This is where I would start if I were you—perhaps leveraging one of your existing properties.As a last resort, you could look for a partner willing to fund the project in exchange for a share of the equity.

Your roof and exterior material?

While I am a lender, I personally use hard money on all of my own investment projects.

How big is the project?

The fees and overall costs of these loans needs to be a key factor including what if the project goes over time . . . . you can be underwater in no time.Underestimating repair costs and overestimating ARVs based on Zestimates are the next stumbling block.There's money to be made but make sure numbers all work WITH contingencies defined and overages expected . . . remember, a project will always cost more and take longer than initially thought!

However, I am also considering duplex and tri-/quad-plex assets if they pencil.Additionally, I currently work for a locally-based commercial developer/lender on multifamily, land, and some hospitality projects.

Current Market ConditionsPhoenix has long been a hotspot for real estate investors, particularly those interested in fix-and-flip projects.

So, I know a lot of the the details.Every passive investor doing business with this company is getting ripped off on every project, but I will explain only the one project next to my property.

Would you do it: $175k off-market, 3/2, needs less than $15k to be in excellent shape (all mechanicals are less than 5 years old, roof is 8 years old)

You put on a new roof for $30K but the market won't pay you a $30K premium just because of it.