All Forum Posts by: Roland S.

When you're flipping a property, every dollar and day counts. Flooring is one of the first things buyers notice—yet it's often one of the easiest upgrades to get wrong (or overspend on). As a hard money lender to Austin's top flippers, we've seen the flooring strategies that work—and those that eat into profit. Here’s your flooring cheat sheet to keep costs low, timelines tight, and buyers impressed:

✅ 1. Go LVP or Go Home

Luxury Vinyl Plank (LVP) is the MVP of flip floors.

🪵 Benefits: Waterproof, scratch-resistant, and stylish—perfect for rentals and flips.

💰 Cost: $2–$4/sq ft installed (vs. hardwood at $5–$10+).

📦 Tip: Buy in bulk from discount wholesalers to trim even more from your rehab budget.

✅ 2. Skip Tile in Living Spaces

🧽 Tile = more labor and time. Reserve it for kitchens and baths.

📆 Time-Saver: LVP and laminate install faster and keep your schedule on track.

👷‍♂️ Pro Tip: Use pre-mixed grout and larger tiles (12x24) to reduce labor time in tile zones.

✅ 3. Replace Carpet Strategically

🧼 New carpet is fine in secondary bedrooms—it's fast and cheap.

💲 Average install cost: $1.50–$2.50/sq ft

👣 Stick to neutral colors (gray or beige) and avoid plush or shag.

✅ 4. Match Floors for Visual Flow

🧩 Choppy flooring looks cheap.

🔗 Choose one consistent style across the main living areas to make the home feel larger and more cohesive.

✅ 5. Demo Smart

🔨 Don’t over-demo! Sometimes new floors can go over existing ones (like LVP over tile or laminate over vinyl).

⏱️ Saves time, money, and avoids structural surprises.

📊 Real Stats for the Win: According to Remodeling Magazine's 2023 Cost vs. Value Report, midrange flooring upgrades can recoup up to 70–80% ROI on resale value. That's a smart flip move.

Final Thoughts:

Floors don't have to break your budget—or timeline. Prioritize fast installs, visual consistency, and material ROI. For investors using private money lenders in Austin TX like Longhorn Funding, flooring is one of the best places to add value without overspending.

Hey @Alfredo Cardenas 

You're right to protect those sub -4% rates—especially the 2.8%. Refinancing into today's higher rates would eat away at your monthly cash flow and long-term equity. A HELOC on investment properties can be done, but it's not offered by most traditional banks, especially with current lending constraints. You may have to explore portfolio lenders, credit unions, or private lenders that specialize in investment property lines of credit.

A few thoughts that might help:

Yes, HELOCs on rentals are possible, especially with strong equity and good credit like you have. Florida tends to have more options than Texas due to Texas' stricter lending laws on homesteads, but non-owner-occupied HELOCs are still available in both states—you just need to find the right lender.

Some private money lenders and hard money lenders (like us at Longhorn Funding) offer flexible credit-line-type products or interest-only bridge loans secured by the equity in your investment properties. These can be structured with no prepayment penalty and draw-as-needed flexibility, which sounds like what you're looking for.

If your rental income is solid and you have strong equity, you may also consider a blanket loan or cross-collateralization to tap multiple properties for one flexible facility. That could give you the access to capital you need to launch the business without giving up those low rates.

Bottom line: You’re in a strong position. Your equity and experience can work for you—you just may need to go beyond traditional banks to get the flexible product you’re looking for.

Highly recommend Longhorn Funding Hard Money Lender in Austin TX. Private Money loans for real estate investors. @Celso Rodriguez Longhorn-Funding.com 

1. 🚫 Skimping on Quality to Save Costs

Low-grade windows may save money upfront, but they lead to higher utility bills, poor insulation, and faster wear. ENERGY STAR-rated windows can save investors up to $465/year in energy costs, according to the U.S. Department of Energy. Choose durable, energy-efficient models that appeal to today’s buyers.

2. 📏 Wrong Measurements = Lost Time & Money

One of the most common mistakes: measuring the window frame incorrectly. Even a ¼ inch off can delay your project by weeks. Always double-check measurements, and when in doubt, have a professional verify. Reorders and delays cost you holding fees and investor confidence.

