Hey Fares, welcome to the flipping world—glad to see you taking action!
From a lender’s perspective, here are a few things to keep in mind before moving forward:
Know your numbers cold – Make sure you’ve verified:
ARV (after-repair value) using recent, nearby comps
Rehab cost with a detailed and realistic scope of work
All-in cost (purchase + rehab + holding costs)
Profit margin (ideally at least 15–20% of ARV after all costs)
Funding options – Most hard money lenders (myself included) will lend a portion of the purchase and rehab, often 85-90% of the total cost, depending on experience and deal quality. You’ll still need some reserves, especially as a new investor.
From an investor’s standpoint:
Get a second opinion on the deal—Even seasoned investors benefit from a fresh set of eyes. If you can, connect with someone local who knows the Granite City market well (you can also post some rough numbers here for feedback). Try going to a local real estate meetup or join a local Facebook group focused on investing in your area. It’s a great way to learn, connect with experienced investors, and even find funding or partners.
Risk management—If you’re new, try to leave a buffer in your numbers for things taking longer or costing more than expected. It’s better to walk away from a close call than to force a deal that barely breaks even.