All Forum Posts by: Frank Pyle

Have an old 401(k) or IRA and want to invest in real estate? A ROBS (Rollover as Business Start-up) plan lets you access those funds without early withdrawal penalties or taxes.

Here’s how it works:

1. Set up a C-Corp.

2. Create a new 401(k) under that C-Corp.

3. Roll your existing retirement funds into the new 401(k).

4. The 401(k) buys stock in your C-Corp.

5. The C-Corp now has cash to invest in real estate.

You can use it to:

• Buy rental properties

• Fund flips or developments

• Reinvest profits while growing your portfolio

It’s IRS-compliant, but it must be structured properly and used for active business operations, not just passive investing.

I’ve helped investors tap six-figure retirement accounts to start or scale their portfolios. If you want to explore this, reach out or drop a question below.

I’m working with a client who’s looking to syndicate the acquisition of two adjacent mobile home parks. The plan includes both the purchase of the parks and a value-add rehab component to improve infrastructure and increase rental income.

We’re in the early stages of structuring the deal and would love to hear from anyone with experience in:

• Financing options for mobile home parks (especially syndication-friendly lenders)

• Combining acquisition and rehab financing (e.g., bridge, private, or non-recourse options)

• If you've gone through something similar or have lender recommendations, I’d really appreciate your insights. We’re open to creative structures as well as conventional options that make sense for MHPs.

Thanks in advance for your help!

could you clarify what kind of advice you’re looking for? Are you more interested in:

• Maximizing cash flow while still pulling some equity?

• Leveraging funds for future deals while maintaining a solid cash cushion?

• Understanding the long-term financial impact of different refinancing strategies?

Thanks everyone for the input.  Very helpful thoughts!

Quote from @Stuart Udis:

@Frank Pyle Have you had this construction priced? I don't believe there's anywhere in the US where you can build a 36 Unit 65,000 SF building at $80/ft which is how you are describing the costs if you expect to build this structure for $5.2M. That's where you should start, because I am afraid you are way off with your cost projections. Hopefully you can achieve a higher sell off than $7.9M/$220K/door as well because I don't believe this is a feasible project (your $250k sell off doesn't align with your $7.9M sell off either).

Thx.  We are the developer and builder.  Cost is solid.

I'm looking for loan options for a construction loan.  We are seeking a construction loan for a condo building, with a total build cost of $5.2 million and an improved value of $7.9 million.

The proposed construction involves constructing a 65,067 square foot residential condominium building in 2025, comprising 36 individual units. These units are intended for sale to owner-occupiers with an average sale price of $250,000. 

Key details of the project are as follows:

• The lots, vertical utilities, and plans totaled over $400,000 and are owned free and clear, with no debt.
• Vertical utilities and plans are complete. Permits are in process.
• The project is shovel-ready.

Any suggestions?

Quote from @Michael Velez:

I am looking to connect over coffee with a real estate investor in Indianapolis, Indiana. I am a beginner in the real estate world. 

Hi Michael,  I’m a real estate investor, realtor and we finance investment properties.  My office is in Carmel.  Would be happy to meet.  - Frank

Quote from @David Treat:

What comes next in real estate now that Trump is in?

I just wrote an ebook about 2025.  We are still in a real estate expansion phase.  There are multiple strategies to take advantage of opportunities during an expansion.  To receive a free copy, DM me with your phone number and email address. 

Quote from @Chris Magistrado:

Quote from @Scott Trench:

The input you are receiving from this wholesaler is garbage. Essentially all legit buyers will get an inspection. I will never buy a property without an inspection. 

I don't know any investors who purchase without an inspection, though I hear about this mythical "no inspector" purchaser from time to time, by way of the rumor mill or pompous listing agent. 

Perhaps this "no inspection" buyer existed 2-3 years ago at the height of the market. But no way is this a thing right now in the vast majority of cases.

Yes, this make a lot of sense. As a buyer, I would want to inspect what I'm purchasing. 

Here are some indicators to help you assess a buyer's seriousness:

1. Questions: Serious buyers will ask detailed questions about the property, such as maintenance costs, neighborhood amenities, and property taxes
2. Strong Offer: If a buyer makes a strong offer quickly, it often indicates a high level of interest and intent to purchase
3. Private Buyers: If approached by a private buyer, ensure they provide a Letter of Intent (LOI) and proof of funds.

Quote from @Aj Green:

Hey,

(Posting again as I sign today so it is urgent)

Is there any cheaper lender than a 6.75% for an Ohio investment property.

No brokers fees, 110k, no points, 760+ credit score, 20% down, 140k value, no realtors, single family, rent covers mortgage, 30 year term fixed.

Thanks for the help! I assumed this would be the cheapest out there.

 I’d get that one locked.