All Forum Posts by: Deborah Wodell

Yes! We still get those! With a good fico and enough exp, you can get some good terms. Just recently quoted a 90% LTC with 9% interest. So def possible. 

With rates up and rehab costs eating into the margins, curious how others are adjusting. A lot of people used to be cool with $30–40K net, but now some won’t touch a deal unless it clears $50K or more.

The 70% rule is still a solid baseline, but deals that actually fit that and still leave room for profit are getting harder to find.

What’s your cutoff these days? What’s the least you’d be okay making on a flip for it to still feel worth the time and effort?

Drop your thoughts. Always good to hear how others are navigating this market.

Hey Lexi! I really admire your hustle and the attention to detail in your flips — sounds like you’ve built a great track record and clearly know how to execute.

That said, I just wanted to be upfront — most private lenders (especially those funding in 1st position) typically look for some borrower skin in the game. It’s not so much about trust as it is about risk management and alignment.

Also, asking for 100% financing with no formal application, especially on a $319K ask, can be a tough sell even with experience — particularly in today’s tighter lending environment.

If you're flexible on terms or open to some kind of shared structure (or even a JV route), you may get better traction. But if you're open to exploring hard or private money options, I'd be happy to take a look. For a flip, most lenders typically prefer to see at least 10% down, with them covering the rest of the purchase and the rehab too.

Hey Ricardo — welcome to the game!

You're off to a strong start, especially with your construction background (huge plus for flips). For Detroit, focus on neighborhoods like Grandmont-Rosedale, East English Village, and Bagley — they’ve got solid comps and steady investor activity. Be cautious in areas with high vacancy or low owner-occupancy rates unless you’re getting in super low and can handle the risk.

A few quick tips:

• Run your numbers conservatively — always build in extra for rehab and holding costs.

• Don’t skip title work — Detroit has a history of tangled titles, so use a solid title company.

• Network like crazy — talk to local wholesalers, join meetups, and ask other investors who they trust.

• Walk before you run — don’t over-leverage on your first deal.

I’d love to hear from other lenders and brokers on this...

How do you handle it when a borrower brings you a deal that looks solid on paper—strong ARV, low purchase price, great location—but they've got:

🔻 Credit in the low 500s
🔻 Zero reserves or liquidity
🔻 And no real track record

Do you consider the deal itself and try to structure something creative? Or is that usually where the conversation ends?

I know we all want to help people get started—but also have to protect the capital. Just curious how others walk that line.

Would love to hear your thoughts, insights, or stories (good or bad).

There are lots of programs now for foreign nationals, most DSCR lenders typically offer up to 65%–70% LTV, meaning you’d need around 30%–35% down, sometimes more depending on the deal, property type, and market.

Some lenders may go lower on LTV if credit, reserves, or documentation is limited. But if you can show strong reserves or use a U.S. LLC with solid cash flow, you might get more flexibility.

Rehab Loans only are possible for this. 

Hey Maurice, thanks for sharing! You're not alone—DTI limits with traditional banks can be a roadblock, even with strong cash-flowing rentals.

A few ideas to consider:
• Look into portfolio lenders or private lenders who underwrite based on asset performance, not personal income.
• Some DSCR lenders will allow cross-collateralization or seller carrybacks to reduce your cash outlay.
• You might also explore bridge financing or short-term solutions while you stabilize rents or increase income.

You’re in a good position with great credit and cash flow—just might need a more creative approach than conventional banks allow.

Hey Charles, I saw your post and totally get what you're saying. It's a tough choice between getting a few cash-flowing rentals or doing a BRRRR to try and stretch your money.

One thing to think about — if you go with the BRRRR route, you can use hard or private money upfront so your own cash isn't fully tied up. That way, after the rehab and refi, you may still have funds left to jump into another deal sooner.

But if steady income feels more secure right now, picking up 2–3 rentals could be a great start, even if it slows your pace a bit.

Either way, you’re thinking about it the right way — just depends on your timeline and comfort with taking on a project vs. buying something ready to go.

Hope that helps a bit!

Hey John — sounds like you’ve got a solid deal with great upside, even if things feel slow right now. With those numbers, I’d say you're still in a strong position — just need to adjust the process to match your long-term goals.

A few thoughts based on what you shared:

Your trades are skilled but stretched. That’s common with lower hourly rates — good work but limited availability. At this point, it might be worth pulling in a second crew for specific tasks (drywall, flooring, windows) so your core team can stay focused on plumbing/electrical.

Think like a GC. You’ve already taken on demo, materials, and design — now’s the time to level up into a true project manager role. Break the scope into manageable parts and delegate. If you're learning to tile, maybe knock out one bathroom yourself and hire out the rest. Time is your most valuable asset.

Offer completion bonuses. If your current guys are juggling multiple jobs, a modest bonus for finishing by a certain deadline can go a long way. That $500–$1k incentive could speed things up more than you think.

Don't let one slow project delay your next move. If even 1 or 2 units can be finished and rented soon, it’ll relieve some pressure and bring in cash flow — which gives you more freedom to look ahead.

You’re doing a lot right: great numbers, hands-on involvement, solid vision. It’s just time to transition from “doing the work” to running the project. That shift is what will free you up to BRRRR more properties without burning out.

Keep going — this one's worth finishing strong. 💪