All Forum Posts by: Andrew Postell

@Nathan P Tanner this is really market specific but in some areas just marketing a home "for rent" would generate interest.  But in other markets, tenants will want to see the completed product.  Apartments can do it because they usually have a "model unit" to show or have existing pictures of other units.  Some will have pictures and floor plans.  

So, depending on the price point of your rental, you could generate a floor plan (or pay to have one done) and just stick a sign in the yard of "coming soon". You can certainly list it on the MLS or other websites before it's completed. Again, some neighborhoods are in such high demand that they do go pretty quickly. Others, not so much. This is a rental, so getting a committed tenant 6 months out would be hard. But within 30 days can happen. I do offer move in specials but only if a property is not rented after 2 weeks.

I would encourage you to NOT have them enter the home until it's 100% completed though.  We are still sales people - my customer doesn't get to come into my kitchen...they just see the completed meal at the table.  Keep them out of the house until it's completed.

Hope that helps in some way.

The bond market opened the week with a tone of quiet strength. Yields across the curve edged lower, with the 10-year Treasury yield dipping to 4.37% on Monday, reflecting a modest rally in longer-duration assets. This move came despite a relatively light calendar of economic data and Fed commentary. Market participants attributed the gains to technical positioning and broader risk sentiment, as equities hovered near all-time highs and mortgage-backed securities (MBS) traded in line with Treasuries. The MBS basis remained stable, with investors favoring carry over spread compression in the near term.

So You're Telling Me There's a Chance!

Although the Federal Reserve isn’t expected to take action next week, speculation around a potential rate cut at the July FOMC meeting continues to simmer. Fed Governor Christopher Waller recently voiced support for a 25-basis-point cut, citing signs of labor market cooling and the temporary inflationary effects of new tariffs. Still, mixed signals—including political noise around Chair Powell’s future—have added uncertainty to the Fed’s path. For now, markets are pricing in a cautious stance, with the probability of a July cut sitting at just 2%.

Mixed Inflation Signals Keep Markets Guessing

Last week’s inflation data offered a mixed picture. The Consumer Price Index (CPI) showed a slight uptick, driven by energy and import costs, while the Producer Price Index (PPI) came in cooler than expected, suggesting easing upstream pressures. These conflicting signals have left investors in a holding pattern, awaiting further clarity from upcoming data releases. Meanwhile, mortgage rates continued their gradual decline, with the average 30-year fixed rate falling to 6.75%, marking the fourth straight day of modest improvement.

Key Economic Data Releases this Week:

• Tuesday, July 22: Richmond Fed Manufacturing Index
• Wednesday, July 23: Existing Home Sales
• Thursday, July 24: Weekly Jobless Claims, New Home Sales, S&P US Services

@Michael Maddalon thanks for the post.  Hope you start to see the value in being active on Bigger Pockets.  You really can find some good connections here.  I started my investing career house hacking and can lend all over Texas and in all 50 states.  Feel free to reach out any time.  Here to help.

@Aman Thind thanks for posting!  My phone number is in all of my signatures so feel free to call me directly if you want to talk anything through - and this goes for everyone.  Here to help!

Now, to answer your questions:

- I am currently under contract on a property that I'm buying cash. I plan to fund my LLC with the cash required to close. If I am to do this strategy with LLC acting as lender, the money has to flow from LLC's checking --> closing attorney right? - That is 100% correct.  Comes from your LLC bank account to the closing table. Either in check form or from wiring it in.

- I understand the closing attorney will help record a mortgage with LLC as lender (looks like NY & CT and "mortgage states", not "deed of trust states"). In addition, will the closing attorney also draft a promissory note or is that something we would have to do ourselves? - I would say that the closing attorney could draft it.  Now, the note is NOT a requirement by Fannie/Freddie.  So, the note is just up to you and the attorney.  If the attorney states you don't need it, then it's fine.  If the attorney states you do need it, then it's also fine.  But when you go to refinance with your Fannie/Freddie lender (you are prequalified to do so, right?) they will not require a "note" to refinance that loan.  

- I think you mentioned above that the refi lender would know that the LLC is owned by us. Assuming one has an anonymity compliant LLC (i.e. members/managers are not public), would there be any utility in not disclosing LLC ownership to the other parties (closing attorney and refi lender)? E.g. just saying the LLC is a "private lender" or something like that? - Truly, it doesn't matter.  In some states, members and managers ARE public.  And it some states they are not.  But in either case, company docs won't be necessary and you can certainly not disclose it or...disclose it.  It doesn't make any difference either way because it's not a prohibited action to borrow money from a company you own.  They will ask for the name of the lender and the email to contact them, so they will see that part eventually but again, not a big deal (as long as that lender is familiar and friendly to investors).

