Preparation is key, and relationships are everything.When closing a property deal, the funds typically required include a purchase deposit, which is refundable during the due diligence period, and an additional nonrefundable extension deposit.

Rates are usually 10%+ and they’re limited 70%ish LTV.

If it's a matter of a quarter point but the more expensive debt is with a bank that offers better other terms like amortization and LTV, and they have a rock star loan officer, I'd go with the slightly higher interest rate product.2.)

Here is my case for over valued in general:- over a decade in f unprecedented price increases- rates have doubled significantly raising the cost of a high LTV purchases, but in most markets there have been no corresponding price decrease

well you have your own answer there are no lenders for entitlements  there are JV partners like me for entitlements but its not at traditional lending rates of course as its all risk capital.WI funded 3 entitlement deals in 2024 in Loudan  county VA to the tune of 7 figures in cash. since my client does not own it its unsecured ..

Expect delays and unexpected expenses: No matter how straightforward the project seems, having a contingency fund for emergencies is essential.Your Team matters.

Do you have a lender that will provide a cash out at 80% LTV?

Happy with how it's gone so far but don't have the funds to add another 5 units in the next 7 yrs and it is harder to find cash flowing properties in todays market. 

They may not be able to use financing contingencies and may have to show proof of funds equal to the acquisition price but the money that hits the sellers bank account is the same whether its "cash" or a financed transaction. 

They would not be recording a lien or anything, just giving me the funds to purchase cash.