All Forum Posts by: John O'Leary

When speaking with lenders, it’s important to have direct conversations with loan officers to gauge their understanding of the products they offer. Pay attention to how confidently and accurately they respond...if every answer is “let me look into it” or “I’ll have to ask the underwriter,” it may be a sign they lack a solid grasp of the lending programs.

Kiavi is, by a wide margin, the largest lender in this space. It’s important to note that their rate locks are for 45 days—not 60—and they do not lend on non-warrantable condos, as outlined earlier.

As one of Kiavi’s top broker partners, I can say that success with any lender ultimately comes down to thoroughly understanding their underwriting guidelines. This holds true across the board, whether you're working with Kiavi, a Broker or any other bank or lending institution. Especially BROKERS... Your job is to be an expert on all lenders guidelines. I know the lenders and organizations like NPLA are working to solve this problem. 

Opinions may vary, but generally speaking, separating properties into individual LLCs can offer better liability protection. This way, if a legal issue arises with one property, it doesn’t put the others at risk. From an accounting and tax perspective, keeping them separate can also provide clearer financial records and potentially simplify expense tracking and deductions.

Learn, but don't forget taking action!!Welcome to BP and GL! 

I have an LO on my staff whose client buys 200 homes a year in Gary. Shoot me a DM and I'll connect you. 

Most lenders typically lend the lesser of 85–90% of the purchase price plus 100% of rehab costs, not to exceed 75% of the After Repair Value (ARV).

This means you'll usually need to bring 10–15% down, along with closing costs. Expect lenders to also charge pointsand a processing fee.

Depending on taxes and insurance 80% might be tough if market rent via appraisal is only $9k. 

It's not really based on the market. For Short-Term Rentals (STRs), you'd typically use a DSCR loan, where your credit score and loan-to-value (LTV) determine the base rate. These loans are qualified using the property's rental income, not your personal debt-to-income (DTI) ratio.

Rates generally range from the high 6s to 7s, with most borrowers falling somewhere in between.

The most important factor with STR financing is how the lender qualifies the rental income, as that can vary significantly from one lender to another.

I'm in Orlando and can connect youth a great local agent whom we use on all our closings. 

Absolutely agree...in real estate investing, the strength of your funding relationship often outweighs marginal differences in rates.​

When borrowers focus solely on asking what rates and fees are in the first 2 min of a call, they risk overlooking the strategic value a relationship lender brings. A lender who understands your goals, deal structures, and timelines can provide tailored guidance, helping you navigate challenges and seize opportunities.​

This collaborative approach ensures not only that you're making sound investments but also that the lender's capital is deployed effectively—a true win-win. It's about building a partnership that fosters repeat business and mutual success

📢 Attention Florida Brokers:

If you've previously worked with Kiavi for your Florida deals, you might be aware that they've recently adjusted their lending policies, limiting access for many brokers. However, our firm continues to have access to Kiavi's lending programs in Florida.

If you're seeking to place your Florida deals through Kiavi, feel free to DM me. We're here to assist and ensure your clients continue to receive the financing solutions they need.