Hey everyone, I'm Josh. I come from a go to market (sales) and ecommerce marketing background. I've been following the real-estate and wholesale scene for a bit, and think I finally want to put my go to market knowled...

We are currently 50 years old so we are getting into the game a little late.

The property serves the energy workforce market in the area.Property overview• 18 furnished units + manager residence• Built in 2017• Located in Pecos, TX• Workforce housing model (weekly/monthly rentals)• Stabilized operationsFinancials• Purchase price: $800,000• Recent third-party appraisal: $1,200,000• Trailing normalized NOI: ~$100,000• Annual revenue: ~$268,000So from a leverage standpoint, the deal is actually fairly conservative if viewed against value.Loan requestWe’ve been seeking:• Senior bridge loan: ~$520,000• 65% LTV of purchase price• Interest-only• 12–24 month term• Exit: refinance into long-term DSCR loan once stabilized furtherSeller structureSeller is flexible and willing to carry the remainder.Proposed structure:• Senior loan: $520K• Seller carry: $280K fully subordinatedSeller note terms could be:• principal-only monthly payment ($1,200–$1,500)• balloon at refinanceSo the deal itself works operationally.Where things get difficultWhat I’ve encountered talking to lenders:1️⃣ Most bridge lenders want borrower cash in the dealEven with seller carry, they want "skin in the game."2️⃣ Many lenders underwrite strictly off purchase price, not appraised value.3️⃣ Origination fees are extremely highTypical quotes I've received:• 12–14% interest• 5–6 points origination• 12-month term4️⃣ Some lenders require reserves ($100K+), which defeats the purpose of the structure.5️⃣ DSCR lenders generally say:“Come back after seasoning or after you own the asset.”The real gapThe deal works if the capital stack is:Senior loan: $520KSeller carry: $280KBut lenders are effectively asking for an additional $50K–$100K borrower cash injection, which is the piece I’m trying to solve.So my question to experienced investors:Where do people typically source that “gap” capital in deals like this?

What is the quickest way to get into the game?

Without a solid follow up game you're leaking deals & profit. 

Honestly the biggest game changer for me was tracking activity metrics, not just lead quality.

Tenants that know the game could pay you $100 every two weeks to continue delaying the eviction.

Making offers is a numbers game, always ensure you stick with prudent principles and not force anything just to make something happen. 

The West Valley including Buckeye, Goodyear, and Surprise still has room to run on price appreciation, and Pinal County is where smart money is quietly picking up entry-level rentals before the metro overflow fully arrives.A few niche angles worth explore: Phoenix STRs near Glendale and Peoria cash flow well off sports tourism year-round between the Cactus League, Cardinals games, and concert events at State Farm Stadium.

Real skin in the game is how deeply the sponsor's livelihood depends on their reputation.