I need help!

Member since 2026 · 20 posts · 8 votes

Hello, I am a new real estate investor based in Georgia, looking to get started in the fix-and-flip business. I am seeking guidance and mentorship from experienced real estate professionals who can help me identify good investment opportunities, evaluate potential deals, and connect with reliable lenders who offer financing for both property acquisition and renovations.

I am serious about getting started, building the right relationships, and learning how to make smart, profitable investments. I would greatly appreciate any guidance, resources, or connections that could help me take the next steps in my real estate investing journey. Thank you!

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Devin PetersonBusiness Member

Lender · Sarasota, FL · Member since 2022 · 2k+ posts · 695 votes

Gina, welcome! Since you mentioned financing for the purchase and rehab, here's roughly how most fix-and-flip lenders look at a deal, which is also a good framework for evaluating one yourself:

ARV (after-repair value). Pull sold comps (not listings) of similar renovated homes nearby from the last few months. Almost everything keys off this number.
All-in cost vs. ARV. Lenders typically cap the loan at a percentage of purchase plus rehab and also at a percentage of ARV, so the deal needs real margin. Many investors aim for all-in cost (purchase, rehab, holding and selling costs) around 70-75% of ARV or less.
A detailed scope of work and budget. Rehab money is usually paid out in draws after inspections, so you front each phase and get reimbursed. Keep reserves for that plus a 10-15% contingency.
Cash to close. Even with high leverage, expect a down payment, closing costs, points, and several months of holding costs.
Experience. First-time flippers often get lower leverage or higher pricing. Partnering with an experienced investor or a solid GC on the first deal can help with terms.
Exit. Know before you buy whether you'll sell or keep it and refinance (for example into a DSCR rental loan).

When you talk to lenders, ask each one about max leverage on purchase, rehab and ARV, rate and points, the draw process and fees, term and extension options, and any prepayment penalty, so you can compare apples to apples. Good luck on the first one!

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Emmanuel Ofonime
Wholesaler · Port Harcourt, Nigeria · Member since 2026 · 12 posts · 1 vote
15h
Quote from @Gina Petit-Homme:
Hello, I am a new real estate investor based in Georgia, looking to get started in the fix-and-flip business. I am seeking guidance and mentorship from experienced real estate professionals who can help me identify good investment opportunities, evaluate potential deals, and connect with reliable lenders who offer financing for both property acquisition and renovations.
I am serious about getting started, building the right relationships, and learning how to make smart, profitable investments. I would greatly appreciate any guidance, resources, or connections that could help me take the next steps in my real estate investing journey. Thank you!
Welcome, Gina, and good luck. I'm still new myself, so this is what has helped me most so far:
1. Learn to run the numbers first. Practice estimating ARV from recent sold comps, then repair costs, then work backward to the most you can pay. Doing this on 20 or 30 listings before you buy trains your eye faster than anything.
2. Build your team early: a local investor-friendly agent, a reliable contractor who gives written bids, and a lender who funds flips. Ask your agent and contractor who they recommend.
3. Stick to one neighborhood or zip code until you know it well.
The free calculators and forums here are a good place to practice. What price range are you looking at?
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Jaycee GreenePro Member
Real Estate Consultant · St. Louis MSA · Member since 2024 · 3k+ posts · 728 votes
6h
Hi @Gina Petit-Homme , welcome to the BP Forum! I saw that you're interested in properties under $100k. Have you found a property that would fit your parameters? Lenders generally want to have a specific property identified before they would give you a soft quote. Have you looked at this one: 7074 Hammond Way, Lithonia, GA 30058?
[email protected]
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Ryan BakerBusiness Member
Lender · Strongsville / Cleveland, OH · Member since 2026 · 176 posts · 46 votes
2h
Hi Gina, welcome. For a first flip you want a lender that funds both the purchase and the rehab, so ask up front how they pay out the rehab draws, what they need to see on your scope of work, and whether they'll do a first deal with no track record. A lot of them will if the numbers work and you have cash for the down payment and some reserves.
Before you go under contract, base your ARV on real sold comps and get an actual contractor bid instead of a guess. That's where most first flips go wrong.
I do flip and rehab lending and I'm glad to look at a deal with you before you commit to it. Give me a call, my number's in my signature below.
– Ryan
[email protected]330-548-4430
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