All Forum Posts by: Deborah Wodell

If you're confident you can consistently earn 3 percent monthly through private money lending or another solid investment, pulling out the 50k could make sense even with minimal cash flow. Just make sure you have reserves in case of vacancy or repairs since you’d lose your cushion. Cash flow isn’t everything if the equity can work harder elsewhere, but you’ve got to be real about the risk and your comfort level. It all comes down to your long-term strategy and how aggressive you want to be.

As a broker, I’m always open to negotiating my fees if it helps get the deal across the finish line, I get it, sometimes that little flexibility can make the difference. But at the same time, I think it’s also important to recognize the value of the work that goes in behind the scenes. Finding lenders, handling the back and forth, keeping the deal moving, it’s not just about plugging in numbers, it’s real effort. So while I’m happy to work with people, I also believe in standing by the value of the service I provide.

Quote from @Account Closed:

We've been in the business for over 15 years now, and the most common reason for a deal falling apart is a borrower omitting critical information — or, in some cases, trying to pass off borderline fraud as fact.

As far as current trends go, many investors are steering clear of retail commercial properties. The brick-and-mortar retail space appears to be taking a significant hit.

I'm working on a deal now that was set to be processed but we had to put it on hold. Turns out the wholesaler didn’t even have a purchase agreement in place. It's always so boggling how people expect funding to go through when the basics aren’t even there. I’ve seen this more than once and it still surprises me. These kinds of situations slow everything down and waste time for everyone involved.

Appreciate you sharing all this, Vivan. Flipping definitely comes with its lessons, and it sounds like you handled a tough situation the best you could. That contractor delay is rough, especially with the extra holding costs. If the completion date was clearly in the contract, it might be worth talking to an attorney just to see what your options are. Even a formal letter can sometimes get them to come to the table.

As for the listing, I’ve been seeing the same thing lately. Showings have slowed down and buyers are being way more cautious. A five thousand drop might not be enough to make a big difference. Sometimes a fresh set of photos, small staging changes, or offering closing cost credits can help draw more interest without cutting too much into your return.

But honestly, you’ve got the right mindset. Learn from it, regroup, and go into the next one better prepared. Most people never even try, and you’ve already done that. If you ever want to talk numbers or funding options for the next one, feel free to reach out. Keep going!

Quote from @Erik Estrada:

Quote from @Deborah Wodell:

Hey BP fam – I’m working on a deal for a client looking to do a cash-out refinance on a unique rural property in Sanford, FL. It’s zoned A-1 agricultural, has a main SFR + a permitted ADU on-site and an RV.

Goal is to refi at 70-80% LTV, pay off a partner, and hold as a long-term rental. Property is rented with actual income of around $5,250/month (not including RV), with an appraisal in the $850K–$900K range.

Has anyone closed on a similar setup, or know a lender comfortable with this type of rural/ADU configuration?

I may have a someone for this. What is the Lot size? What is the square footage of the home and ADU?

• 5bed
• 3.5bath
• 2,697sqft
• 5.11acre lot

Hey Preeti! For out-of-state deals, it helps to build a local team you trust—like a realtor and contractor—so you don't need to visit all the time. Starting with land is usually harder for beginners; distressed homes are easier to finance and BRRRR. For HELOCs, check with local banks or credit unions—they often have better rates. You'll still need some cash for closing and holding costs. Let me know if you ever want to chat about funding!

Hey Marlene, congrats to you and your sisters! Love seeing families work together on projects like this.

If you're looking to scale and keep the momentum going, it might be worth looking into rehab funding that won’t overextend you. Some people use personal loans, 0% credit cards, or private money to finish the work while planning their refinance.

I work with lenders who fund this type of deal and can share a few options if you'd like.

Either way, you're on the right track. Keep the budget tight, run the numbers, and stay flexible. First BRRRRs are full of lessons, but you're doing great already. Keep it up!

Hey Mike! You're off to a solid start — love that you're learning and networking early on.

As you prep, spend time running the numbers on sample deals, checking comps, and figuring out your rehab/emergency budget. That’ll help narrow down which areas make sense for you financially.

Even just 30 mins a day analyzing properties or connecting with agents can go a long way. Let them know your VA loan plan, some may help with seller credits or lender referrals too.

Hey Jorge! Sounds like a solid project overall, and props to you for running the numbers already.

I get what you're aiming for with the $3,600 rent total, but I think what Stuart is trying to say is — without having a clearer estimate for the rehab of both units, it’s tough to make an informed decision. A $40K rehab budget split between two units might end up tight, especially if anything unexpected pops up (and let’s be real, that happens a lot 😅 — HVAC, plumbing, old wiring, etc).

Maybe a good middle ground: finish unit 1 first, and while that’s happening, get a more detailed scope/cost for unit 2. If the tenant is solid, paying on time, and not causing issues, it might be worth keeping them short-term while you build more cash reserves or financing options. But if you're trying to BRRRR and squeeze the most value and rental income out of the deal, a full rehab of both might make more sense — but only if the numbers still work after a full reno and possible higher holding costs.

Either way, you’re thinking through the right stuff. I’d just make sure your rehab budget is dialed in before committing either way. You don’t want to get halfway in and be stuck.

Good luck and keep us posted on how it plays out!

Hey Robert, sounds like a strong project — 84 units with value-add potential and a hands-on local operator is a solid combo. I work with several DSCR lenders (including some that are open to large multi-family) and might be able to help with financing options for the refi side or even connections on the equity front.