All Forum Posts by: Stanley Yeldell

Great question, Gary — partnering as a new investor can be a smart way to scale, especially if you're handling the value-add work.

Here are a few common structures to consider:

🔹 Equity Split: A common model is 50/50 if one partner brings the money and the other brings the deal + sweat equity. If you're also putting in some funds or managing the rehab, you could justify a larger share (e.g., 60/40 or 70/30 in your favor).

🔹 Debt Partner: If your partner just wants passive income, you can structure it as a private loan instead. Example: 10–12% annual interest, paid monthly or in a balloon at sale/refi. This keeps things cleaner and avoids equity entanglements.

🔹 Hybrid: You could also offer preferred returns (e.g., 8% annual), and split profits above that 50/50. That gives them downside protection and you upside incentive.

For amortization, most private partners don't expect a traditional schedule — but you could model one if you’re paying monthly. Use simple amortization tools online to lay it out (e.g., $50k over 5 years at 10% = ~$1,062/mo).

Always use a written agreement, ideally with legal review, and secure their funds with a promissory note and lien if possible. That helps build long-term trust and protects everyone.

Happy to share templates or walk through deal numbers if you need! 👊

Great question, Marcus — being prepared is a huge step toward building trust with private lenders, especially when you're new.

Here’s a simple breakdown of what to include in a deal presentation folder (digital or physical):

✅ Executive Summary – A 1-page overview: the property address, purchase price, rehab budget, ARV, loan request, and exit strategy.

✅ The Deal Numbers – Include a breakdown of:

Purchase price

Estimated rehab costs (line-item budget is even better)

After-repair value (with comps)

Your profit projections

✅ Photos – Before photos, neighborhood shots, and sample finish ideas if you have them. Visuals help a lot.

✅ Comparable Sales (Comps) – At least 3 similar recently sold properties nearby to support your ARV.

✅ Experience & Team – Briefly describe your background and who’s on your team (contractor, agent, mentor, etc.). If this is your first deal, highlight any relevant skills and involvement in past projects (even shadowing someone).

✅ Funding Request – Be specific: how much you’re asking, what it will be used for, the proposed interest rate/terms, and how the lender is secured (1st lien, 2nd lien, etc.).

✅ Exit Strategy – Explain how you plan to repay them: flip and sell, BRRRR refinance, etc.

It doesn’t need to be fancy — just clear, organized, and confident. You’re offering them a chance to earn solid returns with a deal that’s backed by real estate — so present it like a business opportunity.

If you'd like, I have a simple template I can share or walk you through — happy to help! 👊

Congrats, Jacob! It’s great that you’ve already got hands-on experience — that goes a long way, even if this is your first deal under your own name.

Your numbers look solid, and that ARV-to-cost spread is strong. Based on the location, size advantage, and proven comp data, yes — this is definitely fundable, even as a first-timer.

Here are a few options you could explore:

🔹 Hard Money Lenders – Many will go up to 85-90% of purchase + 100% of rehab if the deal supports it. You'll just need to show your experience (even as part of a team), and a clear exit plan.

🔹 Private Money Lenders (PMLs) – These can be more flexible and relationship-driven. If you’ve got skin in the game or a track record via your brother-in-law, many private lenders would consider it.

🔹 JV Equity Partner – Consider bringing in a capital partner for down payment and rehab in exchange for a share of profits. You bring the deal + experience, they bring funding.

If you’ve got a lender packet or deal summary put together, that’s a great first step to share with potential lenders.

If you'd like, feel free to DM — I’m a lender and also know several others active in FL who work with newer investors on solid deals like this.

You’re closer than you think — don’t let the “first deal” stigma stop you from pushing this forward 👊

Great post, Nick—you're not alone in feeling this pinch. That first deal is the hardest, especially when the upfront capital expectations from lenders feel like a brick wall.

💡 Creative Capital Stack Ideas:

Private Money Partner – Look for someone who funds the down payment/rehab in exchange for interest or a percentage of profits. This is how many investors do their first few flips. You do the legwork, they fund the deal. Win-win.

Gap Funding – Some lenders will cover 70-80%, and a private lender (family/friend/network) can cover the rest. Structuring the second position right is key.

Wholesale First – If you're close on your numbers and confident in your acquisition strategy, wholesaling a couple deals can build your capital fast and help build lender trust.

JV with Experienced Investor – Bring the deal, manage the rehab, and offer to split the profits with someone who's done it before. Many investors are open if the numbers are solid and you're hungry.

And you're right: those “no money down” gurus often skip the messy middle—but the good news is, you’re already doing the hard part: educating yourself and analyzing real deals.

Feel free to DM if you want to brainstorm more—I'm in lending and also happy to refer you to legit gap funding resources.

You’ve got this 💪

Hey Kelly, love the slow flipping model—super smart in the right markets.

Most DSCR lenders have minimum loan amounts between $50K–$100K, so sub-$30K is definitely tough. That said, a few portfolio lenders, credit unions, or community banks in the local market might be more flexible, especially if you can show consistent income from the land contracts.

