Hi all, Rob here, a Louisville agent who works mostly with investors. Most deals I see die on the financing, not the property. Here's how I match the money to the deal.

Buying a rental and your W-2 doesn't tell the whole story: a DSCR loan, debt service coverage ratio. The lender qualifies the building's rent, not your W-2.

Need to close fast, or the property won't qualify for a regular loan yet: hard money. A hard money loan is a short-term loan from a private lender that funds fast based on the property, not your paycheck.

Own several properties and you're tired of juggling loans: a portfolio loan, one loan that covers several properties.

Own a building with a balloon coming due: a refinance before your balloon hits. Commercial lenders size a loan two ways, by the building's income (DSCR) and by value (loan-to-value), and you get whichever number is lower. If your date is inside the next 18 months, you have more options now than you will 60 days before it's due.

Taking over a seller's low-rate loan and there's a gap to cover: a second loan behind the assumed one. VA has published rules allowing it. For FHA, confirm with the servicer deal by deal. Or the seller carries the gap.

If you've got a trickier situation, the lenders I work with will flat out tell you what your best option is. No sugarcoating. And it's going to be the best option. But if there's a way and a will, we'll make it happen.

They're super well connected and resourceful, and they lend nationally, not just in Kentucky. If you need commercial money, a DSCR loan, a refinance before your balloon hits, a portfolio loan, whatever it is, ask below and I'll make the intro.

What's the hardest deal you've gotten financed, and who finally said yes?