is secured, and the borrower stops paying the loan, the owner of the note can collect on the asset (the property). The difference between an institutional loan and a private loan is how regulated the process is.

A lien is the right to take ownership of real estate, especially if a borrower defaults on a loan. The lien position tells which lender gets paid first on the property. Mortgages that have the first position are the best claim on a property. A lien can also be second position or third position, which is lower in a payment hierarchy to a first position lien. So if a home is foreclosed, the first mortgage may get paid off, but a second mortgage would not get paid off.

Sometimes, however, other liens will take precedence over first position liens. This happens when the title gives information about a pre-existing lien position and priority taking precedence. Garnaco stresses the importance of checking the title of a lien for all private lending investment. 

There are also involuntary liens that might take priority over first position liens. These include judgement liens where the borrower loses a court case and the winner has a lien against the property, a mechanic’s lien when a homeowner fails to pay a contractor, HOA liens when the owner has failed to the HOA, IRS liens if the homeowner does not pay back taxes, property tax liens, and child support liens for court ordered child support. All can take priority over the first position lien, especially property tax liens, which take priority over all liens.

To understand lien priority, we can use an example. Assuming there are no other involuntary liens on the property, assuming a homeowner takes a first mortgage of 200,000, and then a second mortgage of $30,000, the lender for the first mortgage will always be paid from any debts collected before the lender for the second mortgage. The lender for the first mortgage has lien priority over the lender for the second priority. 

The loan performance is the payment history of a mortgage note. As previously noted, a “performing” note is if the borrower has never missed a payment and paid their mortgage on time. If a borrower stops paying their mortgage, the note becomes “non-performing” after a payment is 90 or more days late. Otherwise, notes that are 30 days late to 60 days late qualify as “sub-performing.”

The asset class of a mortgage home is the kind of real estate the mortgage is on. This can include single-family home, small multi-unit homes, apartment complexes, or townhouses. Million Acres notes mortgage notes are usually just categorized into residential or commercial mortgage notes.

A note buyer also has to look at the amortization of a mortgage. Amortization is the process of looking at the book value of a loan and writing down the value of it. In note buying, it refers to how loan principal and interest are repaid. 

An amortized loan means a borrower is paying off some principal loan amount, and some interest every month. An amortized note has interest recalculated every month based on the ending balance of the previous note. Less interest is due each month as the balance goes down, so the return on investment of an amortized note is less than that of a regular note, and careful calculations involving the amortization will give more accurate returns on investment. 

By contrast, interest-only loans have the same interest rate throughout the mortgage, and the principal balance remains the same until the note is matured. The ROI of a $100,000 note that has an interest rate of 8% will have an annualized return on investment of 8%. 

Of course, both amortized and interest-only loans have their respective advantages, but it’s important to be careful particularly for amortized loans.s

From a bank perspective, banks sell mortgage notes to sell those loans in another market. They may sell non-performing or performing notes and sometimes will use non-performing notes to avoid foreclosure and avoid legal costs. Banks lack the flexibility other private investors have.

One advantage of buying a non-performing note is they often can be negotiated at a discount lower than market value or the unpaid balance. After all, by buying a non-performing note, you are taking a risk and liability off a bank or a lender. While non-performing notes might be bad for income and cash flow, they are quick ways to acquire real estate — as an investor, you possess the property once a tenant defaults, and can make the property into a rental or fix and flip deal.

This is why buying a non-performing mortgage note is significantly riskier than a performing mortgage note. But buying a non-performing mortgage note also gives the investor a greater locus of control. An investor can change the terms of the mortgage by reducing the interest rate or reducing the monthly payment of a loan. An investor can also help a borrower who has defaulted make good on their loan.

Since buying mortgage notes has become a more popular investment, prices have risen in the past several years.


The process of buying a mortgage note


Steve Byrne at Forbes stresses the risk tolerance of an investor in determining whether to buy a mortgage note or not. A potential investor needs to look for whether they plan on flipping or holding onto a mortgage note. There are low-risk mortgage notes that provide a high certainty of income and a stable income. There are high-risk mortgage notes which might trade at a significant discount and give lower lien priority.

Someone looking for a low-risk passive income note, for example, should look for performing mortgage notes with a first position lien. However, someone buying a mortgage note from a bank can see huge returns on time and money but will need more flexibility in strategy.

A buyer has to be extremely selective when seeing where to buy a mortgage note and which note to buy. The market for mortgage notes is very unregulated and can have many price inefficiencies, according to Byrne. Buying in a secondary market with private seller’s means it’s a “seller’s market,” and it can be difficult for even the most experienced of investors to find an appealing deal.