3. 🧰 DIY Installations Without Experience

Sure, it looks easy on YouTube—but improper installation can cause air leaks, water damage, and void manufacturer warranties. Always hire licensed, experienced contractors, especially when timelines and exit strategies matter.

4. 💧 Ignoring Water Barrier Systems

Flashing tape, sill pans, and sealants are non-negotiable. Missing or poorly applied barriers lead to water intrusion and mold—two words every investor dreads. Waterproofing failures can wipe out your rehab profit and destroy lender trust.

5. 📋 Failing to Meet Local Code or HOA Requirements

Window upgrades may trigger code upgrades, especially for egress in bedrooms or historical district guidelines. Always check city code and pull permits when needed. Non-compliance can result in fines, required redos, or even delays in your closing.

Pro Tip for Investors:

Include window quality and installation requirements in your scope-of-work planning. It’s a small detail that can protect your capital—and you will attract the top hard money lenders for your funding needs!

When it comes to real estate investing, skipping a thorough property inspection can cost you thousands—or worse, sink your entire deal. Whether you’re flipping, renting, or lending, knowing exactly what you’re getting into is non-negotiable. A smart inspection process protects your investment and gives you the leverage you need during negotiations. Here’s a step-by-step guide to conducting a professional-level property inspection:

1. Start with the Big Picture 🏡🔍

Before diving into details, walk the entire property. Look for visible signs of trouble: cracks in the foundation, sagging roofs, uneven floors, or water pooling around the exterior. These issues can hint at larger (and more expensive) underlying problems.

Tip: According to the American Society of Home Inspectors (ASHI), foundation issues can cost between $5,000 to $20,000 to fix—spotting early is critical.

2. Check Major Systems First ⚡🔥💧

Focus on the systems that cost the most to repair or replace:

• Roof 🏠 – Look for missing shingles, soft spots, and leaks.
• HVAC ❄️🔥 – Test the air conditioning and heating systems.
• Plumbing 🚰 – Check water pressure, look under sinks for leaks, and test all toilets and drains.
• Electrical 💡 – Ensure outlets, switches, and circuit breakers are functional and properly labeled.

Pro Tip: A full HVAC replacement can run $7,000–$12,000 — always confirm the system’s age and maintenance history.

3. Investigate Interior and Exterior Details 🛠️🚪

Inside the property:

• Open every door and window 🚪🪟
• Inspect walls for cracks or signs of water damage 🧱💧
• Look at flooring for warping or excessive wear 🪵

Outside the property:

• Examine siding, grading, and drainage 🏡🌧️
• Inspect the driveway and sidewalks for major cracks 🛣️🚶‍♂️

Fun Fact: Water intrusion is one of the top reasons properties deteriorate over time. Good grading can prevent 90% of moisture issues.

4. Look Beyond Cosmetic Fixes 🎨👀

Fresh paint and new flooring are nice, but they could also be covering bigger problems. Always inspect areas like the attic, basement, and crawl space if available—they often tell the real story.

5. Bring in the Experts 🧑‍🔧📝

If you suspect serious issues, don’t guess—hire a professional inspector, structural engineer, or specialized contractor. Spending a few hundred dollars now can save you tens of thousands later.

Final Thought:

A detailed property inspection isn’t just a box to check—it’s a vital investment step. Be thorough, document everything with photos and notes, and always have a clear estimate of potential repair costs before you finalize any deal.

Longhorn Funding is a lender who specializes in funding smart, well-researched real estate investments. Want to learn more about protecting your next deal? Contact us today for your hard money loan!

@Kristi Kandel Sounds like a huge value for your clients! I know how tough utility coordination can be, especially in places like CA where timelines already feel tight. Having a dedicated dry utility division must really help streamline things. Always great to connect with professionals who are solving real pain points in development. Appreciate you jumping in here, Kristi. Glad we could connect here.    :)

What is a Lien?

A lien is a legal claim or hold on a property by a creditor until a debt is paid. There are several types of liens, but the most common ones real estate investors encounter are:

• Mortgage liens – the lender’s legal interest in the property until the loan is paid off.
• Tax liens – placed by the IRS or local taxing authorities for unpaid taxes.
• Mechanic’s or contractor’s liens – filed by contractors or suppliers who haven’t been paid for work or materials.
• Judgment liens – imposed by courts after a lawsuit judgment.

