Hi David,I’m just entering the flex space development space and recently joined a mentorship program to deepen my knowledge (I do have experience in commercial MF).

The 25% has to be your funds.Now, there are non conventional options that would be a bit more flexible but even most of those programs will require at least 20% down with no second mortgages filed on the property. 

I think the before vs after pictures really speak primarily to your experience and ability to execute a project so it can help lenders gain comfort with future projects and allow you demonstrate what level of detail you except out of your contractors.

And don’t sleep on local banks or credit unions—they sometimes offer flexible portfolio loans that could work for a deal like this.Since your wife qualifies as a first-time homebuyer, check out any state-specific programs or HUD options for down payment assistance.

Ask them if they have any projects they are seeking hard money on.

They will look at the ENTIRE cost of the project and calculate what they can offer you in loan amount.

If you were only going to net 10k and the fees male you a lose then it was never a good deal.If you keep project costs less than 72.5% of the ARV then no lending can screw you. 

Hi Jonathan,Jay’s Fencing (209-847-3992), Elite Iron Fencing (209-968-6685), and Fletcher Fencing (209-662-8298) are solid options to get bids from and compare.I also offer consulting services to help clients navigate projects like this—whether it’s evaluating bids, ensuring the scope of work is clear, or helping you avoid potential issues during the process.

And i just wanna make sure we are prepared and can finish this project.   

Are you offering any special programs, incentives, or advice to help them close out the year successfully?