Banks often give great mortgage bank notes to unload “bad debt” and unload their mortgage notes to buyers. To give more mortgages to other potential homeowners, banks may unload more notes. Banks still see mortgage notes as a risk for note purchasers but will make the correct business decision regardless.

Next, Byrne emphasizes the importance of looking at a mortgage note “tape,” which gives essential information for each mortgage note’s investment value. It is a data sheet that allows each note purchaser to make the decision of whether or not to buy a mortgage note. A mortgage note buyer should also skip the customer service process for a company. Byrne urges positioning of a note buyer in front of the decision-makers of a bank or company, and a real estate investment plan shows a company or bank that you’re serious about buying a mortgage note.

After looking at the tape and getting yourself in front of decision-makers, it is essential to determine a bid price. A final price is often an in-between of the offer price of a mortgage note and the bid price of a buyer. A borrower’s credit influences the bid price, as does the borrower’s performance and remaining number of payments. Seeking out an institutional note in a bank has significant differences from seeking out a mortgage note from a company.

Always seek the advice of a qualified attorney when trying to buy a real estate note as an investment. The attorney can look at the terms of a promissory note, which should include details like interest rate (before and after a borrower possibly defaults), the monthly payment, loan term, origination date. An attorney will also look at various waiver clauses, like notice, demand, notice of intent to accelerate, and notice of acceleration.

The state you’re trying to buy the note is also a factor, since each state has different real estate laws. 

Another essential part of buying a mortgage note is vetting the borrower. The borrower is an essential part of a note buying process, and as a note buyer, you should do your due diligence to be aware of the borrower’s credit score, credit history, income, and payment history. The note buyer should be aware of what was borrowed, the interest rate of the loan, the timeline of repayment, and the terms of a default. 

In particular, real estate advisor Greg Forest says investors can have a good gauge of a borrower’s payment history after two to three years of a mortgage. Most mortgage note buyers will purchase a note after this term. Many people move every five to seven years so after two years, Forest says that’s a good time point to jump in because you know you will get consistent payments from a performing note for usually three to five more years.


Metrics for note investing


In real estate, the term that refers to how long a borrower has been making payments on a note is seasoning. A more “well-seasoned” note is more attractive because of the security of already credible payment history. 

For non-performing notes, it’s essential for an investor to look carefully and vet the owner even more, to see if the note buyer can get the borrower back on their feet or control the property if it forecloses. 

A note investor has to take two real estate metrics into consideration: Loan to Value ratio (LTV) and Investment to Value ratio (ITV). LTV is the face value of a loan compared to the property value.

A lower LTV is better for mitigating risk. The ITV is the purchase price of the mortgage note compared to the collateral property value.

For example, a house worth $200,000 may have an outstanding mortgage note balance of $100,000, which would give it a 50% LTV. Buying the note for $75,000 would lead to a 37.5%. David Garner at Garnaco suggests each investor look at LTV and ITV ratios of 65% or lower. This way, a note investor can recover most of the loan in case the property is foreclosed.

There is also the term of the mortgage, which is the amount of time before the balance on a note is due. Maturity gives the actual due date of a mortgage. For mortgage note investors, a shorter term is better than a longer-term, so a 15-year mortgage is preferable to a 30-year mortgage. 

Borrower quality is a term that refers to the ability of the borrower to pay off a loan. A credit score is an obvious indicator of the borrower’s ability, but also knowing the borrower’s debt to income ratio is essential. 

If the borrower uses the property as a rental, rental income and debt repayments are also essential to know. Garnaco uses the DSCR, otherwise known as the debt service coverage ratio, to assess the risk of a note for a rental property. Typically, the higher DSCRs are associated with higher risks, which means as a note investor, you should avoid rental properties with higher DSCRs.


Buying mortgage notes from banks


Mortgage Bank Notes1

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As advantageous as buying mortgage notes from a bank is, there’s a reason why not everyone does it: it’s difficult. Buying mortgage notes from banks requires a significant time and effort investment, especially for non-performing notes banks are trying to unload.

Garnaco emphasizes the importance of a human relationship with the seller to secure mortgage notes with a bank. This relationship helps secure non performing notes.