Why Liens Matter to Investors

When you buy or fund a property, any outstanding lien can:

• Prevent a clean title transfer
• Delay closings
• Eat into your profits (or worse, lead to litigation)
• Result in unexpected payouts to settle debts

Even if the borrower or seller claims the title is “clear,” liens can exist without their full knowledge—especially mechanic’s liens, which may be recorded days or even weeks after a contractor dispute.

How to Protect Yourself

✅ 1. Always Require a Title Search and Title Insurance
A professional title company can uncover any existing liens on a property. Title insurance protects you in case any liens are discovered after the purchase. Never skip this step—it's your first line of defense.

✅ 2. Use Lien Waivers on Rehab and Construction Projects
If you’re funding or managing a rehab, require signed lien waivers from contractors and suppliers with each draw request. This helps prevent future mechanic’s liens. Consider using conditional waivers before payment, and unconditional waivers after payment.

✅ 3. Stay Current on Property Taxes
Tax liens are first-position liens, which means they can jump ahead of your mortgage or hard money loan. Always verify tax payments are up to date—especially when working with distressed properties.

✅ 4. Understand How Priority Works
Liens are prioritized by the date they're recorded. The earlier the recording, the higher the priority. If a lien has higher priority than yours, you could lose your position in a foreclosure scenario.

✅ 5. Perform a Final Title Check Before Closing
Just because a title search was done early in escrow doesn’t mean nothing’s changed. Request a final title check the day before or morning of closing to make sure no last-minute liens have popped up.

✅ 6. Consider Public Records Monitoring Tools
Some title companies and real estate services offer lien monitoring, alerting you if a lien is filed against a property you own or are funding. This is especially useful for long rehab timelines.

Real Data to Consider

According to a study by ATTOM Data Solutions, 1 in 10 properties nationwide has at least one lien or encumbrance on record. In many distressed markets, the number is even higher. In Texas, county tax liens and mechanic’s liens are especially common due to aggressive collection policies and busy construction activity.

Bottom Line

Liens aren’t just legal nuisances—they’re potential deal-breakers. But with the right processes in place, you can navigate them like a pro and protect your bottom line. Longhorn Funding is a private money lender who enjoys helping you navigate these crucial aspects of real estate. Give us a call!

For real estate investors, developers, and flippers, utility hookups can feel like a behind-the-scenes nuisance—until they delay your entire project. Whether you’re breaking ground on a new build or rehabbing a property with outdated infrastructure, navigating utility connections for water, sewer, electricity, and gas is critical to staying on schedule and within budget. Here’s how to get ahead of the game:

🕒 1. Start Early

📞 Call utility providers before closing. Utility installations often take 30–90 days and may require site plans, permits, and scheduling coordination. Early planning avoids costly downtime.

🧭 2. Know Your Jurisdiction

🏙️ Are you within city limits, a MUD (Municipal Utility District), or a rural co-op? Each has different rules, processes, and timelines. Call the planning office or look up GIS maps to verify.

💸 3. Budget for Fees

Fees vary wildly, but here’s what to expect:

💧 Water/Sewer Tap: $2,000–$10,000+

⚡ Electrical Service: $1,000–$5,000+

🔥 Gas Line Setup: ~$1,000+

Also factor in trenching, easement costs, or service line extensions. Always build a buffer into your rehab or development budget.

🛠️ 4. Coordinate with Your GC

👷 Your General Contractor should know the utility layout and schedule stub-outs early—especially before pouring foundation.

💡 Delays here often cause knock-on effects with inspections and progress milestones.

📄 5. Track the Permits

📝 Utility hookups often require separate permits, trench inspections, and 811 Call Before You Dig coordination. A missed permit or failed inspection can freeze your jobsite for weeks.

💼 Consider hiring a permit expediter if the municipality is slow or hard to navigate.

💡 Bottom Line:

Utility planning isn’t glamorous—but it can save you weeks of delay and thousands in carrying costs. If you’re a developer, flipper, or investor doing ground-up builds or heavy rehabs, include utility coordination in your due diligence checklist from day one. Check with your private money lender to see if they can offer any valuable insights for you!

If you're a real estate investor, your ability to find deals and raise capital depends on smart visibility—but you don’t need a massive budget. Here are 5 low-cost marketing tactics that actually move the needle (without the fluff).

