All Forum Posts by: Deborah Wodell

Brokers and consultants usually build their lender network over time through a mix of industry events, referrals, online platforms, and by working directly with lenders on past deals. Many also join investor groups, attend conferences, or subscribe to lending databases. The key is vetting those lenders and understanding what types of deals they prefer (e.g., fix & flips, buy & hold, new construction, etc.).

If you're just getting started, connecting with an experienced broker who already has those relationships can save you a ton of time and help you find better terms tailored to your deal.

As a lender, we typically see more investors choosing the 30-year fixed because of the lower monthly payment and stronger cash flow—it just gives you more room to breathe, especially if you’re planning to build a portfolio. While the 15-year fixed builds equity faster and has lower overall interest paid, it can tie up too much of your monthly budget, which limits flexibility. Paying extra on a 30-year is a smart hybrid approach—it gives you the option to accelerate payoff without the pressure. Ultimately, it depends on your long-term goals and how important monthly cash flow is to your strategy.

Hey John — you're in a solid position, but I'd be cautious about pulling equity based on an inflated appraisal. If the true market value is closer to $400K–$425K, refinancing at $600K could put you upside down later and kill your cash flow. A better option might be to refi or get a HELOC based on a conservative value, so the property still cash flows or at least breaks even. You could then use some of that equity for another deal with better returns. Just be sure not to overleverage — the long game matters most.

Can help you out on this! There are lots of lender who can lend in that State. 

Hi Kelly! I can help you. Let's discuss more on it! 

Good question—and props to you for thinking through your numbers early on!

As both an investor and someone who works with flippers on funding, I’d say it’s smart to not rely solely on a target % of ARV like 70% or 85%. That benchmark can be a good starting point, but every deal is different—and local comps, rehab scope, holding costs, and even your timeline can shift those numbers quickly.

Instead, focus on whether the deal actually works when you run the full numbers:

• Purchase price
• Rehab cost (plus a buffer for overruns)
• Holding & financing costs
• After-repair value based on real sold comps—not just active listings
• Your desired profit margin

Sometimes a deal at 80-85% ARV works if the rehab is light and your resale is solid. Other times, even 70% isn't low enough if the area is soft or you're holding longer than expected.

The key: don’t let a percentage be your only filter—make sure the full math makes sense for that property. Happy to chat if you ever want to run numbers together.

Really solid comparison, Virgil. As someone who works with both new and experienced investors, I’ve seen how each approach plays out in real-world flips.

Hard money is great for speed and leverage—especially when there’s a solid deal but limited liquidity. But I always remind borrowers that it only works if the exit is clear and the numbers are tight. Holding costs can eat into profits fast if the project drags.

On the flip side, business credit stacking is powerful when used strategically—especially for funding rehab or covering gaps. But it’s not free money. You’ve got to manage utilization and plan your exit, or those balances can become a burden once the 0% promo ends.

In some cases, I've seen investors combine both—using credit lines for upfront costs, then refinancing into hard money or a DSCR loan once rehab is underway.

I’ve had quite a few new investors come in lately asking about 100% financing through hard money — meaning no money down, with both the purchase and rehab fully covered by the lender.

From what I’ve seen, that’s pretty rare unless there’s some creative structuring involved.

I know it can sometimes be done through JV partnerships, seller financing in second position, or gap funding — but even then, it's usually based on the deal's strength, experience, and having the right connections.

For those of you who’ve been in the game a while — have you seen a true 100% financing deal happen for a new investor? If so, how was it structured?

Curious how you all explain this to beginners who are eager to jump in but don’t have much capital yet. Would love to hear your insights, advice, or even deal examples!

Has it been rented before? This can be done through a cash out refi if you own the property already. 

a lender should not take that long to respond. A portfolio should be easy to handle.