All Forum Posts by: Deborah Wodell

Really solid comparison, Virgil. As someone who works with both new and experienced investors, I’ve seen how each approach plays out in real-world flips.

Hard money is great for speed and leverage—especially when there’s a solid deal but limited liquidity. But I always remind borrowers that it only works if the exit is clear and the numbers are tight. Holding costs can eat into profits fast if the project drags.

On the flip side, business credit stacking is powerful when used strategically—especially for funding rehab or covering gaps. But it’s not free money. You’ve got to manage utilization and plan your exit, or those balances can become a burden once the 0% promo ends.

In some cases, I've seen investors combine both—using credit lines for upfront costs, then refinancing into hard money or a DSCR loan once rehab is underway.

I’ve had quite a few new investors come in lately asking about 100% financing through hard money — meaning no money down, with both the purchase and rehab fully covered by the lender.

From what I’ve seen, that’s pretty rare unless there’s some creative structuring involved.

I know it can sometimes be done through JV partnerships, seller financing in second position, or gap funding — but even then, it's usually based on the deal's strength, experience, and having the right connections.

For those of you who’ve been in the game a while — have you seen a true 100% financing deal happen for a new investor? If so, how was it structured?

Curious how you all explain this to beginners who are eager to jump in but don’t have much capital yet. Would love to hear your insights, advice, or even deal examples!

Has it been rented before? This can be done through a cash out refi if you own the property already. 

a lender should not take that long to respond. A portfolio should be easy to handle. 

Curious what everyone’s seeing out there lately.

With rates higher and some lenders tightening up, are you still leaning on hard money? Private lenders? Or are you getting creative with seller finance, second-position loans, or partnerships?

What’s been working best for you lately? And if you’ve had a great experience with a lender or private money source, who do you recommend?

Appreciate any insights — always trying to stay sharp on what’s working out there.

Hi Adam,

Congrats on deciding to invest and start flipping houses. You'd need to determine your budget, how much cash and reserves do you have. From there, you can start researching on Richmond's real estate trends to identify profitable neighborhoods and property types.​Best to build your connections or network first in the area with agents, wholesalers and investors. Try going to local meet ups. 

It's best to start with single family homes with minimal rehab needed.Focus on homes needing cosmetic updates rather than major structural repairs to minimize risks and costs.​ If you have a GC license already and will be doing the renovation yourself, its best to have an accurate reno expenses and set realistic project timelines to ensure profitability.​ And also run comps, make sure that all the numbers are correct. It's best to have a large enough margin between the purchase + reno cost and arv to allow for some suprises that may come along the way. 

If you'd like leverage fix & flip loans, there are great rates for new investors already, as long as you have a good credit, you can get up to 75% of ARV.
By focusing on these areas, you can build a strong foundation for your home-flipping endeavors in Richmond.

Good luck on everything!

Without experience is definitely possible. Rates & terms will be more favorable if you guys have good credit. 

It depends on the full details. We'd need more info to determine if it can be done but 10% is possible. 

Top 3 States for Fix & Flip Investments in 2025! 🔨🏡

As real estate investors, identifying markets with high potential returns is crucial. Based on current trends, here are three states showing promise for fix-and-flip investments in 2025:

1. Florida

• Key Market: Miami
• Highlights: Miami's status as "Wall Street South" has attracted significant financial activity, making it a competitive rental market. The city's appeal continues to drive demand for renovated properties. nypost.com

2. Michigan

• Key Market: Detroit
• Highlights: Detroit's ongoing revitalization offers investors opportunities in emerging neighborhoods. Affordable property prices combined with urban development projects make it a hotspot for flips.

3. Ohio

• Key Market: Cleveland
• Highlights: Cleveland's steady job growth in sectors like healthcare and education contributes to a stable housing market. Investors can find affordable properties with potential for appreciation.

These states present diverse opportunities for investors seeking profitable fix-and-flip projects. However, it's essential to conduct thorough market research and due diligence before investing.

What states are you considering for your next investment? Share your thoughts and experiences!

I'd love to get you a quote for this. I sent you a message!