Banks do not list non-performing mortgage notes online, so sellers at banks will only sell when it’s clear the note buyer knows what they’re doing. A mortgage note from the bank has to comply with the Dodd-Frank Act and the Bureau of Consumer Financial Protection regulations. Banks also tend to sell non-performing mortgage notes in bulk, so if you buy from a bank, you usually need to dig deep into your finances.

BankProspector is one tool that shows which banks are selling mortgage notes. The tool has over 5,000 banks on its database and gives contact information for the decision maker.

The process of buying a performing mortgage note


Performing notes are generally more expensive than non-performing notes. They are usually not sold at a discount (at least compared to non-performing notes) and often not sold by banks. Buying performing notes are usually done through private investors.

The negotiation of a performing note is complicated, but usually results from looking at how much of the mortgage still needs to be paid off. Sometimes, performing notes are called “clipping coupons” because the investor is paid regularly with modest payments, and there is little unpredictability with performing mortgage notes.

Performing notes are a secure and reliable form of income, and an investor generally knows what they’re getting themselves into. Payment is received according to payment schedule, term, and interest rate.

The process of buying a non-performing mortgage note


In the past, banks would foreclose homes where the borrower defaulted on their loans. Now, banks would rather sell these non-performing notes. Again, buyers can fix and flip homes or hold them long-term using non-performing loans.

The process for buying non-performing notes from banks is already well-documented. It is extremely difficult to buy non-performing notes from banks because banks often try to unload their notes in bulk.

However, the process for buying the notes from private lenders is a bit more accessible. Hedge funds and servicers will break off non-performing loans and sell them to individual investors. Many individual sellers might want cash now than later, so non-performing mortgage notes can be heavily negotiated at discounted prices. Buying a mortgage note at a discount will lead to a higher rate of return than normal interest rate of a note.

If you buy a non-performing note, you can have more flexibility on the loan and work with the homeowner to make passive income.

In real estate, and especially for a non-performing mortgage note, if you would not own the property, you shouldn’t buy the note. The property is always the collateral on a non-performing note. 

Several factors help you find out whether you should or should not buy a non-performing note, including the value of a property in its current condition, liens that might affect the position, unpaid taxes, annual taxes, the payment history of the note, and the borrower’s credit score.


How to make money with a mortgage note


Making money using mortgage notes seems simple. You collect money on passive income. It seems like a monthly income that has a high yield of return. But it’s only this simple for a stable, performing note. 

According to David Garner at Garnaco, dealing with borrowers who have defaulted on their loans in non-performing notes can be stressful. But there are a variety of ways to make money to make non-performing notes. A new lender can modify the terms of the note and help the borrower get back on their feet and start paying again, by adjusting the interest rate or adjusting other factors with the loan. 

A new lender can also foreclose the loan and sell the real estate. After buying the non-performing note at a significant discount from investors and lenders seeking to avoid foreclosure proceedings, it’s possible to make a significant profit from selling the real estate of the mortgage note. 

Besides non-performing notes eventually helping investors own real estate, a note investor can sell payment portions to a third party. In some cases, they can turn non-performing notes to performing notes — this is called a re-performing note.

Overall, investing in real estate notes is less risky than real estate investing.

Currently, the market for investing in real estate notes has skyrocketed amidst rising delinquency rates of mortgage loans during the COVID-19 pandemic. In 2021, the Mortgage Brokers Association said 2.5 million borrowers have non-performing mortgage notes, being more than 90 days overdue on loans. 

Also, a borrower being more than 90 days late on a loan usually does not have a terrific history of re-paying the loan, and most loans over 90 days late would end up as foreclosures. During the 2008 financial crisis, many investors bought bad debt and made money from foreclosed real estate, that was later sold at a significant profit. 

David Garner says that makes the pandemic a good time in particular to invest in real estate, as low interest rates and federal stimulus dollars make housing prices more expensive.


The costs and risks of owning a mortgage note


Certain kinds of mortgage notes are riskier than others, including non-performing notes or 2nd or 3rd position liens. Still, mortgage notes in general are significantly less risky and less expensive than rental properties, and hence a better option for new investors.

Servicing a housing loan is one expense. Millionacres states most people hire a third-party servicing company to handle the loan, keep records of payment history, and collect payments for the loan. a servicing company is mutually beneficial to both the borrower and the lender, showing balance, statements, interest, and principal. 

Servicing a loan yourself is challenging in a heavily regulated market and can be risky, which is why Liz Brumer at Millionacres and other real estate experts suggest hiring third part companies in servicing loans. Servicing companies can also pursue late payments, which is a hassle if you were to service a loan by yourself 

With non-performing notes, legal fees associated with regaining a title and maintaining a property can also be costly when a borrower defaults on a loan. 

