All Forum Posts by: Steve Theobald

Ready to trade 6% landlord returns for ~12% APY, fully passive, in Utah’s thriving flip market?

I work with many of Utah’s top-vetted flippers to deliver low-risk, high-reward deals.

Here’s the deal:

• Proven Track Record: 77 loans closed over 4 years, zero defaults, $22M loaned, and my business has doubled annually, thanks to rigorous vetting of experienced flippers.
• High Returns: Average loan of $300K for 6 months returns ~$18,000 at 12% annualized return.
• Rock-Solid Safety: First-lien position, ≤75% LTV, title and hazard insurance required. Funds go straight to title companies—I never touch the money.
• 100% Passive: No tenants, no rehabs—just steady returns after the flip sells.
• Who’s Behind This? I’m a dual-licensed real estate broker and mortgage lender (NMLS# 2451629) with 30 personal flips and 250+ investor-focused deals since 2006. My 8 current lenders, including former CEOs and attorneys, trust me to keep their money safe and profitable.
• Flexible Funding: Use liquid funds or self-directed IRAs/401(k)s.

DM me for performance stats, terms, and due diligence docs. Serious, accredited investors only ($200K+ annual income or $1M+ net worth, excluding primary residence). Happy to share proof of all claims with serious inquiries.

Steve Theobald, Influent Real Estate & Lifestyle Lending

I may have first-position lien funds for your next Utah SFR flip under $300k:

• SFR.  Single Family Residences only.  No rentals.  No developments.  No land.
• Utah only.  No deals in other states.
• First lien position only.  No second position loans.
• 80% to 90% loan-to-purchase depending on experience.
• Rehab funds available.
• $300k max loan
• 10% to 12% interest, depending on experience.
• 1 to 2 points, depending on experience.
• Business loans only.  No loans to private parties.
• Vacant properties only.  No occupied residence loans.

Availability of funds not guaranteed.

Please fill out this form:  

We look forward to helping you.

Influent Investing, LLC, Utah

You didn't specifically mention the exit strategy, so here goes:

1) As an investment for a rental, 100% all in if the numbers look good.

2) As a flip, even with the set-back you have just eliminated about 30% of the potential buyers because they have kids under 8 years old.

3) As a personal residence, with a big set-back like that-- go for it.

Best hoarder pic I have seen.  At least with the others I have seen there have been walking paths.   Here you need to bring skis.  LOL.

FYI regarding meth --   By the way, even though meth that has been fully remediated does NOT have to be disclosed in Utah, I still see realtors disclosing it in the public and agent comments sections.  But it comes back to bite.  

I have had investor clients who were very interested in buying a trashed house, but then backed out when they saw that the misguided agent put "has meth" in the comments. Why did they get spooked? They got scared about the history on the MLS.

The MLS history never goes away.  The MLS told me that the "meth" comments can never be removed even if a home has been certified clean by the state after a registered meth company cleans it. Say what??? Yep. And this is really unfortunate.

What happens when a future potential buyer sees the past MLS history because their Realtor is a diligent one? I bet 19/20 buyers would say "pass" if they knew there had been meth.

Ooops. Sale lost! My rehabber clients did not want to take the risk of the MLS history screwing up their future sale, so they found another house to remodel.

So I asked the MLS how to disclose an active meth contamination without impacting the history and they said "Add an attachment to the MLS. This attachment will not be presented when the history is pulled."  

Problem solved.

Keep up the great flips.

I love seeing success stories like this.  Great work.  Keep it up.

Hi Brad.  Candidly, since I wrote that, things have only gotten TIGHTER in Utah.  I think we need a good shakeup in the market, LOL.  However, (1) The Federal Reserve will announce their decision on inter-bank lending rates tomorrow and anything goes - although I think it will remain unchanged.  (2) Californians (of which I am one) continue to flee the Golden State in record numbers and can buy 2x to 3x the house here for the same money, so I don't see any price declines here soon.  Also, a carpet guy I talked to said they are at least 2 years behind in their orders.  Also, we are running out of land.  Also, people keep having babies.  Get the message?  (3) The business climate only seems to improve here.  So don't be waiting around for a price drop.  I see very few price reductions daily here right now.

Your plan to house hack is AWESOME. Living in the basement and renting the upstairs will make the prices and the rents almost irrelevant. You will get an awesome FHA loan with a low rate and after 1 year you can get move out and move on the next one a do it again. But don't stop with the basement. Consider a full duplex or triplex or fourplex after talking with your lender. Let's put this game on the fast-track!

@Tyler Rowland  I am sure the $20k we paid in MD was on a percentage basis, but we were not in a crazy rich part of town.  But I think it is a slippery slope indeed.

I was pretty amazed that 75% of people don't get it that that self-reporting form is optional and it WILL be used against their wallets.

https://www.deseret.com/2019/8/18/20802340/home-prices-nondisclosure-tom-brady-zillow-taxes

I had the opportunity to share my views with a reporter about the "non-disclosure" status of home sales prices in Utah.  I think the reporter did a good job reporting from various vantage points.  (It is pretty stressful wondering for many days what will be permanently recorded for all to read, not knowing if it will be favorable or even accurate!)

The reporter found me here on BP after she read my previous blog post on the topic:  
https://www.biggerpockets.com/member-blogs/8070/51492-why-is-zillow-so-far-off-in-utah-what-is-a-non-disclosure-state

What are your thoughts about the non-disclusure status of Utah?  

Zillow denies it, but another broker I talked with suggested they are behind the push to get all states to have open free data.  Who knows?

@Spencer P.  I have heard it mentioned several times, but I will try to dig it up.