All Forum Posts by: Derek Simkins

@Camden Lowrance we can provide rehab loans and a seamless cash out after you're done

Seems like a DSCR situation. Some lenders I work with wouldn't need an appraisal at all.

Here's what I use. Doesn't calculate taxes because we don't pay taxes (Love my tax strategist 🙏)

https://docs.google.com/spreadsheets/d/1iJNg41AYynm0Xl7GkNWl...

Where is this located?

There are loans out there that would finance 100% purchase and 100% of the rehab for something like this, even with being in a historic district. These can be done with potentially no credit or experience required, though it helps.

Also, do you have any experience? (doesn't necessarily need to be on a HUD)

Quote from @Mike Klarman:

Most Hard Money lenders do not go 100% costs on projects. Some do and if they do they have hard and fast guidelines in max loan amount being 65%/70% of ARV. So your 100% criteria must fall in that 65% project cost bucket or else you don't get the 100%.

For the Buy and Rehab portions of the BRRRR, a personal private money relationship works best that will pick up 100% of the costs and even let you roll the payments into the back.

I doubt any property found on market would classify for a 100% financing opportunity.  Those opportunities come in the secondary markets and they usually are cash buys with quick closes so hard money sometimes does not work.

I just really caution anyone using Hard Money and plucking off the MLS. I'm yet to see that strategy work more than a one-off.

And as far as lenders out there, not really sure why people do not just use the big box national lenders until they meet the right people.  Lots of people come to the boards complaining about off beat lenders I never heard of and 99% of the time you're dealing with brokers not lenders anyway.

Roc Capital

Kiavi

Easy Street Capital 

RCN Capital

I've closed bridge loans with all of the above.  National outfits.  No funny business.  No sketchy business practices.  That's not to say I never had a loan go sideways, I did.  But that's business.  It's usually because of title/insurance/credit & b.g./Borrower embellished on the app/and sometimes markets change amidst a loan or guidelines change amidst a loan and the UW team changes terms.  I've had that happen as well.  But never anything like you desfribed.

Flip and Fast Loans definitely seems like a scam based off of their requests and borrowers experiences.

I did want to let people know that not all 100% financing is a scam. Mike is spot on here. I have an asset-based lender that will fund 100% purchase and 100% rehab at <70% LTV, no credit or experience needed. The borrower is still required to bring 3 points and closing costs to closing but NEVER required to wire money before that, EVER. I also like them because they really value the relationships they have with their borrowers unlike most of the big box lenders.

Good HMLs are out there, you just need to network a bunch to find them 😁

Thanks for reaching out! I agree that the city is awesome but for the specific product the lenders don't like to be there. Would love to connect and refer the Chicago borrowers to you 🙂

Please grab a time on my calendar HERE!

@James McGovern great question! It all depends on the effort you want to put in and the impact you want to make on American families.

The opportunity of your dollar might be higher with a flip, especially with our 100% financing for flips and ground-up construction.

On the other hand, I like to let my dollar work for me since my return on TIME is much, much greater that way.

Also, these people have begged loan modification companies to work with them to stay in the home to no avail, so we give them the opportunity of a lifetime to stay where they want to be.


I did not grab any recordings but I'm more than happy to jump on a call to discuss!

Tired of jumping through hoops for funding?

I work with a relationship-based lender who makes fix & flip and ground-up construction loans fast, simple, and stress-free.

✅ No experience or credit needed

✅ No virtual assistants, call centers or endless loan applications—just one call to the decision-maker

✅ No appraisals—just photos and a desktop review

✅ Up to 70% LTV = 100% purchase + rehab funded

✅ Fast draws—send pics, get paid

✅ Rates start at 12% and improve as you build trust

✅ Help if your project hits a snag—no trigger-happy foreclosures

✅ DSCR loans available for easy long-term hold options

All loans stay in-house, and funding can happen in as little as 3 days.

You’ll need to show some reserves for the draws and pay 3 points and $1495 origination fee at closing. Typically need to keep the loan in the <$500K range and anything over that is case-by case. Note: no lending in CA, SC, FL, ND, SD, Chicago, or Detroit.

Ready to work with a lender who actually wants to see you succeed?

Shoot me a message with the property address, purchase price, rehab/construction cost, and ARV with comps to get started.

Let’s make it happen.

https://blinq.me/E0h9MznLjlja?bs=db

I'm hosting a Google Meet at 4:00 EST to go over how you can lend on real assets, help Americans keep their homes from foreclosure AND make substantial returns by doing so.

You don't want to miss this opportunity if you have some lazy money sitting around, retirement accounts not doing squat, or already lending on real estate for sub-par returns. Let that money work harder for you!

https://meet.google.com/aab-jtwn-hdt

Or dial: ‪(US) +1 347-704-2071‬ PIN: ‪814 434 562‬#

More phone numbers: https://tel.meet/aab-jtwn-hdt?pin=6021015256135

Newbies and Seasoned Investors,

Tired of jumping through hoops for funding?

I work with a relationship-based lender who makes fix & flip and ground-up construction loans fast, simple, and stress-free.

✅ No experience or credit needed

✅ No VAs or endless forms—just one call to the decision-maker

✅ No appraisals—just photos and a desktop review

✅ Up to 70% LTV = 100% purchase + rehab funded

✅ Fast draws—send pics, get paid

✅ Rates start at 12% and improve as you build trust

✅ Help if your project hits a snag—no trigger-happy foreclosures

✅ DSCR loans available for easy long-term hold options

All loans stay in-house, and funding can happen in as little as 3 days.

You’ll need to show reserves (typically <$500K) and note: no lending in SC, ND, SD, FL, Chicago, or Detroit.

Ready to work with a lender who actually wants to see you succeed?

Shoot me a message with the property address, purchase price, rehab/construction cost, and ARV with comps.

Let’s make it happen.

https://blinq.me/E0h9MznLjlja?bs=db