Since you’ve got a few properties under different setups, an umbrella policy can act as a safety net if something major happens, like a big liability claim that goes beyond your normal insurance limits.

The key lesson: when the numbers are clear and the demand is strong, fast execution creates real momentum and profit.

For long term rentals I do not generally use month to month except in certain circumstances (example, once I had a property come available and was contacted by an agent for an insurance company who needed to place a family for 8 - 10 months while their fire damaged home was being repaired and were offering well above market value rent). 

I had a feeling something was going to go wrong when Jorge started to open up all these other Funds...to many irons in the fire I guess. 

They want to know you won’t blow the rehab budget, stall out, or panic when something goes sideways.Once I had one project under my belt with clean documentation, lenders stopped questioning my ARVs and started competing for my business.A few lessons from that first deal:• Show up with a real scope of work• Know your comps better than the lender• Bring a contractor who’s licensed, insured, and organized• Present the numbers like a business, not a hopeAfter that, funding becomes a systems game instead of a confidence test.

Just walk away from this mess and call it a lesson.

It’s just math and risk.Most of the homes investors buy off the MLS are properties that retail buyers can’t or won’t touch, outdated systems, safety issues, old roofs, bad layouts, deferred maintenance.

FIRE? 

All that equity is a safety net for any homeowner who finds themselves in a potential foreclosure situation.

Next step: confirm ARV and realistic rent for 77048, tighten the rehab to only what increases rent and safety, and line up a lender term sheet for both the rehab loan and the refi before you start.