All Forum Posts by: Kyle O'Brien

Hey everyone,

I’ve noticed a lot of us here on BP talking about ways to scale faster; whether it’s raising capital, finding deals, or just keeping operations organized (I might have missed a few). One thing that keeps coming up is the need for a clean digital presence and systems that don’t eat up all your time.

That’s where my team at Brandacted comes in. We help real estate investors, agents, and small businesses with:

- Custom landing pages → fast, simple, and designed to convert leads (perfect for raising capital or capturing motivated sellers).
- Full websites → professional and SEO-friendly, so you stand out when people Google your name/business.
- AI automations → from chat/voice agents to follow-ups, to help you save time on repetitive tasks.

We keep it simple, fast, and affordable. Zero bloated agency fluff that I see all over social media.

If you’re curious, check out Brandacted.com. Each service page has a quick quote form where you can send us your project to make it come to life. Always happy to connect and chat if you want to bounce ideas around.

Best Regards,
Kyle O’Brien

I’ve heard and seen (BP Forums) that there is an advancement in AI tools being used in real estate lately, and I’m curious; especially as we’ve been helping investors use chat agents for handling inquiries, scheduling, and other repetitive tasks. I could be wrong about this, but as I am not investor myself, I would love to hear from others!

For investors managing multiple properties, what’s one process you think could be streamlined without losing that human touch or personal connection?

Best Regards,
Kyle

I did not realize copying and pasting messages to connect with/DM people was against BP rules. Is there a way to get my account unbanned so I can continue messaging and interacting with people? I understand there should be no self promoting for DMs.

I’ve been having a lot of conversations lately around investor outreach and thought this could be a helpful discussion for both lenders and investors in the space. For those of you actively flipping, BRRRRing, or working on small multifamily deals — how are you typically connecting with lenders you trust?

Do you reach out once a deal is under contract? Build relationships ahead of time? Go through brokers? Referrals?

And from the lending side — I’m curious what’s been working best lately for finding and connecting with serious investors. Are you doing direct outreach, social, local meetups, or relying on word-of-mouth? Personally, I support a lender that works nationwide and funds flips, rentals, new construction, and multifamily — and I’ve been exploring different ways to connect with the right operators who need capital and can actually close.

Would love to hear what’s working (or not working) for others — both lenders and investors.

Curious what people are seeing in terms of leverage on BRRRR acquisitions — especially when using short-term funds before a DSCR refi. Has anyone successfully acquired, rehabbed, and refi'd a deal with less than 20% of their own cash in? Not trying to over-leverage, just exploring what's still realistic in 2025.

For those building a multifamily portfolio: what's your strategy for acquiring 2–4 deals per year when you don't want to tie up all your cash in each one? Have you used higher leverage (bridge, DSCR), or partnered on deals to stay liquid? I'm curious how people are stacking projects while staying safe.

Been talking to a few active flippers lately, and the question keeps coming up: are lenders still doing 90% purchase + 100% rehab? Some say that kind of leverage has dried up, others say it depends on the deal. Curious what kind of terms people are getting on flips lately — and who’s actually delivering when it comes to fast closings + construction draws.

Appreciate you laying all this out — you're clearly managing things responsibly, and I totally get the frustration. It's wild how lenders will dismiss you based on DTI even when your rentals are cash-flowing and your profile is solid across the board.

The issue you're running into is super common: on paper, you look “high risk” to banks, but in reality, you’re a low-risk investor with strong income and positive cash flow.

I've worked with a few investors in similar situations who were able to keep scaling by using custom financing strategies that didn't get jammed up by DTI or BLOC repayment overlap. It usually comes down to structuring the deal smarter — not necessarily harder.

If you're open to it, I’d be happy to walk you through a few real-world scenarios where people were able to grow their portfolio without burning cash flow. Sometimes it’s about the right lender, not just the right loan.

Let me know — happy to help however I can

Ryan, seriously respect the move — diving in full-time is bold, and you’re clearly thinking things through the right way. House hacking is already a solid foundation.

From what you said, you’re in an excellent position: $50k liquid + a 401k you’re willing to leverage = you’ve got real buying power — the key now is just deploying it strategically.

I’ve worked closely with a few newer full-time flippers who were in a similar position — had the capital but weren’t sure whether to go all in with personal funds or use leverage to scale faster (i.e. hard/private money paired with a cushion of your own cash).

The right lender can walk that line with you — showing how to structure deals that protect your downside while still letting you move quickly. It’s not one-size-fits-all — and that’s where having a relationship-based lender makes all the difference versus the more rigid national options.

Happy to share what’s worked well for other first-time full-time flippers I’ve supported. DM me if you’d like to see a few examples or talk through deal structures — even just as a sounding board.

I’ve seen a few investors use Kiavi and other national lenders. They can work well for certain deals, especially if you’re doing volume and fit inside their box.

That said, for investors looking for more flexibility, speed, or one-on-one deal structuring, I’ve noticed a lot of people get better traction working with a relationship-based lender — someone who actually looks at your deal and finds a way to make it work (vs. just punching it into a system).

Happy to share what I’ve seen work recently and how a few investors I know were able to close faster or with better terms by going the personalized route. Feel free to DM if you’re open to comparing options.