All Forum Posts by: Deborah Wodell

Hi Michaela! For a new borrower, not one lender will give 100% on a new construction project. Just wanna set your expectations that most would require you at least to have 20-30%. We can take a look at it and get you some numbers if you'd like. 

I have heard some lenders do it but not sure on how well it works. Unless its with a private lender or JV partner. Typical is the 90/100 and I have one that can do up to 95% on a flip.

The appraisal will be done to determine if the numbers check out by the lender before giving a final term sheet for you. I have never worked with LendingOne or Capital Ton, usually use other lenders for fix & flips. I could get you a few quotes so you can have an idea of how it works. 

A mixed use for 150k is definitely tough to find but they are out there. I might have a few who would be able to do this. 

Great question! Once you hit conventional loan limits, many investors turn to hard money or non-QM loans to keep scaling. Here’s how they can help:

✅ Hard Money Loans – Ideal for fast closings, fix-and-flips, or properties that need rehab. These are asset-based, meaning lenders focus on the property’s value rather than your income. While rates are higher, they offer speed and flexibility.

✅ DSCR (Non-QM) Loans – Perfect for rental properties. These loans qualify you based on the property’s rental income, not your personal debt-to-income ratio. They’re a go-to for investors with multiple properties.

✅ Portfolio Loans – Some lenders offer blanket loans to cover multiple properties under one loan, making financing easier.

✅ Seller Financing – If a seller is open to it, you can negotiate terms that work for both parties.

Hard money and non-QM loans do have higher rates than traditional bank loans, but they allow you to keep growing without being limited by big banks' property caps.

That sounds incredibly frustrating, and I’m sorry you had to go through that. Unfortunately, with larger lenders, the draw process can sometimes be rigid and slow due to their strict guidelines. It’s a common issue investors face, especially when dealing with big institutions that prioritize process over practicality.

Yes, this type of deal can absolutely be funded with hard money. For a luxury property of this size, most hard money lenders will typically require 15-20% down on the purchase price, depending on the specifics of the deal and your experience. Since you’re using your own funds for the renovation, that can work in your favor, but some lenders may still be able to fund 90-100% of the rehab costs if you choose to leverage financing for that as well.

A few key things to keep in mind:
✅ Loan-to-Value (LTV): Many lenders will go up to 70-75% of the after-repair value (ARV), so your projected resale value plays a big role.
✅ Luxury Market Considerations: Some lenders may be more conservative with high-end properties, so having strong comps, a clear exit strategy, and a solid renovation plan will be important.
✅ Interest Rates & Terms: Expect slightly higher rates than standard fix-and-flip loans, often in the 9-12% range with 12-18 month terms, depending on your experience and lender.

Yeah, being a manufactured home does limit lender options, but there are still possibilities. I’d be happy to take a look and see what we can get for you. Based on similar deals I’ve worked on, the quotes you’ve received so far seem pretty standard. 

The appraisal is definitely a key factor here. Most lenders will cap the LTV at 75-80% of the appraised value, which means pulling the full $545K may be challenging. Another possibility is ordering a second appraisal—sometimes values can vary between appraisers, and a fresh report might come in higher. If the market in your area is trending upward, waiting a little longer could also help increase the appraised value.

Lenders typically look for experience, liquidity, and a solid track record when funding new construction projects. Since you already have construction management experience, some lenders may consider your resume, but most will still require financial backing or a strong partner with prior new construction experience.

To strengthen your position, you could:

• -Partner with an experienced investor or builder who has completed similar projects.
• -Start with a JV structure on a few smaller projects to establish a track record before seeking full financing on your own.
• -Explore builder-financing programs, private lenders, or hard money lenders who may focus more on the deal itself rather than personal experience.

If you can demonstrate successful project management and a solid business plan, funding will become easier over time.