You might check with smaller outfits too like Co/Lab lending, Preferred Mortgage, Aceland Mortgage, and co-ops/credit unions.

I’ve faced this dilemma on nearly every deal, and after completing 30+ BRRRRs and 75+ flips, here’s how I now approach the decision:1.My preference is to ALWAYS BRRRR, if the numbers work.

The 18% rate from the lender is the same as our preferred return.We consider this more a bridge loan as it gets us to the pre-sale stage, and we can use pre-sale funds to pay off this debt position, essentially refinancing.

New construction, builder preferred lender helped buy down rate, I negotiated builder to add appliances and blinds, and negotiated price.

My preferences are still Zillow and Apartments.com

., missing property taxes or HOA fees), unreliable rent estimates, and the time-consuming process of manually calculating metrics like cash flow or ROI.Platform Preference: A web-based platform would work well for in-depth analysis, but a mobile app would be crucial for on-the-go research and quick evaluations, especially when touring properties.Wish-List Features: A tool that integrates local market data (rental demand, appreciation rates, or vacancy rates) and offers scenario modeling (e.g., "What happens if I increase rents by 10%?")

But I prefer the guidance of someone with experience.Thanks in advance for any guidance provided. 

From my experience, many investors prefer to stay hands-off and avoid the day-to-day operations—managing contractors, solving unexpected issues, or finding a replacement electrician.

Often times these approved vendors are more expensive than the individual you can contract with on your own because they know they are the only show in town.3.

I have spoken to my neighbours but they do not know who the HOA board members are ( it is a large complex with 100 + townhouses).It is very strange but it has not proved to be a problem in the past as the management company deal with the properties externally ( eg painting ) and the common parts and have always done so competently and individual oners deal with the inside of the properties.They are now proceeding with the painting without doing anything about the termites.