All Forum Posts by: Stanley Yeldell

Hey BP fam,

I’m a broker and I talk with a lot of new investors who feel like they’re “stuck” until they have 50–100K saved. But I’ve also seen people make real moves with much less — around $10–15K — especially in notes, partnerships, or creative financing plays.

I’m curious — for those of you who started with a smaller amount, what strategy did you use? And what would you avoid if you were starting over today?

I’ve been having more conversations with investors about raising private capital, and I’m curious how folks on the lending side are approaching things in the current market.

For those of you who lend privately:

-What's your comfort zone on LTV these days?

-Are you leaning more toward shorter-term deals (12–24 months), or still open to longer notes?

-Have higher rates changed how you structure deals or what returns you look for?

Would love to hear how others are navigating it , both from the borrower and lender perspective.

Referrals from happy lenders – Word of mouth has been the biggest multiplier I’ve seen. When an investor is happy with their returns and the communication/safety, ask if they’ve got friends or colleagues who might also be interested. Wealthy people tend to hang out with other wealthy people.

You're right, most DSCR lenders set a $100K (sometimes $150K) minimum. It's not really about the borrower—it's because smaller loans aren't as profitable once you factor in underwriting, servicing, and securitization costs. Some local banks, portfolio lenders, or small-balance commercial products may go below that, but they're harder to find.

Hey BP fam,

I’ve got a couple SFHs that are under market right now. Great tenants, long-term, pay on time, no headaches. The issue is my expenses have gone up and I’m basically leaving around $2,200 a month on the table by not raising rents.

Here’s where I’m stuck:

• I don’t want to lose good tenants.

• WA requires 60 days’ notice and we’re heading into fall/winter — worried about vacancy if they decide to move.

• On the other hand, I’ll eventually be retiring and need the extra income to cover expenses.

So my question is — how do you all approach raising rents without pushing good tenants out? Do you raise gradually every year, do a bigger bump every few years, or just rip off the bandaid and set it to market?

Would love to hear how others handle it.

Thanks!

If you've already got the purchase funds lined up, a few investors I know have bridged smaller rehab budgets by using local credit unions (often more flexible than big banks), short-term personal loans, or even a 0% APR credit card for 12–18 months—just make sure the repayment timeline works. In smaller markets, I've also seen success pairing with a local partner who fronts the rehab in exchange for a small equity share or fixed return once the property is refinanced or sold.

It sounds like you’ve got a solid track record and deal flow—two big hurdles already covered. Many private lenders I know expand their capital base through consistent relationship-building at high-net-worth networking events, local business owner meetups, and niche investor groups (beyond just REIAs). Some also host small “deal lunch & learn” sessions where they share past deal case studies to build trust. It’s less about the hard pitch and more about creating a space where potential partners can see your lending model in action.

Given the equity you have, your situation is more about finding the right short-term funding source than proving the deal makes sense. In cases like this, I've seen owners connect with local private lenders or small investment groups who are open to asset-based lending—especially when the LTV is very low. You might also check with local real estate investor associations (REIAs) in Brooklyn; many have members who fund smaller, fast-turnaround projects like yours.

Hi Clayton,

I’ve seen that $250k range trip up a lot of investors lately — banks tend to avoid that size on commercial, but there are still a few niche lenders who’ll do bridge or cash-out refis there, even with tighter limits. I can share some options I’ve come across that might fit what you’re looking for.

Hi Whitney,

Interesting scenario — I’ve seen a few investors structure low or no-money-down deals by getting creative with equity and contract terms, even when most banks say “no.” Happy to share some approaches I’ve seen work and what lenders typically need to make it happen.