All these factors must be accounted for when an investor buys a mortgage note. 

Also, buying mortgage notes is very contingent on the borrower and the borrower’s income, pay history, and credit history. A borrower undergoing financial instability and without a good pay history has a greater risk of re-paying a loan. 

Many investors may not be able to see the condition of a home or talk to a borrower before buying a note. Brumer suggests being safe rather than sorry to minimize risk: “assume the property is in terrible condition.” It’s better to be pleasantly surprised than disappointed. It’s also best to negotiate the biggest discount possible before buying a mortgage note. 

If a borrower defaults on their mortgage, Ashley Kilroy at Rocket Mortgage notes if a borrower defaults on a loan, the investor can begin foreclosure proceedings, but this can lead to legal costs for the note holder. As such, a foreclosure is not in the best interest of the borrower and the lender, given how much defaulting on a loan and foreclosure affects a borrower’s credit score. A foreclosure is also risky to a note holder who has a 2nd position lien, because the investor might not get any money if the property is sold.

If a borrower pays off their mortgage in full, the note is then given to the borrower. A real estate investor can also have a new note if a borrower refinances their mortgage. With prepayments, an investor may lose out on money from interest payments. 

A change to who owns the mortgage note is obviously a risk to the borrower. This means the new note holder can change the interest rate or other details of a mortgage. 

Another risk is the mortgage note industry is not very regulated at the moment, which means you can sometimes buy a mortgage note without the knowledge or permission of the borrower. There can sometimes be confusion with the borrower or property owner paying you because of poor communication as a result. 

As such, doing your research on a note before buying it is essential, so you can communicate with the borrower, be aware of their situation, and cover yourself by keeping a copy of the original note with all amendments to the note. You have to know information about your lien information and take a careful look at the title of a note. 


Strategies of mortgage note investing


As a note investor, there are several common strategies often used by private investors for investing in mortgage notes. 

One of these strategies is flipping notes. An investor flipping notes is a common strategy of note brokers and hedge funds — they buy notes in bulk directly from lenders, and then resell the notes to investors for a profit. It takes a while to be able to flip notes, as David Garner at Garnaco says buying tapes of notes from lenders requires long-term relationships with sellers. 

Often, note flipping is reserved for more experienced and veteran note investors.

Another way to invest in mortgage notes is by rehabbing notes. This means real estate investors change the terms on a note, and can often try to change a non-performing note to a re-performing note. This is a rewarding method of mortgage note investing because it can help a borrower get back on their feet in terms of paying their mortgage and not defaulting on loans.

For rehabbing notes, the strategy involves changing the terms of the loan in collaboration with the borrower. This can be a very exhaustive process, and some borrowers who have defaulted on their loans may be difficult to contact or negotiate with due to their financial situation. It is important to be know your borrower when trying to rehab a note, and be selective in which notes you choose to rehab. 

In addition, there are strict regulations in the United States surrounding loans and borrowers, and rehabbing notes runs the risk of breaking the law. This is another difficult form of note investing, but can be very profitable and rewarding. 

After rehabbing a loan, a note investor can either resell or hold the note. Reselling the note allows making a greater profit while holding a note builds long-term passive income and expands someone’s investing portfolio.

Another strategy of mortgage note investing, if rehabbing a note does not work out and you cannot come to an agreement with the borrower, is owning the real estate. To own the real estate, the most popular option is foreclosing a loan, which as previously detailed, can be very expensive and exhaustive, especially in the United States. 

Other ways to own the real estate include taking a Deed in Lieu or working with the borrower to agree to a sale. Both options include getting out of the note investment and a substantial investment of resources. 

The safest strategy of note investing is buying performing notes. While performing notes are more expensive and not as discounted as non-performing notes, they are safe and low maintenance. You can build passive income over a long period of time, especially with more quality performing notes. You can find performing notes with platforms, lenders, note brokers, and hedge funds all over the Internet, and doing the research and consulting with experts can help you find the best fit for a performing note near you.

Seller-financed loans are another way to make money from note investing. A seller-financed loan is made when an owner sells real estate and loans some of the funds to the buyer. The buyer pays a deposit, and the seller carried a note with monthly payments from a buyer. These notes help people become homeowners, especially if they do not qualify for traditional bank loan.Essentially, the note holder becomes a private lender who tries to pair with a good borrower who will pay their mortgage reliably. 

