All Forum Posts by: Denise Webster

I’ve noticed a shift in how a lot of investors are structuring deals lately. More people I talk to are looking for equity partners instead of going the traditional loan route — especially in this high-rate environment.

As someone who helps investors secure funding, I’m starting to feel more like a matchmaker than a broker. The focus isn’t just on capital — it’s on connection, collaboration, and finding the right strategic fit.

For those of you actively buying right now:

➡️ Are you still using loans, or leaning more into partnerships and JVs?
➡️ How are rising rates and overhead impacting your deal flow and decision-making?

Would love to hear how you’re navigating today’s landscape — and what’s working best for you.

I am an independent private money loan broker working to finance on a promising project. My client is an experienced developer who has completed 165+ homes and holds over $25M in land assets across multiple projects, including the following:

• Project: 336-Unit Condominium Complex

• Location: Sacramento County – Elk Grove area

• Stage: Infrastructure phase (wet/dry utilities, SWPPP, roads, curbs, gutters)

• Equity Position: $15M

• Capital Request: $3.85M to refinance an existing $2.2M loan and complete infrastructure

My client is seeking equity partners who see the long-term potential and want to participate in a portion of the after-construction value. Strong ROI is anticipated given the local demand and development scale, and we're open to creative structures, including equity or JV partnerships.

Unfortunately, many lenders have expressed hesitation due to California fire hazards, despite the fact that Elk Grove is NOT cited as a Fire Hazard Severity Zone. While the site is well-prepared and the infrastructure plan is strong, this environmental concern is affecting financing options.

Has anyone here funded or partnered on a project in a similar zone? I’d love to hear how you approached underwriting or structured your deal. If you're open to opportunities in this space —or have recommendations— we’d greatly appreciate your insights.

Feel free to reply here or DM me. Looking forward to connecting!

Hello, 

I am a broker, and would welcome an opportunity to talk with you. I’ve got a lender offering as low as 6.5%.

All the Best, 

Denise Webster 

Hello. For the green readers…. Please note to web-search, call, or goto your local county code enforcement division for applicable ordinances regarding “temporary signage”. 

Inquiry for the experienced bandit sign marketers….  Please share any lessons learned in placing signage. If you are a sign distributor, this is your chance to share why folk will appreciate your services ;).

—> Intersection or random green patch between residential streets?

—> Post next to realtor or competitor signage?

—> Size that produced for you small, medium, large, and/or billboard?

—> “Spots” that code enforcement mostly ignored?

(If/when you posted yourself….) Did you use an “authentic” bandit approach to minimize evil-eye from locals?

—> Placed on weekday or weekend?

—> Placed mornings, afternoons, after dark?

Thank you! 

Tree permits are required in City of Atlanta. So, in all cases, you are wise to check the county prior to cutting to avoid potential issues. I located my tree contractors via referral. Maybe check with local investors for their referrals.

I’m a data freak.... — Got a realtor who “knows” or has access to the current market for the area? — Maybe check Rentometer.com see if they have any info. — Go to Craigslist for similar rental properties in the area, and then call the owner for their take. — Maybe City-Data.com can give you insights to the categories of tenants you may expect.

Follow your numbers.... KNOW the percentage of return you need for profit, in the time-period most appropriate for you. (For me, the minimum would be 14% return of the amount of money used to purchase, renovate, and re-sell.) The key is that you define your financial return requirements, limitations, and expectations. Once you know the amount of return you want, THEN use that value to define how much money can be spent. 

As a side-note.... Ensure that you are not impacted by biased renovation "necessities". As I get 3-bids for renovation, I ask "why" ALOT. "Why do I need to spend $10K on plumbing?" Make sure the answer is clear and logical. The answers you receive from the 3-different contractors can (1) educate you for this project or the next, and (2) clarify a contractor's opinion versus what is an actual necessity.

I have noticed that most flips are not done to accommodate persons that use (no particular order) wheelchairs, low-height counters, access-ramps, handrails (hallways, bathrooms, et.al.), special sound-proofing (PTSD patients), and visually enclosed backyards (special-need dog care).  I wonder if this a market-niche that has been overlooked, especially considering the needs of the many returning veterans and their families, along with the many other folk encountering life challenges in their home. 

I can only assume that folk buy a "standard" home, and then spend money after to renovate. However, if I am demolishing a bath or kitchen, that would be the ideal time to make such adjustments, and offer those [many?] buyers an actual move-in-ready (for their need) home, correct? 

Please share your thoughts. All the Best.

Thanks @Nathan Gesner for your reply. I figured there had to be something, somewhere that could be provided in writing. Regrettably, it did not occur to me that I would need such terminology in the lease. Unfortunately, the BPO can back ridiculously low. As I presented my dispute of the assess value, they said they want to get a 2nd BPO. 

However, now, the tenant is refusing to allow me entry in claim that I have violated her rights. Under Georgia statue, I can only access the premise without permission in cases of emergency. So basically, I'm limited in doing any further appraisals on this property, and use the equity, until the tenant is out of the house in February 2018. I'm deeply frustrated. Any thoughts? 

I am currently refinancing my rental property. The appraiser came on site, and stated that they required pictures to be taken for the mortgage lender. My tenant has a home studio, and is worried about pictures of their equipment floating out in the web. What would be a viable way to assuage their concerns? Is there a privacy statement somewhere that I should/could get? Would this simply be part of my rights as a landlord to take pictures?