- When I am ready to refinance, will the refi underwriter explore all money trails (statements etc.) of money flowing from our personal account --> LLC business account etc.? Also, do they typically ask for LLC documents like bank statements, operating agreement etc? - Maybe, I can't speak to every lender here (there are 8,000 of them) but if they are investor friendly they should only want to see that lien on the HUD/Closing Statement/Closing Disclosure.  Now, if you are using a bank statement that is over your "large deposit threshold" for Fannie/Freddie, then that would have to be sourced.  But generally speaking, if the lien is on the original closing doc, you are good.

- When figuring out the payoff amount, will the lender simply talk directly to us as LLC members to give them that information or will they look up publicly available contact information on the LLC and try to reach out to an LLC rep that way? - Yeah, they will ask you for your private lender's contact information.  And then someone at the company will need to complete 2 forms (one of them is the payoff).  It's up to the closing attorney to insure the transaction...so as long as they are good with the payoff (one of the forms), then that means they will clear the lien off of title, and that's what the lender wants.  The lender will want to see that the mortgage is paid on time and some other smaller things (that's the 2nd form) then you are good to refinance.

Just trying to figure out if we should try to segregate our identity as the 'refi borrower' and 'representative of the original lender', or if the lenders are indifferent on that. - Sometimes people will use the spouse as someone else to complete those 2 forms.  By rule, you cannot validate if you are making your own payments on time...because everyone would say "oh, sure, I'm paying on time".  That's why it has to be someone else to complete those 2 forms.

- You said in one of your posts that refi lender would care about terms of the original loan from LLC (12 month, balloon etc.). Since they normally don't have access to the note, how do they know what the terms for the loan are? - That's provided on one of those 2 forms I mentioned above.  The terms of the loan go on one of those forms.

- If the refi lender asks for "mortgage statements", will they be satisfied to hear that this is a zero-interest loan an no payments are due until 12 months? - Correct, they should be satisfied with those forms above.

Thanks!

June 2025 North Texas Housing Market Update | DFW Metro 🏡

The latest numbers are in and the market is moving!

📍Median Home Price: $347,000 (Up 0.6% YoY)

📈 Active Listings: 156,725 homes on the market (+27.8%)

🏠 Closed Sales: 32,180 homes sold (+7.8%)

⏳ Days on Market: Avg. 60 days on the market and 33 days to close meaning buyers are becoming homeowners in just 93 days!

More inventory, steady prices, and quicker closings = a strong summer market for buyers & sellers alike!

Addison, Allen, Anna, Azle, Batch Springs, Bedford, Benbrook, Burleson, Cedar Hill, Celina, Cleburne, Colleyville, Coppell, Corinth, Crowley, DeSoto, Duncanville, Ennis, Euless, Farmers Branch, Fate, Flower Mound, Forest Hill, Forney, Glenn Heights, Grapevine, Greenville, Haltom City, Highland Village, Hurst, Keller, Lancaster, Little Elm, Mansfield, Midlothian, Mineral Wells, Murphy, North Richland Hills, Prosper, Red Oak, Rockwall, Rowlett, Royse City, Sachse, Saginaw, Seagoville, Southlake, Terrell, The Colony, Trophy Club, University Park, Watauga, Waxahachi, Weatherford, White Settlement, Wylie, Dallas, Fort Worth, Plano, Irving, Garland, Grand Prairie, McKinney, Frisco, Mesquite, Carrollton, Denton, Richardson, Lewisville, or Arlington

Hi @Nate Garvey glad you were able to attend some REIAF events.  I wonder if we saw each other there?  But there are many groups in DFW.  Meetup.com, eventbrite.com, facebook, and even Bigger Pockets will all have events posted to them.  Depending on what you are looking for, some groups might fit you a little better than other groups.

Real Estate Investing Groups

Cigars and Closers - Quarterly Event hosted by yours truly where we smoke big cigars and talk about real estate (free event and first cigar is on me) - https://www.meetup.com/the-drew-two/

DFW REI Club – HERE – meet about 50 times per year. Lots of different topics and a very friendly group.

Impact Grapevine - HERE - Started in Bigger Pockets and super friendly atmosphere. This is the one Sherry Patterson hosts

REIAF - HERE - Wholesaling group that has TONS of members doing big numbers

Panther City REI - HERE

Texas Tuesday Real Estate Mastermind – HERE and HERE

The Event - occurs about once per quarter - HERE

DFW Real Estate Roundtable - a lot of Pace Morby students and super nice group - HERE

IMPACT Arlington - HERE – this one meets in Arlington once per month. This Saturday is the next meeting.

Invested in Texas: Pickleball & Real Estate - HERE - Hosted by Jason Koford who also has a pretty REI Calendar to keep up with all the local REI events: dfwreicalendar.com

Lifestyles Unlimited - https://lifestylesunlimited.com/ - a membership only group but certainly adds lots of value for their members

@Preston Dean thanks for the mention!

