Does this lending product exist?

[Richard Helppie-Schmieder]

Looking for 80% LTV for a fix and flip then rolled into a DSCR or a fix and rent.

Deal points:

Purchase: $308,000
Rehab: $160,000
ARV: $499,000

We are adding an ADU to the back of the property. We have done this 5 times already and this would be the 6th one. Looking for 80% leverage on LTV to be out of pocket $68,000 and long-term holding rates in the 6-7%. Currently we have executed on this with commercial loans with local banks, but that is not the route we want to continue due to higher down payments ($100,000+) and higher interest rates at WSJ Prime +1 (sometimes +.5).

Are there any loan options out there I am missing to keep out of pockets costs under 100k? If you are a lender in the Dallas area I can meet up with you personally.

Thanks,
Richard

[AJ Exner]

With that type of experience, I might target a fix/flip or HML that has experience triggers keeping your costs low and maybe even something like deferred interest payments or bundled fees. I've got a group that I use with my clients that might be able to help out.

I think your bigger issue is the margins on something like that. I'm seeing a cost basis at ~$470k and an ARV at $499k doesn't leave you much margin on a refinance. Are you underestimating your ARV or potentially overpaying for it?