Another option: bundle 2–3 of your performing notes and refi with a blanket DSCR loan, if the combined value meets the lender's minimum.

Also worth connecting with private lenders open to low-balance long-term rentals—they’re usually more flexible on loan size and structure.

Would you be open to creative financing or JV structures on future deals? I fund deals and may have some ideas to bridge this gap.

Great to see you scaling, Laurent! Once you own a few properties, leveraging equity or collateral becomes a smart next step to fuel growth.

Here are a few ways to approach it:

🔁 Options to Use Existing Properties as Collateral:

HELOC or Cash-Out Refi (on current properties)

Ideal if LTV is low and rates make sense

Gives you flexible funds for down payments or rehab

Cross-Collateralization

Some private lenders or portfolio lenders will let you pledge equity from one property as collateral on the next

Can help minimize or eliminate your cash down payment

Private Lending

More flexible than banks, and often faster

Great for short-term bridge financing or flips

Look for lenders who can structure deals creatively (e.g., equity rollovers, deferred payments)

DSCR Loans

If buying rentals, DSCR loans don't use your W-2 income, just the property's income

Can pair well with private funds for down payment

If you’re exploring non-bank lending routes, I’m a private lender and broker—happy to chat about how we can structure something with less out-of-pocket capital. Would you like to connect?

Congrats on getting that first flip done, Dave—that’s a huge step forward. When it comes to building your rental portfolio, there are several financing options to consider, each with its own pros and cons depending on your goals and credit/income profile:

Loan Types to Explore for Rentals:

DSCR Loans (Debt Service Coverage Ratio)

Based on the property’s income, not your personal income

Great for investors scaling up quickly

Often 20-25% down, 30-year terms, minimal doc

Works well for long-term buy and holds

Hard Money Loans

Short-term, interest-only, ideal for BRRRR strategy

Use to acquire and rehab, then refinance

Quick to close, but higher rates (10–12% typical)

Conventional Investment Loans

Lower rates, but stricter requirements (W-2 income, DTI, etc.)

Capped around 10 properties per borrower (Fannie/Freddie limit)

Private Money

Flexible terms from individuals with capital

Can be cheaper/faster than hard money if relationship is strong

Ideal for deals that don’t fit the box

Portfolio Loans

From local or regional banks

Can bundle multiple rentals under one note

Less rigid underwriting than conventional

Commercial Loans

If buying 5+ units, you’ll need multifamily/commercial financing

Based more on property performance than personal finances

If you're leaning toward hard money for acquisition + rehab, I’m happy to connect you with a few reputable lenders or private sources depending on your market.

Let me know your location and goals—happy to share more specific options.

Hi Andrew, great question—always smart to do your due diligence before working with any lender, especially in the private lending space.

I’m a private money lender and broker myself, and here are a few red flags to watch out for with any lending site or offer:

✅ Upfront Fees – Be cautious if they ask for large fees before issuing a loan. Legitimate lenders typically deduct fees at closing.

✅ No Verifiable Track Record – If you can’t find real investor testimonials, active deals, or public loan records, proceed carefully.

✅ Non-personalized Communication – Generic or overly scripted emails (especially with grammar issues) can be a red flag for scams.

✅ Wire Transfers to Individuals – Never send money to a personal account—loans should be handled through escrow or closing attorneys.

I haven’t personally worked with Breclaw, but if you’d like help vetting the lender or comparing with others I know, feel free to reach out. Better safe than sorry when it comes to your deal capital!

Great question, Val! As both a private money lender and a broker, I’ve seen these three challenges come up most often:

Trust & Credibility – New investors often struggle to prove they’re “lendable” without experience or a solid track record. A clear scope of work, budget, and exit strategy go a long way.

Clear Terms & Expectations – Many deals fall apart due to misaligned terms (e.g., unclear timelines, repayment plans, or equity splits). Having professional docs like a note, deed of trust, or JV agreement is key.

Speed vs. Due Diligence – When deals move fast, borrowers want capital yesterday—but private lenders need time to evaluate risk. Balancing urgency with proper vetting is tricky but essential.

Would love to hear what others are running into—and happy to collaborate or share templates I use if helpful!

Great question, Christina! A good rule of thumb: if you can drop your rate by at least 1%, it’s usually worth exploring—especially if you plan to hold the property long-term.

But it’s not just about the rate—here are a few things to factor in:

🔹 Closing Costs – Know your breakeven point (how many months it’ll take for the lower payment to cover the refi costs).

🔹 Loan Term – If you’re going from a 30-year to a 20 or 15-year loan, even with a lower rate, your monthly payment may rise.

🔹 Cash-Out Option – If your property has appreciated, a refi might let you pull equity to fund more deals.

🔹 DSCR Refi – For rentals, a DSCR refinance (based on rent, not income) could be a smooth option if the numbers work.

If you can get under 6.25% with decent terms, many investors I work with are pulling the trigger right now. Let me know if you want help running the numbers or comparing lenders—I’m also a broker and PML.