Markets shook off trade war jitters as Nvidia soared past a $4 trillion valuation, fueling a tech-led rebound in the S&P 500. Microsoft joined the rally on an analyst upgrade, while Apple stumbled amid tariff talk. Equity investors seem increasingly immune to geopolitical noise, instead zeroing in on AI momentum and megacap strength as the real market movers.

Meanwhile, Treasury yields slipped, with the 10-year falling to 4.36% after a strong bond auction and rising hopes that the Fed could start cutting rates by September. Trump’s renewed tariff threats and his call for lower rates added to the dovish tilt. For now, Wall Street is betting that softening inflation and strong tech earnings will keep the bull case alive—at least until earnings season delivers its verdict. Mortgages are rallying along side their treasury counterparts with the current coupon up 5-6 tics on the day.

https://fortworthreport.org/2025/07/07/heres-how-tarrant-county-residents-can-help-support-central-texas-flood-victims/

Interest rates have risen for five straight days as investors pull back from long-term U.S. Treasuries as strong economic data and sticky inflation have led investors to scale back expectations for Fed rate cuts this year. The labor market remains resilient—JOLTS came in at 7.7M vs. 7.3M expected, nonfarm payrolls hit 147k vs. 106k, and unemployment dropped to 4.1% vs. 4.3%. Initial jobless claims are down, and ISM Services and New Orders both beat forecasts.

Inflation is still running hot as well, with Core PCE at 2.7% vs. the Fed’s 2.0% target. As a result, markets now expect no cut in July and only a possible move in September. Long-end yields are rising globally, with the 30-year U.S. Treasury nearing 5%, driven by heavy supply, reduced demand, and broader fiscal and geopolitical uncertainty.

While the long end of the curve continues to get beat up, the steepening yield curve continues to provide options for affordable financing. Last month, Rate originated ~$700M of adjustable-rate mortgages and we're releasing more ARM options to try to help with lower payments. Marry the house...date the rate.

https://apnews.com/article/real-estate-investors-home-sales-affordability-housing-7aa2bc78c87bfb1f292fe4321fe658cb?utm_source=copy&utm_medium=share

@Penny Brown thanks for the post. Most of our best vendors/partners/title companies/etc come from meeting them in person at local REI groups. You can probably do the same in Atlanta too but this is where I met @Kyle Mccaw and @Joe Funari.  So, if your friend is local, let's have her reach out to Joe but she can also network with other people too.  These are the groups on the Fort Worth side of town:

Real Estate Investing Groups

DFW REI Club – – meet about 50 times per year. Lots of different topics and a very friendly group.

Impact Grapevine - - Started in Bigger Pockets and super friendly atmosphere. This is the one Sherry Patterson hosts

Panther City REI -

Texas Tuesday Real Estate Mastermind – -

DFW Real Estate Roundtable -

IMPACT Arlington - – this one meets in Arlington once per month. This Saturday is the next meeting.

@Rishi Mehra just to answer your question, this is about risk.  So, why do investment properties carry a higher interest rate than primary homes?  Because they foreclose at a higher rate than primary homes.  The higher interest rates help to offset the risk.  So, when the economy gets a little difficult, some of the loan products go away.  It's about risk.

Now, that doesn't mean you can't find them...you just have to find them in the way.

A small, local lender will be your HIGHEST probability of success when trying to find "Line of Credit" lenders on investment properties. It is 100% possible to find but you have to put in the time or at least know someone that ALREADY has the connection. Here's my 2 suggestions:

1. Visit your local REI groups. There are many groups that meet across the country. Some post here on the Bigger Pockets Marketplace. Many post on meetup.com. Even facebook will have some. Networking is always a great practice and you never know who you might meet there and what good information they have to share. Would certainly recommend visiting if one is close to you.
2. Calling - and then there's this option. Which is what I had to do. I had to call about 200 lenders (no exaggeration) to learn of 4 lenders who did this and I have some tips. First, when calling banks target the smallest most community based banks you can first. If you have never heard of them, and they have one location - that's a good candidate. No big, national, publicly traded banks will do this loan type. Second, try to ask for "LINES OF CREDIT" instead of "HELOC". I know it sounds like I'm splitting hairs but some banks write HELOCs in their residential department....which won't write Investment Properties. And that residential department will often not speak to the commercial department. So they'll just say "sorry, we don't do it"....not even knowing that they really do! So if you ask for a "line of credit on an investment property" that should get you to the COMMERCIAL division. That's the section of the bank we want. Now, most of these smaller banks may only have 12 employees or so. So don't get frustrated if they don't return your call or aren't in the office. Just call back and be friendly. Maybe play dumb a little "I don't know if I'm in the right place..." "I'm sorry to disturb you, you may not be the right person for this....", etc. Maybe someone can get you to the right person. Again, be prepared to call A LOT.

Hope some of that helps and just in case, we do write these in all states.  Reach out if you have any questions.  Thanks!