But got the same lines from her . 

I’m writing more offers, asking for real discounts, and pairing two-option offers—clean cash close or financed with terms—while keeping creative tools ready like seller finance or rate buydowns.

I’ve been working on a simple underwriting tool for small investors who don’t want to spend an hour in Excel every time they look at a property.Here’s how it works:Drop in the basics (price, rent, expenses, loan terms)In 30 seconds, it spits out NOI, Cap Rate, DSCR, Cash-on-Cash, and a simple traffic-light recommendation (Green / Yellow / Red)You get a clean one-page summary you can actually use to make a quick “go/no-go” callI’m testing it out with real investors now.

Yes, we’re seeing a similar lift: more motivated sellers, faster DOM on clean listings, and deeper discounts when you lead with cash or tight terms.

Even if they are in the same area, your team still has to go across town from property to property to clean them, often on the same peak days of the week.

In addition to the notice that is on the back of the application regarding "renting as is, no additional cleaning or repairs without written approval of PM" and other caveats, I also explain the actual process, basic factors for approval, the documentation they need to provide, cost and payment method for application and for move in should they be approved.If they have not followed all of the instructions, people with poor attitude and that are non-compliant are not a protected class  under fair housing, and they may be disqualified.

That keeps things safe, legal, and clean for everyone.

When it comes to structuring a deal, most developers focus on the capital gap — but lenders focus on readiness.Over the last few years, I’ve noticed that deals move faster (and get better terms) when the borrower has a clean due diligence stack ready before approaching mezzanine or bridge lenders.Here’s a quick checklist we use internally before structuring mezzanine capital between $1M–$100M+ :✅ Updated project financials✅ Detailed pro forma with realistic DSCR assumptions✅ Rent roll or trailing 12-month P&L✅ Capital stack breakdown showing senior + subordinate layers✅ Clear exit or refinance planHaving these ready builds lender confidence and speeds up funding timelines.💡 Curious — for those of you who’ve raised mezzanine or bridge capital recently:What’s one document or metric lenders focused on the most during your due diligence?

That’s why it’s so important to consult a specialist early on and keep clean, detailed books from the start.Thanks so much for your breakdown on this and happy to connect with both of you.

-A line in your lease that says “furnishings are included as-is.”It’s not overkill — it’s just a small step that saves a lot of headaches down the road, especially with furnished leases where wear and tear can get subjective fast.