Becoming a private lender is another note investing strategy that allows you to obtain a mortgage. Making your own mortgage notes that pay a lot of interest is another strategy of veteran and experienced note investors, but selling these notes to other real estate investors or borrowers can be very profitable. Again, this strategy includes knowing your borrower and having realistic expectations for how the borrower will re-pay the loan. 

David Garner at Garnaco suggests being very careful and doing your homework, especially on non-performing loans.

“There are lots of companies out there selling non-performing notes. Sadly, many of these are just investors selling the trash they don’t want to new investors that don’t know any better,” Garner says.

Online platforms and lenders that give mortgage bank notes


If securing a mortgage note from a bank is not a current possibility, like it isn’t for most new investors, most have to look for mortgage notes for sale online from private lenders. New investors often have to pay retail prices for mortgage notes and buy individual notes.

Here is a list of online companies that offer mortgage notes:

Hard Money Lenders IO


Here at Hard Money Lenders IO, we offer mortgage notes for sale constantly for you to buy. Our mortgage notes are investment deals that we’re ready to help and willing to give you a pre-qualification on the very same day you submit your information.

Like other platforms, Hard Money Lenders IO allows the modern and digital buying and selling of mortgage notes in a fast-growing market place. We list both performing and non-performing mortgage notes, as well as notes of different loan priorities.

You can apply now to see our investing deals. If the investing deals are not a good fit for you, we also offer hard money loans to help you finance your note purchase. Hard money lenders are professionals who can give loans for renovations, but also for notes. Hard money investors like us can use our own capital and investor money to give you the money to secure a promising note. 




Paperstac is a platform that allows modern buying and selling of mortgage notes online. It’s a fast-growing note marketplace that takes note trading in a fully digitized manner. The website allows the viewing of assets for sale,

It lists both performing and non-performing notes. It lists the lien priority and the price of the mortgage note. Paperstac allows any person to buy and sell mortgage notes and see mortgage notes listed. Listing a mortgage note for sale is free, and the platform makes money by charging 1% for successful sales.

Garnaco recommends Paperstac as a website for someone buying their first mortgage note. Paperstac’s dashboard and checklist guides a buyer through the process, and Garnaco notes it “essentially holds your hand right the way through your purchase.”



Garnaco also has an investor portal that partners with private lenders who want to buy mortgage notes. All of Garnaco’s notes are performing notes, which makes the site incredibly appealing to first-time note investors. 

The website also has a priority investor email list, where it sends out details of new lending opportunities and performing notes for sales. Each Thursday, potential investors will get a list of new mortgage notes to keep up to date with deals.


Crowdfunding websites


Crowdfunding is when several investors put in small amounts of capital for financial investment. In the case of note investing, crowdfunding is one way for many people who do not want to commit substantial time, effort, and money into mortgage notes to get one. 

The Crowdfund Act in 2015, which allowed companies to use crowdfunding to issue securities, according to Garnaco, was a game-changer in the real estate industry. Crowdfunding websites allow an investor to give a small investment into real estate, and particularly real estate notes. 

These note funds allow the experts and professionals to invest while you are removed from the process. A fund manager uses the money to invest in mortgage notes, and the process is much more hands-off than the work of buying your own mortgage notes. Mortgage note funds are often run by accredited investors, and it is essential to do your research on a fund before contributing to it. 

Some crowdfunding websites include Peer Street, Patch of Land, and Fundrise.


Note brokers


A note broker is someone who buys mortgage notes from banks and other large institutions, then keeps some while selling other mortgage notes. Note brokers offer many different notes, including re-performing notes, or non-performing notes that have not worked out. 

Some notable note brokers include Paper Assets Capital, Fusion Notes, and Noteology

How to get started with mortgage note investing


Mortgage note investing is often seen as more accessible than traditional real estate investing, but there is still a barrier of entry in terms of time, energy and resources. Investing with banks is difficult due to banks often selling their non-performing notes in bulk. 

But for new and individual note buyers, there are other options like private lenders, note buyers, and online platforms. It’s important to assess your goals and your personal risk tolerance, and continue to educate yourself on note investing before making your first note investment. Mortgage notes may help you secure a reliable, consistent income stream, or they can help you secure real estate for cheap. Buying them is an accessible means of investing in real estate, but it’s important to consult with experts and do your research. 

Consulting with a real estate expert here at Hard Money Lenders IO for a note you want to buy will get you started as a new investor in mortgage notes. Contact us now for a consultation or for a hard money loan to buy your first note.

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