1. 🎤 Be a Guest on Local Podcasts or Niche YouTube Channels

This is one of the most underrated strategies out there.
Reach out to local real estate podcasts, YouTubers, or small business creators in your market and offer to share your journey, a recent project, or lessons learned. These platforms are always looking for fresh content—and this gives you instant credibility, evergreen exposure, and free backlinks.

✅ Pro Tip: Search "[your city] real estate podcast" or "[market] real estate YouTube" and start making connections.

2. 🏘️ Drive for Dollars + Digital Follow-Up

Old-school still works. Spend 1–2 hours a week driving neighborhoods and noting distressed properties. Then use tools like PropStream, DealMachine, or even county tax records to find owners and follow up via email, postcard, or phone.

✅ Bonus: Batch your follow-ups using ChatGPT to write custom messages.

3. 💌 Use a Simple Email Newsletter

Start a monthly or bi-weekly update with deal recaps, before/afters, lessons learned, or private lending opportunities. Use Mailchimp or MailerLite for free up to 500–1,000 contacts.

✅ Stat: Email has a 4400% ROI according to Campaign Monitor—no, that’s not a typo.

4. 🗣️ Host a Local Investor Meetup (Even at a Coffee Shop)

You don’t need to rent a hotel ballroom—just invite a few local agents, wholesalers, or contractors to coffee or a brewery.

✅ Getting face-to-face builds your deal pipeline and private lender relationships faster than any email blast.

5. 📍 Claim & Optimize Your Google Business Profile

If you're doing deals locally, this is a must. Create a Google Business page, add your website, location, and project photos. It helps you appear in local search results when people Google things like “sell my house fast” or “real estate investor near me.”

✅ It’s free, and results build over time!

💡 Final Thoughts:

Visibility doesn’t require a big budget—it requires smart, consistent actions. Start with one or two of these and layer up. Consistency > Budget. You don’t need to outspend everyone—you just need to outshow, outreach, and outfollow-up. As your Texas Private Money Lender, we at Longhorn Funding would be happy to partner with you to reach the success you want!

Timing is everything in real estate—especially when it comes to picking the right neighborhood. Whether you're a fix-and-flipper, developer, or BRRRR investor, identifying growth potential early can mean the difference between average returns & a home run deal. Here are 5 actionable signs a neighborhood is primed for takeoff:

1. Rising Permits & Renovations

Check the local city’s building permit data. An uptick in residential or commercial permits signals investor and developer confidence. A neighborhood with dumpsters, construction crews, and new plumbing permits is one in transition.

✅ Action Step: Visit your city’s online permitting portal or use tools like BuildZoom to track building activity.

2. Increasing Sale Prices & Falling DOM (Days on Market)

Rising average sales prices and a shrinking time on market indicate buyer demand. These are leading indicators, not lagging ones.

✅ Action Step: Use Redfin or MLS comps to track 6-12 month price trends and DOM shifts.

3. Influx of New Businesses & Retail

When you start seeing boutique coffee shops, breweries, coworking spaces, and national retailers (think Starbucks, Chipotle, or Trader Joe’s), the area is on investors' radar.

✅ Pro Tip: Check for new business licenses filed with the city or scan Google Maps for new or coming-soon businesses.

4. Demographic Shifts

Young professionals, artists, and remote workers moving into older neighborhoods often signal gentrification in progress. Pay attention to the “creative class” and affordability-driven migration.

✅ Action Step: Use U.S. Census tools or NeighborhoodScout.com to check shifts in income, age, and education levels.

5. Infrastructure Investment

New transit lines, road upgrades, greenways, and public park funding are often a precursor to private investment. These improvements can dramatically boost property values.

✅ Action Step: Visit your city or county planning department’s website for upcoming capital improvement projects.

📈 Real Data Snapshot (Austin, TX 2024)

According to Zillow and Redfin, neighborhoods near future Project Connect light rail stops have seen home values rise 8–12% faster than surrounding areas in just 24 months. Transit drives growth—follow the tracks.

🧠 Final Thoughts

The earlier you identify a neighborhood on the upswing, the more upside you capture. Don’t rely on gut feeling—let the data guide you. Evaluate key trends, track local permits, study retail movements, and ride the wave before it breaks. Let Longhorn Funding, your Austin Hard Money Lender help you out in determining property values!