Anyone else noticing private money is still moving fast on good deals?

Question

Hey General REI, first time here.

Question: on solid deals right now, are you still able to get private money quick with decent LTVs, or has it gotten tougher?

I’m seeing experienced borrowers still closing in 7-14 days with strong terms, but newer guys are struggling more.

What’s been your reality lately when you find a deal you like?
Florida/Southeast investors, what’s the vibe down there?

Drop whatever you’ve seen, good or bad.

Bo Smith · Answer

Yes, the market is definitely bifurcated right now. Experienced borrowers with solid track records are still seeing 7-10 day closes at 85-95% LTV. But there's a clear gap -- newer investors without a portfolio are getting slower funding and tighter terms. Private lenders are being more selective about who they work with.

What I'm seeing is that quality deal flow matters more than ever. A lender will move fast on a property that's 20% ARV with solid comparable sales and clean financials, even if the borrower is newer. But bring a mediocre deal with thin margins, and you'll hit the brakes no matter what your experience level is. The best deals still find money quickly because the risk is lower.

The other factor: proof. Lenders want to see you've actually closed flips before. Instagram followers and pitch decks don't count. Have you closed deals yet, and what kind of typical timeline are you seeing from contract to close?

Chase Busick · Answer

@Richard Summers Great post!

I'm not in your area but can make comments for Oklahoma that can possibly relate.

Private money whether from individuals or commercial mortgage brokers that have private lenders on their platforms still lend a decent amount on great deals, to good borrowers.

The commercial broker route has a most likely a lot of private money, so a little less likely to run out, but may have to pay a little more for the broker to connect you.For private individuals, it really depends on how much they have.

Most will still lend on good deals, and/or only lend on a certain amount depending on the deal itself, you as a borrower & your intent.

To break that down further, there is a prominent & well known PL in OKC, that is very conservative because he's been investing for 20+ years. He bases his loan amount on the condition of the property & your intent. They will not go over the most recent lowest subdivision sale in the area to protect their principal, reduce their risk (for both parties, making other side come with own money or use credit) to prevent the likelihood of them having to foreclose. They'll only do 1st position mortgages, require to be added on insurance (property & title), close at a title company & have great docs.

They may lend to existing investors more, because they have more of a track record of utilizing their money, then quickly exiting to Refi them off. Better income, better profits/deals, better credit, better relationships. Vs new, they don't know whether you will stay in biz or not without coaching/mentoring, or have certain education or skills.

With Florida, I'm sure a lot are getting more conservative with uncertain economic environment pressures. I know certain parts can be more cyclical than others, but some could be cleaning up shop & optimizing more to reduce their risk & protect their capital.

I have followed most of the same principles they have taught me on my own.

Matthew Bernal · Answer

You're seeing it right. Solid deals with experienced sponsors are still getting done fast, the private money market hasn't dried up, it's just gotten more selective.

The investors closing in 7-14 days typically have a clear exit, strong comps, and aren't overleveraged. Newer borrowers struggling usually come in without those pieces tight.

Florida and Southeast are still active markets. We're regularly closing deals there with competitive LTVs when the deal is clean.

Happy to connect if you want to run terms on something specific.

What's the deal type you're focused on right now?

Richard Summers · Answer

Yeah the split is real right now.

I structure and place deals for active investors, so I see it every week, experienced borrowers with clean track records are still getting 7-10 day closes at 85-95% LTV on strong deals. Newer guys are definitely feeling the tighter scrutiny.

Deal quality and proof of past performance are everything. Mediocre ARV or thin margins kill it fast no matter who you are.

What kind of deals are you seeing move the fastest on your end lately?

Richard Summers · Answer

Appreciate you breaking it down like that from the Oklahoma side, solid perspective.

You nailed it, real private lenders care way more about track record, intent, and protecting the principal than just chasing the deal. The conservative ones are usually the ones who stick around for the long haul.

Seeing very similar patterns down here in Florida/Southeast, experienced borrowers with clean packages are still getting funded quick, but newer guys are hitting more walls.

Thanks again for the real talk.

Anyone else noticing private money is still moving fast on good deals?

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